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Jason Lim · Johor Bahru property advisor

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Author: Jason Lim

  • Renting Out Your JB Unit to Singapore Commuters

    Also in: 中文 · Bahasa Melayu · Bahasa Indonesia

    This is for owners in Johor Bahru who want to let their unit to someone who works in Singapore and crosses the border every day. The short answer: these tenants pay for time saved, so location relative to the checkpoint matters more than anything else, and the paperwork and tax rules are the same as for any other tenant in Malaysia.

    Who these tenants are

    Cross-border commuting is not a niche. A Johor state committee chairman put the average at about 250,000 travellers a day through the Causeway in 2023, above pre-Covid levels. Bernama, reporting on the Johor market in June 2025, named Malaysians working in Singapore and Singaporeans alongside locals as the groups driving residential demand, and expected growth particularly in the rental market.

    In my experience the group splits roughly three ways:

    • Malaysians working in Singapore who are not from JB, or who want to be closer to the checkpoint than the family home.
    • Singaporeans and Singapore residents who want more space for the money and accept the commute.
    • Couples and small families where one partner works in Singapore and the other works or studies in JB.

    Most are working professionals on a fixed schedule. They tend to be steady payers, but they are also quick to move if the commute gets worse or a better unit appears nearer the border.

    Which areas they choose

    Commuters think in minutes to the checkpoint, not in postcodes. Broadly, I see four pockets:

    • JB Sentral, Bukit Chagar and the city centre. Walking distance to the Causeway customs complex, and to the Bukit Chagar station of the RTS Link. Commuters who walk or take the bus across value this most. More detail is on my JB Sentral and Bukit Chagar page.
    • Areas a short drive from the Causeway, such as Bukit Senyum, Stulang and the coastal strip towards Danga Bay. These suit tenants who drive or ride across and want quick access to the highway.
    • Areas along feeder bus routes into JB Sentral. These will matter more once the RTS Link opens, because the train only helps people who can reach Bukit Chagar easily.
    • The Second Link side (Iskandar Puteri, Gelang Patah), for people working in western Singapore in Tuas or Jurong, who use the Second Link instead of the Causeway.

    Renting your JB unit to Singapore commuters?

    Send me the project and layout. I'll tell you the rent it can get and how long it usually takes to find a tenant.

    WhatsApp Jason

    The RTS Link: what it changes and what it does not

    Passenger service is now estimated to start in February 2027, not end-2026. A joint statement by Malaysia’s Transport Ministry and Singapore’s Land Transport Authority on 2 October 2026 said the date still depends on independent safety certification and final regulatory approval. The fare had not been announced as of that date; both governments have said it will be announced jointly.

    The Straits Times reports a capacity of up to 10,000 passengers an hour in each direction and a journey of about five minutes. The Star reported in August 2026 an anticipated ridership of about 40,000 a day. Compare that with roughly 250,000 daily Causeway travellers: the train will help a meaningful group, but most commuters will still drive, ride or take the bus. So I would not assume every unit in JB gets an RTS premium. Walking distance to Bukit Chagar is the realistic advantage. My RTS Link property page covers the buying side.

    What commuter tenants expect

    • Full furnishing. Beds, sofa, fridge, washing machine, curtains, water heater and air-conditioning in every bedroom. Most do not want to buy furniture for a one- or two-year stay.
    • Parking. At least one bay for drivers. Motorcyclists ask about secure motorcycle parking.
    • Reliable internet. Fibre already installed, or at least available in the building. Many work some days from home.
    • A short, predictable commute. They will ask how long it takes to reach the checkpoint at 6am. Be honest; they will test it.
    • Simple admin. Clear access cards, a responsive owner or agent, and rent paid by bank transfer.

    Supply is not scarce. A single portal showed about 3,200 condominium listings for rent in Johor Bahru in early October 2026, so a unit that is tired, unfurnished or overpriced will sit. To price yours, I compare recent rents for similar units in the same building rather than relying on headline averages; the rental yield calculator helps you check the numbers.

    Tenancy agreement basics

    Malaysia has no law that fixes deposits. The common market practice is two months’ rent as security deposit, half to one month’s rent as utility deposit and the first month’s rent in advance, often called “2+1” with a utility deposit on top. Everything is negotiable and should be written into the agreement.

    The tenancy agreement must be stamped with LHDN within 30 days of signing. Since 1 January 2026, tenancy agreements fall under Phase 1 of LHDN’s stamp duty self-assessment system, filed through e-Duti Setem on MyTax. The earlier exemption on the first RM2,400 of annual rent no longer applies; reports differ on when it ended (1 January 2025 according to Rödl & Partner, 2026 according to PropertyGuru), but either way it does not apply to an agreement signed now.

    Example: rent RM2,500 a monthOne-year tenancyTwo-year tenancy
    Annual rentRM30,000RM30,000
    Units of RM250120120
    Rate per RM250RM1RM3
    Stamp duty on the agreementRM120RM360
    Illustration only. Rates per RM250 of annual rent: RM1 up to 1 year, RM3 for over 1 to 3 years, RM5 for over 3 to 5 years, RM7 above 5 years (PropertyGuru, Jan 2026; StashAway, Aug 2026). A duplicate copy carries a separate small duty.

    Who pays is agreed in the contract; in practice it is usually the tenant. Late stamping attracts a penalty. My general landlord and tenant guide has the step-by-step process.

    Tax on the rent

    Rental income is taxable in Malaysia. If you are a Malaysian tax resident, it is added to your other income and taxed at your normal progressive rates. If you are not resident (broadly, in Malaysia fewer than 182 days in the year), it is generally taxed at a flat 30% with no personal reliefs. Expenses such as loan interest, quit rent, assessment and maintenance can usually be deducted. I explain the non-resident side, with a worked example, in Renting out your JB property? Check the tax side first.

    Risks to plan for

    • Vacancy between tenants. Commuters often time moves around job changes. Budget for at least one or two empty months a year in your cash flow.
    • Oversupply of serviced apartments. In February 2025 the Johor state government said the state had 102,438 serviced apartment units, of which 11,810 were unsold, with another 27,688 under construction and 24,592 awaiting planning approval. Every new completion near the checkpoint is a competitor for your tenant.
    • Commute changes. The RTS Link, checkpoint upgrades or new bus routes can shift which areas are most convenient. A unit that wins today on drive time may lose ground to one near a station.
    • Exchange rate. These tenants earn in Singapore dollars, so a weaker ringgit makes JB attractive; a stronger ringgit can soften demand.
    • Wear and tear. Fully furnished units need refreshing. Keep an inventory with photos and a small budget for replacements.

    Landlord checklist

    • Time your own drive or walk to the checkpoint at 6am and 7am, and put the honest figure in the listing.
    • Furnish fully, check every air-conditioner, and confirm fibre is available in the building.
    • Confirm the parking bay and access cards with management before viewings.
    • Check the tenant’s identity, employer and right to stay in Malaysia for the full term.
    • Write deposits, notice period, repairs and renewal terms clearly into the agreement.
    • Stamp the agreement on MyTax within 30 days and keep the certificate.
    • Register with LHDN and declare the rent each year, keeping receipts for deductible expenses.

    Questions about your situation?

