Buying property in Johor Bahru as a Singaporean
What you're allowed to buy, what it really costs once the fees are in, and which parts of JB people are actually looking at. Written for people who live in Singapore and are thinking about the other side of the Causeway.
Most of what you'll find about JB property online is written by people selling it. This site isn't. It doesn't list units and doesn't take commission. I'm putting together the things I'd want to know before signing anything: the rules, the full set of fees, and what to check on both sides of the border.
Rules and fees here change from time to time. Wherever something needs checking against the current official source before you rely on it, it's marked check.
What a Singaporean can buy
In Malaysia you buy as a foreigner, and Johor's state rules set what that means.
- A minimum price. Johor sets a minimum purchase price for foreign buyers, generally RM1 million for residential property. Some categories and zones have their own thresholds. check
- State consent. Every foreign purchase needs approval from the Johor state authority, which takes time and charges a fee. Your lawyer applies for it.
- What's off the table. Malay reserve land, Bumiputera-allocated units and low- and medium-cost housing can't be sold to foreigners.
- Freehold vs leasehold. Both exist in JB. Check the title type and the remaining lease before you compare prices between projects.
And on the Singapore side
- CPF can't be used for property outside Singapore. Budget for cash or a Malaysian mortgage.
- HDB eligibility. HDB counts private property you own overseas, too. If you plan to buy or keep an HDB flat, read HDB's current rules on owning private property before you commit. check
- Singapore ABSD doesn't apply to a property in Malaysia. It applies to residential property in Singapore.
What it costs, beyond the price
The list price is where the costs start, not the total. These are the main extra costs for a foreign buyer. All of them are worth confirming with your lawyer for your specific purchase.
| Item | What to expect |
|---|---|
| Stamp duty on transfer | Foreign buyers pay a flat 4% of the price, introduced in Budget 2024 check |
| State consent fee | Set by the Johor government; varies by property type check |
| Legal fees | On a published sliding scale, plus disbursements |
| Loan costs | Stamp duty on the loan agreement and the bank's own fees, if you borrow |
| Tax when you sell (RPGT) | For foreigners: 30% of the gain if sold within 5 years, 10% from year 6 check |
| Running costs | Maintenance and sinking fund, quit rent, assessment tax, insurance |
| Exchange rate | You earn in SGD and pay in MYR. A move in the rate changes your real price |
A cost calculator that puts these together for a given price is on the way.
Where people look
| Area | Why people look at it | Worth knowing |
|---|---|---|
| Bukit Chagar / JB city centre | Walkable to the RTS station and JB Sentral | Older stock mixed with new towers; a lot of supply launching on the RTS story |
| Danga Bay | Waterfront high-rises, close to the city | Large supply; check occupancy and rental demand in the specific building |
| Iskandar Puteri | Planned township, Puteri Harbour, near the Second Link | Car-dependent; far from the RTS station |
| Bukit Indah | Established landed neighbourhoods and malls | Mostly a drive to either crossing |
| Tebrau / Mount Austin | Popular with families; shops, schools, food | Driving distance to the city and the checkpoint |
What the RTS Link changes
The RTS Link is a five-minute train between Bukit Chagar in JB and Woodlands North in Singapore, with immigration for both countries done at the station you leave from. The target opening is February 2027. Fares haven't been announced yet.
For property, the useful question isn't whether the RTS is good for JB. Ask how far a particular unit is from Bukit Chagar on foot, and whether that's already in the price. Places within walking distance of the station get the full benefit. Places a drive away get much less of it.
The station itself is covered in detail on our sister site, bukitchagar.sg.
What's changed on this page
- First version of the site.