# Johor landed homes: What's attracting Singaporean buyers and what they should know - **Source:** EdgeProp Singapore - **Published:** 2026-10-21T00:00:00.000Z - **Author:** Fiona Lam - **Original:** https://www.edgeprop.sg/property-news/johor-landed-homes-whats-attracting-singaporean-buyers-and-what-they-should-know - **Topics:** Private Residential, Transactions & Deals, Investment & Capital Markets ## Featured rationale Stronger landed-home appreciation and shrinking completed inventory signal healthy absorption and constrained supply, which may support prices and attract Singaporean retirement or second-home buyers. ## AI summary Johor terraced-house prices rose 7.2% annually from 2016 to 2025, versus 1.9% for high-rise homes, while Johor Bahru’s unsold completed stock fell to 307 units. ## Original article Johor's landed housing market has recorded substantial growth over the past decade, supported by the Malaysian state's expanding economy, rising investments and improving connectivity with Singapore. These factors and trends are adding to interest in Johor's residential property market, including among Singaporeans considering landed homes across the Causeway for retirement or as a second residence. The opportunities in Johor's property market and what Singaporean buyers should know before making a purchase were explored at a two-day event in Singapore organised by JLand Group (JLG) and EdgeProp Singapore on Oct 17 and 18. Read also: What's moving the market: Singapore's biggest property deals and hottest searches (Oct 16) The event featured presentations by Ng Ming Yang, property research analyst at EdgeProp Singapore; Vincent Kek, sales manager, JLG; Chan Fei Loong, senior partner, Lim Soh & Goonting Advocates & Solicitors; and Ryan Khoo, co-founder and director, Alpha Marketing. They covered topics including Johor Bahru's economic and property market outlook, the appeal of landed homes to Singaporean buyers, JLG's Sanubari development at Bandar Dato' Onn, and the legal requirements and considerations for foreign purchasers. The discussions also explored how retirement plans, the Malaysian ringgit and the upcoming Johor Bahru–Singapore Rapid Transit System (RTS) Link could influence interest in the market. Audience members also took the opportunity to engage the speakers in lively question-and-answer exchanges during each session. Strong economic growth, deepening integration with Singapore Johor's residential market has benefited from the state's economic expansion, with the state’s real gross domestic product growth outpacing Malaysia's national average in recent years. In his analysis of the property market, Ng from EdgeProp Singapore highlighted Johor’s economic performance and the stronger price growth recorded by landed homes compared with high-rise properties. Read also: What's moving the market: Singapore's biggest property deals and hottest searches (Oct 9) The state’s economy grew 8% in 2025, outpacing the nationwide 5.2%, according to data from the Department of Statistics Malaysia. Johor also attracted the highest investments across all states last year — surpassing the likes of Selangor, Kuala Lumpur and Penang — and made up 26% of the country’s total approved