Popular Residential Areas in Johor Bahru (JB): Long-Term Investment & Living Guide (2026)

Why Johor Bahru Is Strong for Long-Term Property Investment

1) Cross-border economy drives real demand

Johor Bahru benefits structurally from its proximity to Singapore, with demand supported by cross-border workers, manufacturers, logistics operators, and service industries.
Malaysia’s economy expanded by around 4.9% in 2025, reinforcing demand for housing in strategic border cities such as JB.
Johor remains one of the key contributors to national economic output.

2) Property market recovery is measured, not speculative

The Malaysia House Price Index (MHPI) Q2 2025 (preliminary) recorded 227.3 points (+0.7% YoY), reflecting a gradual and controlled recovery rather than speculative overheating—particularly relevant for JB, which previously experienced supply-driven cycles.

3) Rental demand supported by industry + Singapore linkage

Johor’s rental market is anchored by:

• Singapore-linked workforce

• Industrial and logistics employment

• Education and medical tourism

This produces practical rental demand, especially in well-connected residential zones.

4) Interest rate environment supports affordability filtering

Bank Negara Malaysia’s OPR at 2.75% (6 Nov 2025) supports affordability for owner-occupiers while naturally filtering speculative demand—favourable for long-term investors focused on sustainable yields.

5) Infrastructure catalysts: RTS Link & Iskandar development

The Johor Bahru–Singapore RTS Link, targeted for completion by end-2026, is a major structural catalyst, expected to reshape commuting patterns and residential demand near JB city and Iskandar corridors.

Iskandar Puteri (Flagship Long-Term Growth Corridor)

Why this area works for “long-hold”

• Master-planned economic zone backed by government policy

• Strong presence of education hubs, industrial parks, and data centres

• Positioned for medium-to-long term capital growth, not short-term flipping

Best for

• Long-term investors

• Families and professionals working in Iskandar or Singapore-linked industries

Connectivity + CBD access

• Linked via Second Link Expressway

• Direct access to Singapore (Tuas)

• Internal connectivity within Iskandar Malaysia

Lifestyle / amenities

• International schools and universities

• Healthcare facilities

• Theme parks and large-scale retail

Typical property types

• Mid-to-upper segment condos

• Gated-and-guarded landed homes

Commonly searched projects (examples)

Teega Suites • Afiniti Residences • Horizon Hills • East Ledang

FAQ

• Is it suitable for rental? Yes, mainly long-term family and professional tenants

• Freehold vs Leasehold? Both available (project-specific)

• Capital growth profile? Medium-to-long term driven by infrastructure and policy

Mount Austin: Owner-Occupier + Rental Liquidity Zone

Why this area works for “live-in + rent”

Mount Austin is one of JB’s most liquid residential markets, supported by:

• Dense amenities

• Strong owner-occupier base

• Consistent rental demand

Best for

• Young families

• First-time buyers

• Investors seeking stable occupancy

Connectivity + CBD access

• Tebrau Highway

• Easy access to JB City and industrial zones

Lifestyle / amenities

• Shopping malls

• Cafés and lifestyle clusters

• Private medical facilities

Typical property types

• Mid-range condos

• Townhouses and landed homes

Commonly searched projects (examples)

Parc Regency • Greenfield Regency • Austin Heights Residences

FAQ

• Rental demand? Strong and consistent

• Buyer profile? Mainly owner-occupiers

• Price volatility? Lower than speculative zones

Tebrau Corridor: Practical Living With Scale

Why this area fits “value + scale”

• Large residential catchment

• Balanced pricing relative to JB city core

• Strong linkage to employment zones

Best for

• Middle-income families

• Budget-conscious investors

Connectivity + CBD access

• Jalan Tebrau

• Access to industrial and commercial districts

Lifestyle / amenities

• Major shopping malls

• Schools and healthcare

Typical property types

• High-rise residential

• Terrace houses

Commonly searched projects (examples)