    Send me your building and unit size, and I will tell you how commuter tenants are likely to see it and what similar units have let for.

    Ask Jason on WhatsApp

    Sources: The Straits Times (via Yahoo News Singapore), “RTS Link now expected to open in Feb 2027 instead of Dec 2026”, October 2026; The Star, “JB-Singapore RTS Link to commence operations in February 2027”, October 2026; The Star, “RTS Link fare, opening date to be announced jointly by Malaysia and Singapore, says Loke”, August 2026; The Star, “Easing Causeway commutes”, March 2024; Bernama, “JS-SEZ, RTS Link to boost Johor property market”, June 2025; Malay Mail, “Johor says property overhang falling as JS-SEZ boosts demand for service apartments”, February 2025; PropertyGuru, “Condominiums for rent in Johor Bahru (listing page)”, October 2026; LHDN, “Stamp Duty Self-Assessment System (STSDS)”, August 2026; PropertyGuru, “2026 Guide: Stamp duty, e-stamping and tenancy agreement fees in Malaysia”, January 2026; StashAway, “Stamp duty and administration fees for tenancy agreements in Malaysia (2026)”, August 2026; Rödl & Partner, “Stamp duty on tenancy agreements increased effective January 1, 2025”, May 2025; EdgeProp, “LHDN stamping guide 2026: tenancy agreement, SPA online”, October 2026; Speedhome, “Security deposit in Malaysia”, June 2026; ASEAN Briefing (Dezan Shira & Associates), “Personal income tax in Malaysia”, 2026

    Jason Lim, REN 84424, IQI Realty Sdn. Bhd. E (1) 1584/6. General information checked on 12 October 2026, not legal, tax or financial advice.

  • Stamp Duty in Malaysia 2026: Worked Examples

    Also in: 中文 · Bahasa Melayu · Bahasa Indonesia

    Update, 17 October 2026 (Budget 2027): Budget 2027, tabled on 9 October 2026, proposes a full stamp duty exemption on the MOT and loan agreement for first homes up to RM500,000, and for first homes up to RM750,000 a full exemption on the first RM500,000 plus a 50% exemption on the rest, for SPAs signed from 1 January 2027 to 31 December 2030. It is still a proposal until the exemption order is gazetted. The rates and the current RM500,000 first-home exemption (to 31 December 2027) in this article still apply to SPAs signed in 2026. What Budget 2027 changes for JB buyers.

    This is for anyone signing a sale and purchase agreement (SPA) in Malaysia in late 2026: a Malaysian buying a first home, a Malaysian buying another one, or a foreign buyer. The short answer: a Malaysian first-time buyer of a home worth up to RM500,000 pays no stamp duty on the transfer or the loan, other Malaysians pay a tiered 1% to 4%, and foreigners now pay a flat 8% on residential property. Below I work through the numbers at three prices.

    The two stamp duties a buyer pays

    When you buy, two documents are stamped and the buyer normally pays for both:

    • The memorandum of transfer (MOT). This moves the title to you. Duty is charged on the price, in tiers.
    • The loan agreement. If you take a bank loan, the facility agreement is stamped at 0.5% of the loan amount.

    Legal fees, valuation and other costs come on top. For the full picture, use my buying costs calculator; for how stamp duty fits with quit rent, rental tax and RPGT, see my property tax guide. This article sticks to the stamp duty arithmetic.

    The rates in force in October 2026

    Portion of priceMalaysian citizens and PRsForeigners and foreign companies (residential)
    First RM100,0001%8% flat on the whole amount
    RM100,001 to RM500,0002%8%
    RM500,001 to RM1,000,0003%8%
    Above RM1,000,0004%8%
    Loan agreement0.5% of loan0.5% of loan
    Source: PwC Malaysia Tax Booklet (Oct 2026); a legal update (Nov 2025); Maybank2u (Oct 2024).

    The foreigner rate doubled from 4% to 8% for residential property from 1 January 2026, under the Budget 2026 changes to the Stamp Act. It applies to non-citizens who are not permanent residents and to foreign companies, and is charged on the price or market value, whichever is higher. Non-residential property bought by foreigners stays at 4%.

    One grey area: a legal update pointed out that the law did not clearly say whether 8% applies to a transfer stamped in 2026 under an SPA signed in 2025. If that is your situation, ask your lawyer how the Stamp Office is treating it.

    The first-home exemption in 2026

    The full exemption on both the MOT and the loan agreement for a first residential home worth up to RM500,000 has been extended. Under the amendment orders gazetted in December 2025, it now covers SPAs signed from 1 January 2021 to 31 December 2027.

    • The buyer must be a Malaysian citizen. A legal summary of the gazetted orders says citizen; some Budget 2026 summaries also mention permanent residents, so reports differ and your lawyer should confirm.
    • It must be your first residential property.
    • The market value must not exceed RM500,000. Above that, there is no partial relief under the current order: you pay the normal rates on the full price.
    • The loan must come from one of the financial institutions named in the order.

    Worked examples: MOT stamp duty

    Three buyers, three prices. The Malaysian first-time buyer signs the SPA in 2026; the second-home buyer is a Malaysian who already owns a home; the foreigner is buying residential property at 8%.

    PriceMalaysian, first homeMalaysian, second homeForeigner
    RM400,000RM0 (exempt)RM7,000RM32,000
    RM800,000RM18,000RM18,000RM64,000
    RM1,500,000RM44,000RM44,000RM120,000
    Illustration only, based on the rates above. Assumes price equals market value.

    How the Malaysian figures are worked out:

    • RM400,000: 1% of RM100,000 (RM1,000) plus 2% of RM300,000 (RM6,000) = RM7,000.
    • RM800,000: RM1,000 plus 2% of RM400,000 (RM8,000) plus 3% of RM300,000 (RM9,000) = RM18,000.
    • RM1,500,000: RM1,000 plus RM8,000 plus 3% of RM500,000 (RM15,000) plus 4% of RM500,000 (RM20,000) = RM44,000.

    Notice that a first-time buyer at RM800,000 pays exactly the same as a second-home buyer. The relief stops at RM500,000; it does not apply to the first RM500,000 of a dearer home.

    For a foreigner, the maths is simple: 8% of the price. At RM800,000, that is RM64,000 against RM18,000 for a Malaysian. In Johor, state minimum prices for foreign buyers also rule out many homes at the lower price points; I explain those in this article on the minimum price and foreign quota.

    Worked examples: loan agreement and total

    For the loan, I have assumed a 90% loan for the Malaysian buyers and a 70% loan for the foreigner. These are assumptions for the example, not bank offers; your bank sets the margin.

    PriceMalaysian, first homeMalaysian, second homeForeigner
    RM400,000RM0 loan duty; total RM0RM1,800 loan duty; total RM8,800RM1,400 loan duty; total RM33,400
    RM800,000RM3,600 loan duty; total RM21,600RM3,600 loan duty; total RM21,600RM2,800 loan duty; total RM66,800
    RM1,500,000RM6,750 loan duty; total RM50,750RM6,750 loan duty; total RM50,750RM5,250 loan duty; total RM125,250
    Illustration only. Loan duty at 0.5% of the assumed loan; total = MOT plus loan agreement duty.

    A buyer paying cash skips the loan agreement duty altogether, but still pays the MOT duty.