investments. Of this, foreign direct investment accounted for a large share for Johor, totalling RM60.52 billion ($18.97 billion), compared to RM35.06 billion or less for the other three. "It shows that international companies have confidence in Johor," said Ng. "Global tech firms such as Nvidia, Microsoft and ByteDance are choosing to set up data centres there, and the state is also attracting investments in other high-tech industries such as manufacturing and semiconductors." Moreover, Johor and Singapore are set to become more integrated amid bilateral commitments, namely the upcoming Rapid Transit System (RTS) Link, and the Johor-Singapore Special Economic Zone. Connectivity in particular will be a catalyst, with the RTS Link expected to open in February 2027, improving travel between Johor Bahru and Singapore. Read also: Sanubari Phase 4A brings smart, spacious landed living to Bandar Dato' Onn "The RTS offers more certainty in terms of travel time," Ng said. "That's quite crucial because you can start going beyond the Johor Bahru city centre and go somewhere less dense, with more peace and quiet." Terraced homes outperform high-rise properties Meanwhile, Johor's landed housing market has performed more strongly than its non-landed or high-rise residential segment. Prices of terraced houses in the state have grown by 7.2% annually from 2016 to 2025, increasing every year including during the Covid-19 pandemic. In contrast, prices of high-rise homes have lagged, rising by 1.9% annually over the past decade. They only recovered to pre-pandemic levels in 2025. Within Johor, its capital city Johor Bahru and Kulai exhibited the highest terraced property price growth during the last 10 years, at compound annual growth rates (CAGR) of 9.3% and 8% respectively. The supply picture also differs: terraced houses in Johor face far less incoming supply than high-rise units, relative to existing stock. In Johor Bahru, the number of unsold, completed terraced houses has been declining steadily over the past five years, shrinking from 1,150 in 2021 to 307 in 2025. “The supply of terraced homes in Johor is tight, and there’s quite a healthy absorption,” Ng noted. Freehold landed homes in an established township For prospective buyers in Singapore, the appeal of Johor's landed housing market often depends on the location, surrounding amenities and type of homes available. At the event, Kek from JLG introduced Sanubari, a freehold landed residential development within the group's established 1,474-acre (597ha) Bandar Dato' Onn township in Johor Bahru. The 762-unit project's latest release, Phase 4A, comprises 105 double-storey terraced houses, each with four bedrooms and four bathrooms and spanning built-up areas of 2,160 sq ft. They offer space for larger households, including families and those considering a second home in Johor. Prices range from about RM1.3 million to RM1.95 million. The freehold properties carry individual titles, as opposed to strata titles, and sit on either corner or intermediate lots measuring 20 feet by 70 feet (6.1m by 21.3m). Kek noted that the first three phases of the project are fully sold, with the launch of the final Phase 4B, comprising 117 units, targeted for the