Electricity and water bills in Johor Bahru (2026): TNB and Ranhill SAJ tariffs with sample bills

中文 · Bahasa Melayu · Bahasa Indonesia

By Jason Lim, REN 84424 · IQI Realty · Checked on 10 November 2026

This guide is for owners, landlords and tenants in Johor Bahru, whether you are Malaysian or moving from Singapore, Indonesia, India, China or elsewhere. The short answer: TNB charges most homes 44.43 sen per kWh before adjustments, with a sliding Energy Efficiency Incentive for homes using up to 1,000 kWh a month, while Ranhill SAJ charges RM1.05 per m³ for the first 20 m³ of water. Air-conditioning is what pushes a JB electricity bill up, so a condo and a semi-detached house can have very different bills.

How a TNB electricity bill is built in 2026

Since 1 July 2025, domestic bills in Peninsular Malaysia no longer use the old tiered blocks. Instead the bill (bil elektrik) lists separate charges, set in the Energy Commission (Suruhanjaya Tenaga) tariff table that runs to 31 December 2027. For a normal home on the general domestic tariff:

Charge	Rate	When it applies
Energy charge (caj tenaga)	27.03 sen/kWh up to 1,500 kWh; 37.03 sen/kWh above	Every kWh
Capacity charge	4.55 sen/kWh	Every kWh
Network charge	12.85 sen/kWh	Every kWh
Retail charge	RM10 a month	Waived at 600 kWh or less
Automatic Fuel Adjustment (AFA)	Changes every month, plus or minus	Not charged at 600 kWh or less
Energy Efficiency Incentive	25 sen down to 0.5 sen/kWh (table below)	Up to 1,000 kWh a month
Renewable Energy Fund (KWTBB)	1.6% of the electricity charges	Domestic users below 300 kWh are exempt
Service tax	8%	Usage above 600 kWh; TNB’s bill splits taxed and untaxed kWh

Put simply, every kWh costs 44.43 sen before the incentive, fuel adjustment and tax, and 54.43 sen above 1,500 kWh a month.

The Energy Efficiency Incentive

The incentive (Insentif Cekap Tenaga) is a credit per kWh that depends on your total monthly usage. One rate applies to all your kWh, so crossing into the next band lowers the credit on the whole bill, not only on the extra units.

Monthly kWh	Sen per kWh	Monthly kWh	Sen per kWh
1–200	25.0	201–250	24.5
251–300	22.5	301–350	21.0
351–400	17.0	401–450	14.5
451–500	12.0	501–550	10.5
551–600	9.0	601–650	7.5
651–700	5.5	701–750	4.5
751–800	4.0	801–850	2.5
851–900	1.0	901–1,000	0.5
Above 1,000	None

Fuel adjustment (AFA) and the 800 kWh measure

The AFA (Pelarasan Bahan Api Automatik) replaced the old six-monthly ICPT surcharge in July 2025. It is set monthly from fuel prices and the exchange rate, and can be a credit or a surcharge. In 2026 it moved from a credit of 4.99 sen per kWh in January to a surcharge of 3.80 sen in August and 3.67 sen in September (rates as reported from Energy Commission data). Homes using 600 kWh or less are outside it.

On 17 September 2026 the government raised that line for September to 31 December 2026: households using 800 kWh or less a month pay no AFA, no RM10 retail charge and no 8% service tax, TNB said on 2 October 2026. Malay Mail estimated the largest benefit at about RM47 a month. This is a temporary measure, not a cut in the tariff. In mid-October 2026 The Edge reported the government was still discussing 2027 measures with TNB and the regulator, so check what applies from January 2027.

Time-of-use option

Homes can switch to the domestic time-of-use (ToU) tariff. Off-peak is 10pm to 2pm on weekdays and all day on Saturdays and Sundays; peak is 2pm to 10pm on weekdays. The energy charge is 24.43 sen off-peak and 28.52 sen at peak (up to 1,500 kWh), with the same capacity and network charges. It suits homes that run laundry or an EV charger off-peak; evening air-conditioning falls in peak hours, so check your pattern in the myTNB app first. My guide to EV charging at JB homes covers charger rules.

Water and sewerage: the Ranhill SAJ bill

Ranhill SAJ supplies treated water across Johor under the national water regulator, SPAN (Suruhanjaya Perkhidmatan Air Negara). Domestic tariffs:

Category	Rate	Minimum charge
Domestic, 0–20 m³ a month	RM1.05 per m³	RM10.50 a month
Domestic, 21–35 m³	RM2.35 per m³
Domestic, above 35 m³	RM3.50 per m³
Domestic bulk (one meter for a building)	RM2.75 per m³	RM27.50 a month

Water carries no service tax; the government confirmed in February 2024 that treated water stays exempt. Some older condos and apartments buy water through a single bulk meter and recover it from residents through the management office, so ask management how your unit is metered before you compare bills.