    What Budget 2027 proposes for first homes

    Budget 2027, tabled on 9 October 2026, proposes a wider first-home exemption for Malaysian citizens, for SPAs signed from 1 January 2027 to 31 December 2030: a full exemption on the MOT and loan agreement for homes up to RM500,000, and for homes up to RM750,000 a full exemption on the first RM500,000 plus 50% off the duty on the rest.

    On my reading, a first home at RM700,000 would normally carry RM15,000 of MOT duty. The part on the first RM500,000 (RM9,000) would be waived and half of the remaining RM6,000 would be payable, so about RM3,000. Our RM800,000 example sits above the RM750,000 cap, so it would not benefit.

    Treat this as a proposal. It needs to be gazetted, and the reports I read do not say how it will sit alongside the current order, which also runs to the end of 2027. If you are deciding whether to sign now or wait, check the final rules with your lawyer first.

    A quick checklist before you sign

    • Confirm your status: citizen, permanent resident or foreigner. It decides the rate.
    • If you are claiming the first-home exemption, confirm with your lawyer that you qualify, especially if you co-own or have inherited a home.
    • Check the valuation as well as the price; duty can be charged on market value.
    • Budget the MOT and loan duty as part of your cash outlay, and ask your lawyer when each one falls due.
    • Ask your lawyer for a written breakdown of stamp duty and legal fees before you sign the SPA.

    Questions about your situation?

    Send me the price, your status and whether it is your first home, and I will go through the stamp duty with you.

    Ask Jason on WhatsApp

    Sources: Ministry of Finance Malaysia, “Langkah-langkah Cukai, Belanjawan 2027”, October 2026; EY, “Take 5: Budget 2027”, October 2026; PwC Malaysia, “2025/2026 Malaysian Tax Booklet: Stamp duty”, October 2026; KPMG Malaysia, “Budget 2026: The First Steps to a New Era for Stamp Duty Reform”, October 2025; Bernama, “Budget 2027: RM20 Billion To Assist 80,000 First-time Homebuyers – PM Anwar”, October 2026; RinggitPlus, “Budget 2027: Stamp Duty Exemption For First Homes Expanded To RM750,000”, October 2026; Maybank2u, “Property stamp duty”, October 2024

    Jason Lim, REN 84424, IQI Realty Sdn. Bhd. E (1) 1584/6. General information checked on 12 October 2026, not legal, tax or financial advice.

  • RTS Link and JB Property: What It Means for Buyers, Owners and Landlords

    Also in: 中文 · Bahasa Melayu · Bahasa Indonesia

    This is for anyone who owns, is buying,or is thinking of renting out a home in Johor Bahru because of the RTS Link. The short answer: the train is real and nearly finished, but it now opens no earlier than February 2027, the fare is still unknown, and a lot of the “RTS story” is already in today’s asking prices. Buy for the walk to the station, not for the word “RTS” in a brochure.

    I cover the good, the bad and the reality in this video:

    I already have a short overview page on the RTS Link. This article goes further: what changed this month, what the market has already priced in, and the checklist I use with buyers and landlords.

    Where the RTS Link stands in October 2026

    On 2 October 2026, Singapore’s Land Transport Authority (LTA) and Malaysia’s Ministry of Transport issued a joint statement. The operator, RTS Operations, now expects passenger service to start in February 2027. Malay Mail reported that the previous expectation was January, and LTA’s own project page had earlier said end-2026.

    The new date is not a promise. It depends on the operator finishing its final system tests and trial runs by 31 December 2026, getting a safety certificate from an independent assessor, and then winning approval from authorities on both sides. The statement says the infrastructure in both countries is substantially complete, so this is a testing and approvals delay, not a construction one.

    ItemWhat is confirmedStill unknown
    RouteAbout 4 km, Bukit Chagar (JB) to Woodlands North (Singapore), about five minutes—
    CapacityUp to 10,000 passengers per hour each way at peak; about 40,000 a day expectedActual daily ridership once open
    ImmigrationCo-located checkpoints: you clear both countries at the station you boardQueue times in practice
    Singapore sideLinks to the Thomson–East Coast MRT line at Woodlands North—
    OpeningExpected February 2027, subject to safety certification and approvalsExact date
    FareNo fare announced in the official statements I readPrice, concessions, passes
    Source: LTA project page (May 2025); LTA and Malaysia MOT joint statement (2 Oct 2026); The Star (18 Aug 2026).

    On fares, Transport Minister Anthony Loke said in August 2026 that the fare and opening date would be announced jointly with Singapore and that talks were still going on. Until a fare is published, nobody can tell you exactly how much a daily commute will cost, so be wary of any rental or resale figures that assume one.

    Which parts of JB actually benefit

    The benefit falls off quickly with distance. The RTS saves time at the border, but only if getting to Bukit Chagar station is easy. This is how I group areas:

    • Walking distance to Bukit Chagar. The clearest gain. A tenant who works in Woodlands or near the Thomson–East Coast line could walk to the station, clear immigration once and be in Singapore in minutes.
    • JB Sentral and the city centre. Close, but check the actual walking route and how long it takes, not the straight-line distance. I cover this area in more detail on my JB Sentral and Bukit Chagar page.
    • Suburbs that depend on a feeder service. Johor has pushed for a local rail system to spread RTS passengers around the city. EdgeProp reported in May 2026 that a roughly RM7 billion elevated ART project was heading to an MMC Corp-led consortium. In the sources I read, no routes, stations or completion date had been confirmed, so I would not pay extra today for being “on a future feeder line”.
    • Everywhere else. For many families, retirees and owner-occupiers, schools, space and price matter more than the station. Most of Greater JB will feel the RTS only indirectly.

    Want a home that benefits from the RTS Link?

    Tell me your budget and plan to live in or rent out. I'll send homes near Bukit Chagar with prices and rents.

    WhatsApp Jason

    What is already priced in

    This is the part most marketing leaves out. In an EdgeProp report in October 2026, a valuer at CBRE | WTW said the RTS story is partly priced in. He also said at least 20 new projects had launched within 5 km of the RTS terminal in the past year, and that supply from 2027 onwards could mean more competition.

    The wider supply numbers point the same way:

    • Johor already had 108,863 serviced apartment units as of the first quarter of 2026, with 41,832 more incoming up to 2030 and another 18,712 planned to 2031 (NAPIC data cited in a bank research note reported by The Star, July 2026).
    • NAPIC recorded 10,349 completed SoHo and serviced apartment units unsold in Johor in the first quarter of 2026, almost all in Johor Bahru (EdgeProp, October 2026).
    • A bank’s research team said it remains cautious on JB’s high-rise residential segment, while it favours landed and industrial property.

    The same EdgeProp report quoted the valuer saying gross yields of 6–8% in prime city-centre areas could come down to about 4% once costs are counted. In plain terms: the RTS can raise demand for rooms near the station, but many new units will be chasing the same tenants.

    If you already own near the station

    • Do not sell or reprice on the first day of service. Real demand will show only after a few months of operation, once the fare and actual queue times are known.
    • Know your walking time. Time the walk to the station door yourself. That number will sell or rent your unit better than any brochure line.
    • Compare against new supply, not old listings. Your future tenant will be choosing between your unit and brand-new completions nearby.
    • Check the tax side if you rent out. See Renting out your JB property? Check the tax side first.
    • Moving with children? Plan the school run before you pick the home. See Schools in JB for families who work in Singapore.