end of this year. Sanubari “blends nature, technology, community and personal space”, which fosters wellbeing and purpose, he added. Buyers are attracted to the project’s community-focused design, active lifestyle facilities, smart home automation system, as well as ample green spaces and landscaped areas. The homes are equipped with rooftop solar panels, can be fitted with EV charger points and come with parking for two to three cars. Residents can enjoy an exclusive clubhouse, pool and central park. In the vicinity are Aeon Mall and Fairview International School, with healthcare accessible at the KPJ Bandar Dato’ Onn Specialist Hospital, highlighted Kek. Unlike newer projects in relatively undeveloped locations, Sanubari in Bandar Dato' Onn is nestled within a “very mature” suburban area of Johor Bahru, he added. It sits near other established residential and commercial townships including Taman Mount Austin, Taman Daya, Taman Setia Indah and Bandar Jaya Putra. Bandar Dato’ Onn has 5,827 existing and committed residential units thus far, and is well-connected with convenient access to the surrounding neighbourhoods and the North-South Expressway. JLG’s plans for Bandar Dato' Onn go further than Sanubari. The township will also include the upcoming Calmore Estate and Calmore Hills developments, which are projected to bring onstream 6,101 units. What Singaporeans should know before buying Johor's landed homes may appeal to Singaporeans considering a second residence or looking to retire across the Causeway. However, prospective buyers need to be aware of the restrictions and requirements governing foreign property ownership in Malaysia, including those specific to Johor. Chan of Malaysian law firm Lim Soh & Goonting outlined the key legal and procedural considerations for Singaporean buyers. These included stamp duty, real property gain tax, eligible property types, inheritance, key contractual terms when purchasing residential properties, reselling in the future, Bumiputera release lots, and ownership restrictions. One of the key rules in Johor is the state’s minimum purchase threshold of RM1 million for foreign buyers, Chan highlighted. Among landed residential properties in Johor, Singaporeans can purchase terraced, cluster, semi-detached and detached houses that are two storeys or higher, as well as vacant bungalow lots, though foreign ownership quotas and state consent requirements apply. Chan also delved into the sale and purchase agreement as well as the respective obligations of developers and purchasers for new-launch units. As for the Malaysia My Second Home (MM2H) initiative, he explained that it is not mandatory before buying any property in the country, though a property purchase is required when applying for the programme. MM2H is a long-term residency initiative by the Malaysian government for foreigners. For buyers unfamiliar with the property market in Johor and Malaysia, these requirements are important to understand before entering into a transaction. Retirees, ringgit and RTS Lifestyle preferences and retirement aspirations are also influencing Singaporeans’ keen interest in Johor Bahru, with the city’s proximity to Singapore and lower living costs among the factors