Tebrau City Residences • Molek Regency • Adda Heights

FAQ

• Liquidity? Good due to large demand base

• Rental profile? Families and industrial workers

• Growth outlook? Stable, usage-driven

Danga Bay: JB Waterfront Premium Play

Why this area fits “premium long-term positioning”

• Waterfront location near JB city

• Targeted at upper-income buyers and lifestyle-driven tenants

• Sensitive to market cycles but strong for long-term quality assets

Best for

• Premium investors

• Lifestyle-focused owner-occupiers

Connectivity + CBD access

• Near JB City Centre

• Connected to major highways

Lifestyle / amenities

• Waterfront promenade

• Mixed-use developments

Typical property types

• High-rise luxury condos

• Limited landed supply

Commonly searched projects (examples)

Country Garden Danga Bay • R&F Princess Cove (nearby)

FAQ

• Rental demand? Premium segment, project-dependent

• Risk profile? Higher volatility, higher upside

• Suitable for short-term speculation? Not recommended

References

1. Reuters. (16 January 2026). Malaysia’s economy grew 5.7% year-on-year in Q4 2025; full-year 2025 growth estimated at around 4.9%. Reuters Asia-Pacific Economic Report.

2. Department of Statistics Malaysia (DOSM). (2024). Gross Domestic Product (GDP) by State 2024. Official national statistics publication, including Johor and Kuala Lumpur state-level growth data.

3. National Property Information Centre (NAPIC), Jabatan Penilaian dan Perkhidmatan Harta (JPPH). (2025). Malaysia House Price Index (MHPI), Q1–Q2 2025 (Preliminary).
   Key indicators referenced include MHPI level (227.3 points), year-on-year growth (+0.7%), and national average high-rise residential prices.

4. Bank Negara Malaysia (BNM). (6 November 2025). Monetary Policy Decision: Overnight Policy Rate (OPR).
   Official announcement confirming OPR at 2.75%.

5. RTS Link Project Office (Malaysia–Singapore). (2024–2025). Johor Bahru–Singapore Rapid Transit System (RTS Link): Project Overview and Development Updates.
   Publicly released project information regarding construction progress and targeted completion timeline.

References

🔗Reuters. (16 January 2026).
Malaysia’s economy grew 5.7% year-on-year in Q4 2025; full-year 2025 growth estimated at around 4.9%.
Reuters Asia-Pacific Economic Report.

(Referenced for national-level macroeconomic GDP growth trends and full-year growth estimates.)

Department of Statistics Malaysia (DOSM). (2024).
Gross Domestic Product (GDP) by State 2024.
Official national statistics publication.
🔗 https://www.dosm.gov.my
🔗 https://www.dosm.gov.my/portal-main/release-content/gross-domestic-product-gdp-by-state

(Used to substantiate Johor’s role as a major economic state and its state-level contribution to national GDP.)

National Property Information Centre (NAPIC),
Jabatan Penilaian dan Perkhidmatan Harta (JPPH). (2025).
Malaysia House Price Index (MHPI), Q1–Q2 2025 (Preliminary).
🔗 https://napic.jpph.gov.my
🔗 https://napic.jpph.gov.my/portal/web/guest/publication

(Used to reference the MHPI level of 227.3 points, year-on-year growth of +0.7%, and the indication of a non-speculative market recovery.)

Bank Negara Malaysia (BNM). (6 November 2025).
Monetary Policy Decision: Overnight Policy Rate (OPR).
🔗 https://www.bnm.gov.my/monetary-policy
🔗 https://www.bnm.gov.my/monetary-policy-statement

(Official confirmation of the Overnight Policy Rate (OPR) at 2.75%.)

RTS Link Project Office (Malaysia–Singapore). (2024–2025).
Johor Bahru–Singapore Rapid Transit System (RTS Link):
Project Overview and Development Updates.

🔗Malaysia (MRT Corp):

🔗Singapore (Land Transport Authority – LTA):

(Used to confirm the project status and the targeted completion timeline by end-2026.)