    My checklist before buying “near the RTS”

    1. Walk from the lobby to Bukit Chagar station at peak time. Note the minutes, the road crossings and whether there is shade.
    2. Ask who your tenant or future buyer is. A Singapore commuter, a weekend visitor and a local family want different things.
    3. Count the competing supply within 1–2 km that completes in the same year as your unit.
    4. Compare the price per square foot with similar buildings a little further from the station, so you can see how much RTS premium you are paying.
    5. Run your numbers with the RTS opening a year late and with no rent premium. If they only work in the best case, walk away.
    6. If you are a foreigner, check the Johor minimum price and the project’s foreign quota first: minimum price and foreign quota.
    7. Add up stamp duty, legal fees and loan costs before you commit, using the buying costs calculator.

    The RTS Link will make cross-border life easier, and for the right unit in the right spot it is a genuine plus. It is just one factor, and it is no longer a secret.

    Questions about your situation?

    Tell me where the unit is and who you plan to rent or sell to, and I will give you my honest view, including the parts that count against it.

    Ask Jason on WhatsApp

    Sources: LTA and Malaysia Ministry of Transport, “Joint news release: RTS Link passenger service targeted for February 2027”, Oct 2026; LTA, “Johor Bahru – Singapore Rapid Transit System Link (project page)”, May 2025; The Star, “JB-Singapore RTS Link to commence operations in February 2027”, Oct 2026; Malay Mail, “JB-Singapore RTS Link service start pushed back to February 2027”, Oct 2026; The Star, “RTS Link fare, opening date to be announced jointly by Malaysia and Singapore, says Loke”, Aug 2026; EdgeProp, “Johor adds 115,000 homes to meet demand fuelled by industrial, RTS, JS-SEZ”, Oct 2026; The Star, “Johor high-rise segment faces oversupply risks”, Jul 2026; EdgeProp, “Ukas to award MMC Corp-led consortium JB ART project — sources”, May 2026; Malay Mail, “Johor presses Putrajaya for local rail system decision as RTS Link completion nears”, Nov 2025

    Jason Lim, REN 84424, IQI Realty Sdn. Bhd. E (1) 1584/6. General information checked on 12 October 2026, not legal, tax or financial advice.

  • JS-SEZ Explained for Property Buyers: Zones, Incentives and Timeline

    Also in: 中文 · Bahasa Melayu · Bahasa Indonesia

    If you are buying in Johor Bahru, you will hear “it’s inside the SEZ” in almost every sales pitch. This article is for buyers who want to know what that actually means. The short answer: the Johor–Singapore Special Economic Zone (JS-SEZ) is a business and jobs programme. It can support housing demand over time, but it does not change the rules, costs or prices of buying a home.

    I already have a short overview of the SEZ. Here I go further: which areas are in it, what has happened since it was signed, a realistic timeline, and the questions I would ask before letting the SEZ influence a purchase.

    When it was agreed and how big it is

    Malaysia and Singapore signed the JS-SEZ agreement on 7 January 2025, at the 11th Leaders’ Retreat, almost a year after the two sides signed a memorandum of understanding. Malaysia’s investment agency MIDA describes the zone as covering six cities and townships in southern Johor: Johor Bahru, Iskandar Puteri, Pasir Gudang, Kulai, Pontian and Pengerang.

    Reports differ on the exact size. A MIDA news item from January 2025 gives 3,505 sq km, while another MIDA item from February 2025 puts it at about 3,588 sq km. Either way, it is roughly 3,500 sq km, several times the size of Singapore. In other words, most of southern Johor is “in the SEZ”, so the label alone does not tell you much about a particular property.

    The nine flagship zones

    Inside the wider zone, the two governments named nine flagship zones. MIDA lists them as follows. Where a source gave a focus area, I have included it.

    Flagship zoneFocus reported
    Johor Bahru city centreBusiness services and health
    Iskandar PuteriNot specified in the sources I read
    Tanjung PelepasNot specified
    Pasir GudangNot specified
    Senai–KulaiNot specified
    SedenakNot specified
    Forest CityAlso a Special Financial Zone (see below)
    Pengerang Integrated Petroleum ComplexManufacturing, logistics and energy
    DesaruNot specified
    Source: MIDA (January 2025) and The Edge Singapore (January 2025).

    Further detail on the flagship zones was promised “in due course” and, as of today, is expected with the master plan (see the timeline below).

    Looking at property in the JS-SEZ?

    Tell me your budget and whether it's for living, renting or business. I'll send options in the zone with recorded prices.

    WhatsApp Jason

    The incentives, and who they are for

    Malaysia’s Ministry of Finance announced the JS-SEZ incentive package on 8 January 2025, effective from 1 January 2025:

    • Companies: a special corporate tax rate of 5% for up to 15 years for new investments in qualifying activities, with AI and quantum computing supply chain, medical devices, aerospace manufacturing and global services hubs named.
    • Knowledge workers: a 15% income tax rate for 10 years for eligible knowledge workers in the zone. Eligibility conditions apply.
    • Flagship areas: additional tailor-made incentives for some flagship areas, not yet detailed in the release.
    • State level: lower entertainment duties in Johor from 1 January 2025.

    Forest City has its own Special Financial Zone package, announced in September 2024. As reported by EdgeProp, it includes a 0% to 5% concessionary corporate tax rate, 0% for qualifying family offices, 5% for global business services and fintech, and a 15% personal income tax rate for knowledge workers working there.

    Notice who benefits: companies and the people they employ. None of these incentives attach to a residential property, a buyer or a landlord.

    What has happened so far

    The Ministry of Economy says JS-SEZ recorded RM76.98 billion in approved investments in 2025, with 57% of approved investment having reached implementation, and a further RM5.49 billion approved in the first quarter of 2026 (The Star and The Vibes, July 2026).

    On jobs and projects, the targets have been reported differently. In January 2025 MIDA reported 50 projects in five years, 100 in ten years and 20,000 skilled jobs within ten years. In July 2026 the Economy Minister described the goal as 50 projects and 20,000 skilled jobs in the first five years, and said he expected the jobs target to be exceeded.

    The master plan and investment blueprint was due for launch on 30 March 2026 but was postponed. In August 2026 the Economy Minister said it is expected to be launched jointly by the two prime ministers at the annual Leaders’ Retreat, expected in December 2026.

    What the SEZ does NOT change for home buyers

    • Foreign buyer rules. I have not seen any official announcement changing Johor’s minimum price, foreign quota or state consent requirements because of the SEZ. Check the current rules in my minimum price and quota guide.
    • Buying costs and tax. Stamp duty, legal fees and RPGT work the same inside and outside the zone.
    • Your right to live here. Owning property does not give you a visa. MM2H has a separate SEZ/SFZ category with its own conditions, which I cover in SEZ/SFZ MM2H.
    • Prices. “In the SEZ” is not a valuation. With most of southern Johor inside the zone, location, supply and rents still decide value.