fuelling demand for homes across the Causeway. Khoo of Alpha Marketing focused on three key drivers of Johor Bahru's real estate market: retirement, the Malaysian ringgit and the upcoming RTS Link. Retirement in Johor Bahru is attractive to Singaporeans for a few reasons, including the numerous cultural similarities. "Many things in Malaysia are familiar because we have similar foods and languages," Khoo noted. He reckoned Singapore's ageing population will likely contribute to demand and more residents would want to retire across the border, where living expenses are generally relatively lower given the strength of the Singapore dollar. Johor Bahru's access to retiree-friendly leisure activities and services is also a strength. "Malaysia is a big country with a large hinterland and forests. If you stay there, you can very easily reach places like Sabah, Malacca and Kuala Lumpur," Khoo said. The geographical proximity is another reason Johor Bahru appeals, and improved connectivity with the upcoming RTS Link is set to make cross-border living even more feasible. For Singaporeans retiring or spending part of their time in Johor Bahru, the short distance allows them to travel between the two cities frequently without the need for air travel. They can maintain their social and family ties in Singapore while enjoying the lifestyle across the Causeway. Khoo gave an example of grandparents who could be spending most of their retirement in Johor Bahru while making regular trips back to Singapore to visit their children and grandchildren. "You can go to Johor Bahru in the morning to have your dim sum and walk around, and return to Singapore by night to play mahjong with your friends. The next day, you may head to Johor Bahru again for a dental appointment and then come back to Singapore to see your children." He described this as "effectively living in two cities" and having the best of both worlds. That said, he also encouraged prospective buyers to assess their requirements, intended use of a property and their reasons for wanting to purchase it. They ought to consider questions such as: Will you drive in Malaysia? How will you manage the property? Who will live with you? How will you enjoy your home and the neighbourhood? When will you need to exit? Whether buying a home to live in or as an investment, Singaporeans will need to weigh the potential benefits of owning property in Johor against the responsibilities and practicalities involved. ## Chinese translation > Translation model: grok_cli ### 柔佛有地住宅：什么在吸引新加坡买家，以及他们应当了解什么 专家探讨不断上升的房产价值、趋势、RTS及法律要求，并提供面向购房者、退休人士和投资者的见解。 过去十年，柔佛有地住宅市场录得显著增长，支撑因素包括这个马来西亚州属不断扩大的经济、不断增加的投资，以及与新加坡之间持续改善的连通性。 这些因素和趋势正进一步提升人们对柔佛住宅房产市场的兴趣，其中也包括考虑在新柔长堤对岸购置有地住宅、用于退休或作为第二居所的新加坡人。 柔佛房产市场的机遇，以及新加坡买家在购买前应了解的事项，在JLand Group（JLG）与EdgeProp Singapore于10月17日和18日在新加坡举办的一场为期两天的活动中进行了探讨。 另请阅读：什么在推动市场：新加坡最大房产交易与最热门搜索（10月16日） 活动的演讲者包括：EdgeProp Singapore房产研究分析师Ng Ming Yang；JLG销售经理Vincent Kek；Lim Soh & Goonting Advocates & Solicitors高级合伙人Chan Fei Loong；以及Alpha Marketing联合创始人兼董事Ryan Khoo。 他们涵盖的议题包括新山的经济与房产市场前景、有地住宅对新加坡买家的吸引力、JLG位于Bandar Dato' Onn的Sanubari项目，以及外国购买者的法律要求与考量事项。 讨论还探讨了退休计划、马来西亚令吉，以及即将开通的新山－新加坡快速交通系统（RTS）连接线，可能会如何影响市场兴趣。 观众也借此机会，在每个环节中与演讲者进行了热烈的问答交流。 