Sewerage charges

Sewerage in Johor is handled by Indah Water (IWK), and its charges appear on the Ranhill SAJ bill under a joint billing arrangement that started in 2019. IWK lists these domestic charges:

• Connected to a public sewer: up to RM15.32 a month; homes declared low-cost by the local council pay RM4.09.
• Individual septic tank: RM192 per desludging cycle, which works out at RM8 a month inside council areas (24-month cycle) or RM5.33 outside them (36-month cycle).
• Vacant homes: since 1 January 2023 a minimum charge applies to an empty home that still has an active water meter.

Ask the seller or landlord whether the home is on the public sewer or a septic tank; the bill shows the sewerage charge. If you are buying, unpaid sewerage and water charges are part of what my guide to the previous owner’s unpaid bills tells you to check.

Sample monthly bills by home type (illustration)

The usage figures below are made up to show how the tariffs work. They are not measured averages for JB homes, and your own bill depends on how many people live there, how long the air-conditioners run, the water heater and your appliances. I worked the numbers from the tariffs above on the standard rules (the 600 kWh line), with the AFA set at the September 2026 surcharge of 3.67 sen per kWh where it applies.

Illustration	Assumed use	Electricity (standard rules)	Electricity, Sept–Dec 2026 (800 kWh line)	Water	Sewerage
2-bedroom condo, couple, aircon at night	350 kWh; 15 m³	about RM83	about RM83	RM15.75	up to RM15.32
3-bedroom condo, family of four	550 kWh; 20 m³	about RM190	about RM190	RM21.00	up to RM15.32
Double-storey terrace, family of four	750 kWh; 28 m³	about RM348	about RM304	RM39.80	up to RM15.32, or RM8 with a septic tank
Semi-detached, family of five, several aircons	1,100 kWh; 38 m³	about RM567	about RM567	RM66.75	up to RM15.32

How the terrace example works on the standard rules: 750 kWh × 44.43 sen = RM333.23. Add the RM10 retail charge and an AFA of 750 × 3.67 sen = RM27.53. Take off the incentive of 750 × 4.5 sen = RM33.75. Then add 1.6% for the Renewable Energy Fund (about RM5.39) and 8% service tax on the share for the 150 kWh above 600 (about RM5.39). Total: about RM348. Under the 800 kWh measure the AFA, retail charge and service tax drop out, leaving about RM304.

The jump between the 3-bedroom condo and the terrace is not only the extra 200 kWh. Above 600 kWh the incentive is smaller and the AFA, retail charge and tax start, so the next units cost more each. That is why trimming usage just below a band line can show up clearly on the bill.

Condo vs landed: what is in your bill and what is not

• Common areas in a condo. Lifts, corridor lights, pumps, the pool and the guardhouse run on the building’s own supply, paid out of the maintenance fee, not your TNB bill. My guide to maintenance fees and the sinking fund explains how that is set.
• Landed homes. You pay for everything on your lot: more rooms to cool, outdoor lights, pumps, and often an electric water heater in each bathroom.
• Heat and orientation. A unit with strong afternoon sun needs more cooling. My notes on which way a condo should face and high vs low floors cover what to look for on a viewing.
• Serviced apartments on commercial title. Check whether the bill shows a domestic or a commercial tariff; my guide on serviced apartment running costs explains why it matters.

Practical ways to keep bills down

These target the biggest costs in a JB home; results vary from home to home:

1. Watch your kWh, not only the ringgit. The myTNB app shows usage, and daily figures if you have a smart meter. TNB suggested in October 2026 keeping daily use under 25 kWh to stay within the 800 kWh line.
2. Set the air-conditioner at 24°C to 26°C and use the timer, as TNB recommends. Inverter units and a higher Energy Commission star rating usually use less power for the same cooling.
3. Shift heavy loads off-peak if you are on the time-of-use tariff: laundry, dishwashers and EV charging after 10pm or at weekends.
4. Check for leaks. A meter that moves with every tap closed means a leak, which pushes you into the higher water blocks.
5. Consider rooftop solar on landed homes. Exported power is credited only at the energy charge, so it suits daytime use. See my rooftop solar guide for the current scheme rules.

Tenants, landlords and whose name is on the account

In JB rentals the tenant usually pays electricity and water, but the account can stay in the owner’s name or move to the tenant’s. Either way, agree it in writing:

• Account in the owner’s name. Common for shorter lets. The tenant pays the bills and the owner usually holds a utility deposit, often about half a month’s rent, to cover final bills. Ask how the bills will reach you so none is missed.
• Account in the tenant’s name. The tenant opens a change of tenancy with TNB and pays TNB’s own deposit, about two months of estimated usage. My utilities and internet set-up guide lists the documents for TNB and Ranhill SAJ.
• Meter readings at handover. Photograph both meters on the day keys change hands, so final bills are split fairly. My rental deposit refund guide explains how utility deposits are usually settled.
• Room rentals. One meter for several tenants needs a fair split. See renting out rooms in JB and my tenancy agreement guide.