    Where it can genuinely matter

    If the investments turn into operating factories, offices and data centres, they bring salaried workers who need homes to rent and later buy. That demand is likely to concentrate near where the jobs actually are and near good transport, such as the RTS Link (see my page on property near the RTS Link).

    There are risks too. A February 2025 MIDA news item raised concerns about traffic congestion on main JB roads, water and power supply, rising living costs, and development leaning towards high-rise projects in the city centre. More supply in the same area can offset new demand.

    My checklist before the SEZ influences your purchase

    1. Which employer or project nearby has actually started operating, not just been announced?
    2. How long is the commute from the unit to that job hub at peak hours?
    3. How many units are completing within a few kilometres in the next three years?
    4. What do similar units actually rent for today, based on transacted or current listed rents?
    5. Would the purchase still make sense if SEZ-related demand took twice as long to arrive?
    6. If you are a foreigner, does the unit meet the current minimum price and is the foreign quota still available?

    If the answer to the fifth question is no, the SEZ is carrying too much of the decision.

    Questions about your situation?

    Tell me where you or your tenants will work, and I will tell you which areas make sense and what the recorded prices and rents look like.

    Ask Jason on WhatsApp

    Sources: Ministry of Finance Malaysia, “JS-SEZ incentive package to drive high-value investments into Johor”, January 2025; The Edge Singapore / EdgeProp, “Johor-Singapore Special Economic Zone agreement signed by S’pore and M’sian leaders; nine flagship zones set up”, January 2025; MIDA, “Rafizi: Area will create 20,000 skilled jobs in 10 years”, January 2025; MIDA, “Key challenges to Johor-Singapore SEZ”, February 2025; EdgeProp Malaysia, “Govt announces incentives to jumpstart Forest City Special Financial Zone”, September 2024; The Star, “Govt confident of exceeding JS-SEZ target of 20,000 jobs within five years”, July 2026; The Vibes, “JS-SEZ investment momentum continues ahead of master plan launch, economy minister says”, July 2026; The Star, “JS-SEZ ready for next step”, August 2026

    Jason Lim, REN 84424, IQI Realty Sdn. Bhd. E (1) 1584/6. General information checked on 12 October 2026, not legal, tax or financial advice.

  • Floor Plan Red Flags to Check Before You Buy (Feng Shui and Practical)

    Also in: 中文 · Bahasa Melayu · Bahasa Indonesia

    A floor plan tells you more than a show unit. Show units are styled to hide awkward corners; the plan shows you exactly where the doors, walls and beams are. These are the layout points I look at with clients, both for daily living and for the feng shui objections that come up when you resell.

    At the front door

    • Door facing another unit’s door or the lift. Common in high-rise corridors and disliked by many buyers. It also means less privacy every time the door opens.
    • A straight line from the main door to a window or back door. Feng shui says energy “rushes through”; practically, you get no entrance space and the whole home is on show from the corridor.
    • A toilet door visible from the entrance. One of the most common objections. Check the plan, not the photos.

    Kitchen and toilets

    • Kitchen right at the entrance or in the middle of the home. Many buyers prefer it towards the back. Cooking smells in the living room are the practical problem.
    • Toilets stacked above the kitchen or a bedroom in duplex or landed homes: disliked for feng shui reasons and a real risk if pipes ever leak.
    • No wet kitchen or yard. For families who cook, a dry kitchen only can be a deal-breaker. Check where the washing machine and drying area go.

    Bedrooms

    • Beams over the bed position. Feng shui avoids sleeping under a beam; practically, it limits where the bed can go. Check the beam lines on the plan.
    • Rooms that cannot fit a queen bed with walking space on both sides. Measure from the plan; many “bedrooms” in compact units are really studies.
    • Odd angles and sharp corners. Triangular corners waste space and are disliked as “poison arrows”.

    The whole layout

    • Long corridors inside the unit. You pay per square foot for space you cannot use.
    • Living room as a walkway. If the path from the door to the kitchen or bedrooms cuts across the living room, it is hard to furnish.
    • Irregular shapes. A regular, square or rectangular layout is easier to furnish, rent and resell.

    How to use this list

    No unit is perfect, and one or two of these points rarely matter if the price is right. The aim is to know them before you sign, so you can compare like with like and negotiate with your eyes open.

    Send me the floor plan of the unit you are considering and I will go through it with you, alongside the recorded prices for that layout.

    Ask Jason on WhatsApp

    Sources: StarProperty, “Understanding Feng Shui when buying a house”, May 2018; StarProperty, “Common taboos that affect properties”, Jan 2018; J.B.H. Yap and K.C. Lum, “Feng Shui principles and the Malaysian housing market”, Property Management, 2020

    Jason Lim, REN 84424, IQI Realty Sdn. Bhd. E (1) 1584/6. Feng shui is a belief system, not a building standard; this article explains how it affects buyers and resale, and is general information, not advice.

  • Which Way Should Your Condo Face? Sun, Heat and Feng Shui in Malaysia

    Also in: 中文 · Bahasa Melayu · Bahasa Indonesia

    Malaysia sits just north of the equator, so the sun rises in the east and sets in the west all year, almost overhead at midday. That makes the direction your windows face one of the biggest differences between two units in the same building: one stays cool, the other bakes every afternoon.

    Quick answer

    Which direction should a condo face in Malaysia? North or south facing is usually the coolest, because these units avoid most direct sun through the day and need less air-conditioning. West-facing rooms take the full afternoon and evening sun, while east-facing units get morning light and are usually cooler by the afternoon. Feng shui has no single lucky direction for everyone.

    North and south facing: usually the coolest

    Units whose main windows face north or south avoid most direct sun through the day. They tend to be cooler, need less air-conditioning and keep furniture and floors from fading. In the Singapore market, which shares the same climate, this is the facing most buyers ask for first.

    West facing: the afternoon sun

    West-facing living rooms and bedrooms take the full afternoon and evening sun. Rooms heat up, the air-conditioner works harder, and curtains stay shut during the hours you are home. The upside is the sunset view, and some high floors with an open view still sell well. If you buy west facing, budget for solar film or heavy curtains.

    East facing: morning light

    East-facing units get the morning sun and are usually cooler by the afternoon. Many people like the bright mornings; others find early light in the bedroom too much.

    Comparing units in a JB project?

    Send me the project and the units or stacks you are looking at. I will tell you which way each one faces, when it gets direct sun and what it looks out on.

    WhatsApp Jason

    Where feng shui comes in

    Facing is also the element Malaysian buyers rated as the most important in a 2020 study of feng shui and housing in the Klang Valley. Feng shui practitioners match the best facing to the owner, so there is no single “lucky” direction for everyone. For resale, the practical point is simple: a cool, bright unit with a pleasant facing is easier to sell to almost anyone.

    How to check before you commit

    • Look at the site plan or Google Maps with north at the top, and note which way the living room and master bedroom windows face.
    • Visit at around 4 pm if you can. Feel the heat in the living room and look at how much of the floor is in direct sun.
    • Check what is in front: an open view that will be built over later changes both the light and the value.
    • In new launches, ask for the same layout in a different stack. The price difference between facings is often small compared with the difference in comfort.

    Want me to compare two stacks?

    Tell me the project and the two units you are choosing between, and I will compare their facing, view and recorded prices.