强劲的经济增长，与新加坡的融合不断深化 柔佛住宅市场受益于该州经济扩张，近年来该州实际国内生产总值增速超过了马来西亚的全国平均水平。 EdgeProp Singapore的Ng在分析房产市场时，着重指出柔佛的经济表现，以及有地住宅相较高层物业所录得的更强价格涨幅。 另请阅读：什么在推动市场：新加坡最大房产交易与最热门搜索（10月9日） 根据马来西亚统计局的数据，该州经济在2025年增长8%，高于全国5.2%的增速。 柔佛去年吸引的投资额亦为各州最高——超过雪兰莪、吉隆坡和槟城等地——并占全国获批投资总额的26%。 其中，外商直接投资占柔佛的很大份额，总额达605.2亿令吉（189.7亿新元），另外三者则为350.6亿令吉或更低。 Ng说：“这表明国际企业对柔佛有信心。” “英伟达（Nvidia）、微软（Microsoft）和字节跳动（ByteDance）等全球科技公司正选择在当地设立数据中心，该州也在吸引制造业和半导体等其他高科技产业的投资。” 此外，在双边承诺的推动下，柔佛与新加坡将进一步融合，具体包括即将开通的快速交通系统（RTS）连接线，以及柔佛－新加坡经济特区。 连通性尤其将成为催化剂。RTS连接线预计于2027年2月开通，将改善新山与新加坡之间的往来。 另请阅读：Sanubari第4A期为Bandar Dato' Onn带来智能、宽敞的有地生活 Ng说：“RTS在行程时间上提供了更高的确定性。这一点相当关键，因为你可以开始走出新山市中心，前往密度更低、更宁静的地方。” 排屋表现优于高层物业 与此同时，柔佛有地住宅市场的表现强于其非有地或高层住宅板块。 该州排屋价格从2016年至2025年每年增长7.2%，包括Covid-19疫情期间在内，每年都在上涨。 相比之下，高层住宅价格增长滞后，过去十年每年上升1.9%，直到2025年才恢复至疫情前水平。 在柔佛州内，其首府新山和古来在过去10年录得最高的排屋价格涨幅，复合年增长率（CAGR）分别为9.3%和8%。 供应格局也有所不同：相对于现有存量，柔佛排屋面临的未来新增供应远少于高层单位。 在新山，已竣工且未售出的排屋数量在过去五年一直稳步下降，从2021年的1,150套减至2025年的307套。 Ng指出：“柔佛排屋供应紧张，吸纳情况也相当健康。” 成熟镇区内的永久地契有地住宅 对新加坡的潜在买家而言，柔佛有地住宅市场的吸引力往往取决于地点、周边配套以及可购住宅的类型。 活动上，JLG的Kek介绍了Sanubari。这是一个永久地契有地住宅项目，位于集团在新山已发展成熟、占地1,474英亩（597公顷）的Bandar Dato' Onn镇区内。 这个共762个单位的项目最新推出的是第4A期，包括105栋双层排屋，每栋设四间卧室和四间浴室，建筑面积为2,160平方英尺。 这些住宅为较大的家庭提供空间，包括家庭住户，以及考虑在柔佛购置第二居所的人士。 价格大约从130万令吉至195万令吉。 这些永久地契物业持有个别地契，而不是分层地契，并坐落在角头地或中间地上，地块尺寸为20英尺乘70英尺（6.1米乘21.3米）。 Kek指出，项目前三期已全部售罄，最后一期第4B期共117个单位，推出目标为今年年底。 他补充说，Sanubari“融合自然、科技、社区与个人空间”，从而促进福祉与目标感。 买家被该项目以社区为核心的设计、活跃生活方式设施、智能家居自动化系统，以及充足的绿地和景观区域所吸引。 这些住宅配备屋顶太阳能电池板，可加装电动车充电点，并配有两至三个车位。住户可享用专属会所、泳池和中央公园。 Kek强调，附近有Aeon Mall和Fairview International School，也可前往KPJ Bandar Dato' Onn Specialist Hospital获得医疗服务。 他补充说，与位于相对未开发地段的较新项目不同，Bandar Dato' Onn的Sanubari坐落在新山一片“非常成熟”的郊区之中。 它邻近其他已经成熟的住宅和商业镇区，包括Taman Mount Austin、Taman Daya、Taman Setia Indah和Bandar Jaya Putra。 Bandar Dato' Onn迄今已有5,827个现有及已承诺的住宅单位，交通便捷，可方便通往周边邻里以及南北大道。 JLG对Bandar Dato' Onn的规划并不止于Sanubari。该镇区还将纳入即将推出的Calmore Estate和Calmore Hills项目，预计将推出6,101个单位。 新加坡人购房前应了解的事项 柔佛有地住宅或许会吸引考虑购置第二居所，或希望到新柔长堤对岸退休的新加坡人。 不过，潜在买家需要了解马来西亚对外国人拥有房产的限制与要求，包括柔佛特有的规定。 马来西亚律师事务所Lim Soh & Goonting的Chan，概述了新加坡买家需要注意的关键法律与程序事项。 这些事项包括印花税、房地产盈利税、符合资格的物业类型、继承、购买住宅物业时的关键合约条款、未来转售、土著（Bumiputera）释放单位，以及所有权限制。 Chan强调，柔佛的关键规定之一，是外国买家的最低购买门槛为100万令吉。 在柔佛的有地住宅中，新加坡人可以购买两层或以上的排屋、集群屋、半独立式洋房和独立式洋房，以及空置的独立式洋房地段，但外国人拥有权配额和州政府同意要求仍然适用。 Chan还深入讲解了买卖合约，以及发展商与买方在新推出单位方面各自的义务。 至于马来西亚第二家园（Malaysia My Second Home，MM2H）计划，他解释说，在该国购买任何房产之前，参加该计划并非强制要求；不过，申请该计划时则必须购买房产。MM2H是马来西亚政府为外国人设立的长期居留计划。 对于不熟悉柔佛及马来西亚房产市场的买家来说，在进行交易之前了解这些要求很重要。 退休人士、令吉与RTS 生活方式偏好和退休愿望也在影响新加坡人对新山的浓厚兴趣，该市邻近新加坡以及较低的生活成本，都是推高新柔长堤对岸住宅需求的因素之一。 Alpha Marketing的Khoo聚焦于新山房地产市场的三大关键驱动因素：退休、马来西亚令吉，以及即将开通的RTS连接线。 在新山退休对新加坡人具有吸引力，原因有几个，其中包括诸多文化相似之处。Khoo指出：“马来西亚的许多事物让人感到熟悉，因为我们有相似的食物和语言。” 他估计，新加坡人口老龄化很可能会带动需求，也会有更多居民希望到边境对岸退休；鉴于新元强势，那里的生活开支总体上相对较低。 新山便于获得适合退休人士的休闲活动和服务，这也是一项优势。 Khoo说：“马来西亚是一个大国，拥有广袤的内陆腹地和森林。如果你住在那里，可以很容易到达沙巴、马六甲和吉隆坡等地。” 地理上的邻近是新山具有吸引力的另一个原因，而即将开通的RTS连接线所带来的连通性改善，将使跨境生活变得更加可行。 对于在新山退休或把一部分时间花在新山的新加坡人而言，较短的距离使他们可以频繁往返两座城市，而不必乘坐飞机。 他们可以维持在新加坡的社交和家庭联系，同时享受新柔长堤对岸的生活方式。 Khoo举例说，祖父母可以把退休生活的大部分时间花在新山，同时定期返回新加坡探望子女和孙辈。 “你可以早上去新山吃点心、四处走走，晚上返回新加坡和朋友打麻将。第二天，你可能会再去新山看牙医，然后回到新加坡看望孩子。” 他将此描述为“实际上生活在两座城市”，并能两全其美。 尽管如此，他也鼓励潜在买家评估自身需求、房产的预期用途，以及想要购买的原因。 他们应当考虑诸如此类的问题：你会在马来西亚开车吗？你将如何管理这处房产？谁会与你同住？你将如何享受你的家和邻里？你何时需要退出？ 无论是购买自住还是作为投资，新加坡人都需要权衡在柔佛拥有房产的潜在好处，以及其中涉及的责任和实际问题。