For a household budget that includes utilities, internet, food and transport, my cost of living guide puts these bills in context.

Where to buy if this matters to you

Running costs follow the type of home more than the postcode. These area guides show where each type is common:

• JB Sentral and Bukit Chagar: city-centre condos, where the building’s common areas sit inside the maintenance fee.
• Danga Bay: waterfront condos; ask management about bulk or individual water meters.
• Mount Austin: condos and landed homes side by side, useful for comparing bills between types.
• Iskandar Puteri: newer landed estates and condos, many with roofs suited to solar.
• Bukit Indah and Gelang Patah: established terraces and semi-Ds.
• Permas Jaya and Senibong: east-side condos and landed homes.

Compare them on my JB property map, or read condo vs landed vs SOHO for the wider trade-offs.

More Johor living guides: Setting up utilities and internet in JB · Cost of living in JB · Rooftop solar for landed homes in JB · JB weather, haze and monsoon

Frequently asked questions

How much is the electricity bill for a condo in Johor Bahru?

It depends on usage, mostly air-conditioning. As an illustration on TNB’s 2026 tariff, a 2-bedroom condo using 350 kWh a month pays about RM83, and a 3-bedroom condo using 550 kWh about RM190. Ask the owner for recent bills on the unit you are considering.

What is the TNB tariff per kWh in 2026?

For most homes it is 44.43 sen per kWh up to 1,500 kWh a month: energy 27.03 sen, capacity 4.55 sen and network 12.85 sen. Then the Energy Efficiency Incentive, the monthly fuel adjustment, the RM10 retail charge, the 1.6% Renewable Energy Fund and 8% service tax apply depending on usage.

Who is exempt from the AFA and service tax on electricity?

Normally households using 600 kWh a month or less pay no AFA, no RM10 retail charge and no 8% service tax. From September to 31 December 2026 the line is 800 kWh, under a temporary government measure announced on 17 September 2026.

How much is the water tariff in Johor?

Ranhill SAJ charges domestic users RM1.05 per m³ for the first 20 m³ a month, RM2.35 for 21 to 35 m³ and RM3.50 above 35 m³, with a RM10.50 monthly minimum. Water carries no service tax.

Why is there an Indah Water charge on my Ranhill SAJ bill?

Sewerage charges from Indah Water are billed together with water in Johor. A home connected to the public sewer pays up to RM15.32 a month; low-cost homes pay RM4.09. Homes with septic tanks pay RM192 per desludging cycle.

Should the tenant or the owner pay the utility bills?

Usually the tenant pays electricity and water, while the owner pays the maintenance fee. The account can stay in the owner’s name with a utility deposit, or move to the tenant’s name. The tenancy agreement should say which.

Want to know what a JB home costs to run?

Tell me the unit or area you are considering, how many people will live there and whether you will rent or buy. Where owners agree, I share recent electricity and water bills and the maintenance fee, so you can budget before you commit. You can also book an appointment for viewings, or a Zoom consultation if you are abroad.

Sources: Suruhanjaya Tenaga (Energy Commission), TNB tariff table, valid 1 July 2025 to 31 December 2027, checked November 2026; myTNB, Understand your electricity tariff (time-of-use hours), checked November 2026; TNB press release on the 800 kWh protection threshold, 2 October 2026; Malay Mail, “Electricity bill protection up to 800kWh: what does it mean for a household?”, 2 October 2026; The Edge, “Govt in talks with TNB, regulator on electricity subsidy measures for 2027”, 13 October 2026 (TNB news clip); The Malaysian Reserve, “New electricity schedule”, 23 June 2025 (TNB news clip); SoyaCincau, TNB bill comparison and Energy Efficiency Incentive bands, 23 June 2025; The Malaysian Reserve, “No fuel cost adjustment for domestic users under 600kWh”, 28 July 2025 (TNB news clip); Paul Tan’s Automotive News, AFA rate for September 2026 with monthly rates since July 2025, September 2026; TNB, current bill format (service tax and KWTBB), checked November 2026; The Star, “No SST for water, electricity usage over 600kWh/month gets 8%”, 28 February 2024; SEDA, Renewable Energy Fund Annual Report 2023, published April 2025; Ranhill SAJ, water tariff, checked November 2026; The Star, “Johor’s water tariff adjustment: data centres would have to pay more”, 2 August 2025; Indah Water Konsortium, domestic customers (charges), checked November 2026; The Star, “Johor folk to receive single water services bill next year”, 9 November 2018; myTNB, security deposit, checked November 2026

Jason Lim, REN 84424, IQI Realty Sdn. Bhd. E (1) 1584/6. General information checked on 10 November 2026, not legal or financial advice and not a promise of any bill or saving. Tariffs, the fuel adjustment and government measures change; confirm with TNB, Ranhill SAJ, Indah Water and your landlord or management office.