    Ask Jason on WhatsApp

    Sources: Stacked Homes, “Best house facing direction”, Apr 2019; J.B.H. Yap and K.C. Lum, “Feng Shui principles and the Malaysian housing market”, Property Management, 2020

    Jason Lim, REN 84424, IQI Realty Sdn. Bhd. E (1) 1584/6. Feng shui is a belief system, not a building standard; this article explains how it affects buyers and resale, and is general information, not advice.

  • Feng Shui and Resale: The 5 Things Malaysian Buyers Check First

    Also in: 中文 · Bahasa Melayu · Bahasa Indonesia

    You may not believe in feng shui. The personyou sell to in ten years might. In Malaysia, that is the practical reason to check it before you buy: it does not change how a home feels to live in, but it can change how many buyers will look at it when you sell.

    What Malaysian buyers actually look at

    A 2020 study of homebuyers in the Klang Valley, published in the journal Property Management, asked people to rate 26 feng shui elements. Five came out on top: the direction the house faces, the main entrance, where the street sits relative to the house, the house or unit number, and the living room. Malay, Chinese and Indian respondents ranked these elements in much the same order, so this is not only a Chinese-buyer question.

    The five checks, in plain terms

    • Facing. Which way the front door and the main windows face. In practice this overlaps with sun and heat, which I cover in a separate article.
    • Main entrance. What you see when the door opens. A view straight through to the back door, a toilet door or a staircase facing the entrance is widely disliked.
    • Street position. Houses facing a T-junction, at the end of a dead-end road, or below road level are avoided by many buyers of every background.
    • Number. The number 4 sounds like “death” in Mandarin and many Chinese dialects, so addresses with a 4 (and for some buyers 13) are harder to sell to that group. Some buildings skip these floor numbers altogether.
    • Living room. A regular, well-lit living room that is not cut through by the path from the door to the kitchen.

    What this means for price

    The study measured what buyers care about, not exact price discounts, and I have not seen reliable figures for how much a “number 4” unit sells for less. What agents and owners commonly report is slower resale and buyers using it to bargain. Treat it as a risk to your exit, not a fixed discount.

    How I would use this

    • If two units in the same building are otherwise equal, pick the one fewer buyers will object to. It costs you nothing today.
    • If a unit with a “bad” feature is clearly cheaper, it can still be a good buy for own stay. Just price in a smaller buyer pool when you sell.
    • For landed homes, walk the street: junctions, slopes, drains and the road level matter more than anything inside, because you cannot renovate them away.

    Questions about a specific unit?

    Send me the unit number and floor plan and I will tell you how buyers in that area are likely to see it, alongside the recorded prices.

    Ask Jason on WhatsApp

    Sources: J.B.H. Yap and K.C. Lum, “Feng Shui principles and the Malaysian housing market”, Property Management, 2020; StarProperty, “Common taboos that affect properties”, Jan 2018

    Jason Lim, REN 84424, IQI Realty Sdn. Bhd. E (1) 1584/6. Feng shui is a belief system, not a building standard; this article explains how it affects buyers and resale, and is general information, not advice.

  • JB Property News: Week of 6 October 2026

    Five things that happened in Johor this past week and what each one means if you are buying, selling or renting out a home in Johor Bahru. Each item links to the original report.

    In short

    • RTS Link: passenger service is now due in February 2027, a month later than the January target.
    • Floods: after flash floods on 30 September, the state is planning a further RM30 million for flood mitigation in 2027.
    • JS-SEZ: Malaysia and Singapore are looking at bringing in investors from third countries.
    • Data centres: Mah Sing has signed a non-binding term sheet to study power supply for data centres, including at Meridin East in Masai.
    • New hotel: IOI Properties and Marriott plan an Aloft hotel in Plentong, due to open in 2030.

    1. RTS Link start moves to February 2027

    Malaysia’s Ministry of Transport and Singapore’s Land Transport Authority said in a joint statement on 2 October that passenger service on the Johor Bahru–Singapore RTS Link is now expected to start in February 2027, rather than January. The operator, RTS Operations, still needs safety certification from an independent assessor and final regulatory approval. Final system tests and trial runs are expected to finish by 31 December 2026, and the infrastructure on both sides is described as substantially complete.

    What it means for buyers

    A one-month slip does not change the long-term case for homes near the Bukit Chagar station, but it does push back the date when commuters can actually use the line. If you are counting on rental demand from Singapore commuters, plan on the first tenants who use the RTS arriving from early 2027, not the end of 2026. Projects still under construction around Bukit Chagar have keys due between 2029 and 2031, so the delay does not affect them.

    See the projects near the station: JB Sentral and Bukit Chagar property, and Residensi Arden vs CTC SkyOne side by side.

    Source: Malay Mail, 2 October 2026.

    2. More money for flood mitigation after the 30 September flash floods

    Flash floods hit parts of Johor Bahru on 30 September. The state is planning an extra RM30 million for flood mitigation in 2027, on top of RM48 million already allocated. Measures under consideration include underground detention tanks, pumps, better drainage and mobile warning systems, and the authorities have reminded developers to comply with drainage requirements. Details are still being planned.

    What it means for buyers

    Before you buy, especially a landed home or a ground-floor unit, ask the owner or management whether the street or car park flooded on 30 September, and check the area on the flood maps your bank or insurer uses. For a high-rise, ask where the electrical and lift rooms are and whether the basement car park has taken water before. For a new launch, ask the developer how its drainage was approved.

    Source: EdgeProp daily digest, 2 October 2026.

    3. JS-SEZ: looking beyond Malaysia and Singapore for investors

    Malaysia and Singapore are exploring ways to bring investors from third countries into the Johor–Singapore Special Economic Zone, and discussed export opportunities. Singapore investment pledges in the zone are put at about S$5.5 billion across manufacturing, data centres and energy. These are commitments, not money already invested.

    What it means for buyers

    More factories and offices in the zone would mean more jobs and more people looking for homes to rent, but it takes years for pledges to turn into tenants. Treat JS-SEZ as a long-term reason to look at Johor, not as a reason to expect rents to rise next year.

    Source: EdgeProp daily digest, 2 October 2026.

    4. Mah Sing studies power supply for data centres at Meridin East

    Mah Sing and Kinergy Advancement signed a non-binding term sheet to study power solutions, including captive power and renewable supply, for proposed data centres at Mah Sing’s Southville City (in Selangor) and Meridin East in Masai, Johor. It is at the stage of technical and commercial advice only.

    What it means for buyers

    If data centres are built at Meridin East, they would add jobs on the eastern side of Johor Bahru, near Masai, Permas Jaya and Pasir Gudang. Nothing has been confirmed yet. If you own or are looking at homes in that area, it is one to watch.

    See Permas Jaya, Senibong Cove and Seri Alam property.

    Source: EdgeProp daily digest, 2 October 2026.

    5. Aloft hotel planned for Plentong

    IOI Properties and Marriott International announced four new hotels in Malaysia, including an Aloft in Plentong, Johor Bahru, due to open in 2030.

    What it means for buyers

    A branded hotel is a sign that the developer expects more business travel to the Plentong and Tebrau side of the city. It is still four years away, so it should not change what you are prepared to pay for a home there today.

    Source: EdgeProp daily digest, 1 October 2026.

    Questions about any of this?

    If one of these changes your plans, or you want to know how it affects a project you are looking at, send me a message. I reply on WhatsApp.

    Ask Jason on WhatsApp

    More to read: JB new launches for October 2026 · all Johor Bahru projects · can a foreigner buy it?

    Jason Lim, REN 84424, IQI Realty Sdn. Bhd. E (1) 1584/6. This is a summary of public reports for general information, not financial or legal advice.

  • JB New Launches, October 2026: 10 Projects With Permit Prices and Key Dates

    Ten new property projects in Johor Bahru that are under construction and selling in October 2026. For each one you get the price band the developer filed on its advertising permit, how much of it is built and when the keys are due, all from the Ministry of Housing register rather than a brochure. Each name links to the full fact sheet with layouts and floor plans.

    This article covers the October 2026 picture. For the full, updated list see new launch property in Johor Bahru (65 projects), new condo launches in Johor Bahru and new house projects in Johor Bahru.

    November’s list: JB new launches, November 2026

    This is a shortlist to compare, not a recommendation. The right project depends on your budget, whether you will live in it or rent it out, and, for foreign buyers, whether the unit clears Johor’s minimum price.

    中文版

    Want the current price list for one of these? Ask me on WhatsApp. I reply myself, usually the same day.

    Ask Jason on WhatsApp

    October 2026 at a glance

    ProjectAreaPrice band on the permitBuiltKeys due
    Residensi SkyOneJB city centreRM374,400 – RM10,654,0000–5%6 Mar 2031
    UOA Residensi AetheraJB city centreRM996,200 – RM4,288,0000%11 Aug 2030
    M Grand MinoriTaman PelangiRM437,000 – RM1,000,0008–16%Jul 2030 / Feb 2031
    Causewayz Square @ JBCCJB city centreRM593,600 – RM1,291,3639.5%26 Nov 2030
    SOHO Sunway MajesticJB city centreRM538,800 – RM1,030,8005%16 Oct 2029
    Residensi ArdenJB city centreRM1,078,000 – RM2,476,50018%18 Feb 2030
    KSL Lakeview @ PonderosaPonderosa, TebrauRM289,500 – RM664,60021%4 Feb 2030
    Mandolin ResidenceTaman Desa TebrauRM450,000 – RM888,00019.5%23 Feb 2030
    Redhill @ Seri AlamSeri Alam, MasaiRM810,000 – RM1,175,0007.5–22.5%Mar / Jun 2028
    Bandar Layangkasa Phase 9Permas Jaya, MasaiRM708,000 – RM883,6005%15 Jul 2028
    Ministry of Housing (KPKT) Teduh register, read 30 September 2026. Permit price bands, not transaction prices.

    See every project I cover on new property projects in Johor Bahru, or browse by area: JB city centre, Mount Austin and Tebrau and Permas Jaya and Masai.

    JB city centre

    Residensi SkyOne

    CTC Skyline Development is building 1,605 freehold serviced apartments in three towers of 44 to 46 storeys, with units of about 463 to 1,270 sq ft. The permit band of RM374,400 to RM10,654,000 is the widest on this list because it runs from the smallest units to the top floors. Construction is at 0 to 5% across the towers, and keys are due on 6 March 2031.

    UOA Residensi Aethera

    UOA’s single 52-storey tower has 786 freehold serviced apartments of 650 to 2,594 sq ft. The permit band is RM996,200 to RM4,288,000, so almost every unit is above Johor’s RM1 million minimum for foreign buyers. The register showed 0% built on 30 September 2026; keys are due on 11 August 2030.

    M Grand Minori

    M Grand Minori, artist’s impression
    Artist’s impression. Image: Mah Sing Group.

    Mah Sing’s two 61-storey towers in Taman Pelangi hold 1,733 freehold serviced apartments of 403 to 835 sq ft. The permit bands are RM437,000 to RM896,000 for Tower A and RM480,000 to RM1,000,000 for Tower B. Tower A is 16.48% built with keys due on 25 July 2030; Tower B is 7.95% built with keys due on 25 February 2031.

    Causewayz Square @ JBCC

    Causewayz Square @ JBCC, artist’s impression
    Artist’s impression. Image: Exsim.

    Exsim’s four-tower development next to JBCC has 4,525 serviced apartments of about 366 to 850 sq ft. The permits for the Dover, Brixton and Axis towers put prices between RM593,600 and RM1,291,363. Construction is at 9.5%, and keys are due on 26 November 2030.

    SOHO Sunway Majestic

    SOHO Sunway Majestic, artist’s impression
    Artist’s impression. Image: Sunway Property.

    Sunway’s SOHO component has 1,012 freehold units of 473 to 688 sq ft in two 34-storey blocks. The permit band is RM538,800 to RM1,030,800. It is 5% built, and keys are due on 16 October 2029.

    Residensi Arden

    Residensi Arden level 68 sky deck
    Level 68 sky deck. Image: Astaka Padu Sdn. Bhd.

    Astaka’s 70-storey tower has 618 freehold serviced apartments of 797 to 1,700 sq ft. Every price on the permit, RM1,078,000 to RM2,476,500, is above Johor’s RM1 million minimum for foreign buyers. It is 18% built, with keys due on 18 February 2030.

    Interested in one of these new launches?

    Tell me which project and your budget. I'll send the price list, layouts and the units still available.

    WhatsApp Jason

    Mount Austin and Tebrau

    KSL Lakeview @ Ponderosa

    KSL Lakeview @ Ponderosa, artist’s impression
    Artist’s impression. Image: KSL Holdings Berhad.

    KSL’s 1,200 freehold serviced apartments at Ponderosa are in two 34-storey towers, with units of 506 to 883 sq ft. At RM289,500 to RM664,600 on the permit, it has the lowest entry price on this list. It is 21% built, with keys due on 4 February 2030.

    Mandolin Residence

    Mandolin Residence, artist’s impression
    Artist’s impression. Image: Plenitude.

    Plenitude’s two 37-storey towers in Taman Desa Tebrau have 712 freehold serviced apartments of 528 to 1,017 sq ft. The permit band is RM450,000 to RM888,000. It is 19.48% built, with keys due on 23 February 2030.

    Landed homes in Masai and Permas Jaya

    Redhill @ Seri Alam

    Redhill @ Seri Alam terrace houses, artist’s impression
    Artist’s impression. Image: Redhill Frontier Sdn. Bhd.

    Redhill Frontier’s 231 freehold double-storey terraces in Seri Alam sit on 20 × 70 ft lots with 2,187 sq ft built-up and individual titles. The permit band is RM810,000 to RM1,175,000. Phase 1 is 22.48% built with keys due on 11 March 2028; Phase 2 is 7.5% built with keys due on 7 June 2028.

    Bandar Layangkasa Phase 9

    Parkland City’s Phase 9 adds 209 freehold double-storey terraces on 20 × 70 ft lots, each with four bedrooms. The permit band is RM708,000 to RM883,600. It is 5% built, with keys due on 15 July 2028.

    If you are a foreign buyer

    Johor generally requires foreigners to pay at least RM1 million per home, and to add state consent, a consent levy of 3% of the price (at least RM30,000) and 8% stamp duty. On this list, every unit at Residensi Arden and almost every unit at UOA Residensi Aethera clears the RM1 million floor. At SkyOne, Causewayz Square, SOHO Sunway Majestic and M Grand Minori only the largest units reach it, and the Mount Austin projects sit below it. Check a specific unit on can a foreigner buy it? and work out the full cost in the buying costs calculator.

    How to read these numbers

    • Price band on the permit: the lowest and highest price the developer filed with the Ministry of Housing for its advertising permit. The current price list can differ, so ask for the latest one before you decide.
    • Built: the certified construction progress on the ministry’s Teduh register, read on 30 September 2026.
    • Keys due: the vacant possession date in the sale and purchase agreement.

    I update this list every month, adding new launches and taking off projects that have sold out or completed.

    Get the October price lists

    Tell me which projects you want to compare and your budget. I will send the current price lists, the units that are still available and a full cost estimate on WhatsApp.

    Get the price lists on WhatsApp

    Sources: Ministry of Housing and Local Government (KPKT) Teduh register, read 30 September 2026; developers’ advertising permits; the fact sheet for each project on this site. Prices are permit bands, not transaction prices or offers. By Jason Lim (REN 84424, IQI Realty Sdn. Bhd. E (1) 1584/6).

  • Own Several Properties? A Will Alone Might Not Be Enough

    If you own several properties, a will alone might not be enough. It is worth checking before your portfolio grows any further.

    Your situation is different? Ask me on WhatsApp. I reply myself, usually the same day.

    Ask Jason on WhatsApp

    What a will does, and doesn’t do

    A will is essential. But it only takes effect after you pass away, and it still goes through probate. For a simple estate, that is fine. With several properties, business interests or more complex holdings, the process can drag on for months, and the court records become public.

    How a trust is different

    WillTrust
    Takes effectAfter deathWhen it is set up, while you are alive
    Probate needed for assets in itYesNo, the trustee already holds them
    How beneficiaries receiveUsually outrightOn the terms you set, e.g. income first, capital at a certain age
    PrivacyProbate is a court processPrivate
    CostLowerHigher: set-up, trustee fees, and possibly stamp duty and legal fees to transfer property in

    A trust also gives you more control. Instead of a lump sum, you can decide how and when each beneficiary receives what, which is useful if your children are at very different stages of life.

    Things to weigh first

    • Transferring a property into a trust is a real transaction, with its own legal and possibly stamp duty costs.
    • If the property has a housing loan, the bank has to agree.
    • Choose the trustee carefully; a licensed trust company is common.

    The two work together

    This is not about replacing your will. A common approach is a trust for the major assets and a will for everything else. If your portfolio has grown beyond one simple estate, it is worth a proper conversation about whether a trust fits. Related: Dying without a will · The insurance gap behind a property portfolio · Joint names in Malaysia

    Not sure whether a will is enough for you? I can walk you through both sides and point you to the right professional.

    WhatsApp Jason about will or trust

    General information, not legal or tax advice. Trusts must be set up by qualified professionals. By Jason Lim (REN 84424, IQI Realty Sdn. Bhd. E (1) 1584/6), licensed will writer.

  • The Insurance Gap Behind Every Property Portfolio

    Before I became a property agent, I was an insurance agent. That background changed how I look at every property and every portfolio, and there is one gap I just can’t unsee.

    Your situation is different? Ask me on WhatsApp. I reply myself, usually the same day.

    Ask Jason on WhatsApp

    Property is frozen when the owner dies

    When you pass away, your family cannot simply sell a property to cover urgent costs. It sits in your estate until probate or letters of administration are granted, which often takes many months. See what happens without a will.

    But the bills keep coming: loan instalments on other units, maintenance fees, quit rent and assessment, legal fees for the estate, and everyday living costs. A property-heavy family can be asset rich and cash poor exactly when it needs cash most, and may be pushed into selling at the wrong time.

    How a life policy fills the gap

    In Malaysia, when you nominate your spouse, children, or a parent (if you have no spouse or children) on a life policy, the payout is held for them and does not form part of your estate. It does not wait for probate, so it can reach your family in weeks rather than months.

    Property in the estateLife policy with a family nominee
    Needs probate first?YesNo
    Typical time to accessMonthsWeeks
    Can pay urgent billsNot until the estate is sortedYes
    General comparison. Actual timing depends on the insurer, the claim and the estate.

    Questions to check

    1. Is each loan protected? MRTA or MLTA can pay off a housing loan if the borrower dies.
    2. Are your nominations up to date? A policy with no nominee, or a nominee who has passed away, pays into the estate and waits like everything else.
    3. Is there enough cash cover for your family to run the portfolio for a year without selling in a hurry?

    I no longer sell insurance policies. I just can’t unsee the gap. If your wealth is mostly property, speak to a licensed financial adviser about the right cover. Related: Will or trust for multiple properties · Case study: the fifth property

    Property-heavy portfolio? Let’s map what your family would actually face, and which gaps need a professional to close.

    WhatsApp Jason about your portfolio

    General information, not insurance or financial advice. Nomination rules and policy terms vary; check with your insurer or a licensed adviser. By Jason Lim (REN 84424, IQI Realty Sdn. Bhd. E (1) 1584/6).

  • Own Property in Two Countries? You Might Need Two Wills

    If you own property in two countries, you might need two wills. The biggest gap I see with cross-border owners is assuming the will they wrote back home automatically takes care of their Malaysian property too. It usually doesn’t work that cleanly.

    Your situation is different? Ask me on WhatsApp. I reply myself, usually the same day.

    Ask Jason on WhatsApp

    A foreign will can cover Malaysian assets

    That part is not the problem. A will made overseas can legally include property in Malaysia. The problem is enforcing it here.

    Why it takes longer

    Your executor first needs a grant of probate in your home country. Then that grant has to be resealed by a Malaysian court (possible for grants from many Commonwealth countries, such as Singapore), or the executor has to apply for a fresh grant here. Foreign documents, certified copies and two sets of lawyers all add time. Meanwhile, the Malaysian property just sits there: it can’t be sold, transferred or refinanced.

    How a separate Malaysian will helps

    Home-country will onlyHome-country will + Malaysian will
    Malaysian propertyWaits for the foreign grant, then resealingMalaysian executor applies for probate here directly
    ExecutorUsually overseasCan be someone in Malaysia
    Home-country assetsCoveredStill covered by the home will

    A Malaysian will does not replace your home-country will. It runs alongside it, covering only your Malaysian assets, so your family can deal with them faster.

    The drafting trap to avoid

    Most wills start by revoking all earlier wills. If your new Malaysian will does that, it could accidentally cancel your home-country will, or the reverse. Each will should be limited to the assets in its own country and say clearly that it does not revoke the other. Tell the person drafting each will that the other exists.

    Related: The truth about “double death tax” · Foreign beneficiaries and state consent · Why your Malaysian property needs a will

    Own property here and back home? It is worth a 15-minute check with someone who understands both sides. I am a licensed will writer as well as a property agent.

    WhatsApp Jason about a Malaysian will

    General information, not legal advice. Will rules differ by country; get advice in each jurisdiction. By Jason Lim (REN 84424, IQI Realty Sdn. Bhd. E (1) 1584/6), licensed will writer.