Author: Jason Lim

By Jason Lim, REN 84424 · IQI Realty · Checked on 5 November 2026

For buyers from Singapore, Indonesia, India, China and Malaysia signing for a Johor Bahru home, the short answer: a new launch from a licensed housing developer uses a statutory sale and purchase agreement (SPA), Schedule G for landed homes or Schedule H for strata, whose payments, delivery deadline, late-delivery damages and defect period are fixed by law. A subsale SPA is negotiated for each deal by the buyer’s and seller’s lawyers. In both you usually pay 10% when you sign; in a subsale the other 90% is commonly due about three months later.

What an SPA is and where it fits

The SPA is the main contract for buying property in Malaysia. It sets out the parties, property, price, payment, completion and handover, and what happens on default. It comes after the booking form (new launch) or the letter of offer (subsale), and before the transfer and loan documents your lawyer prepares from it.

Point	New launch (licensed housing developer)	Subsale (buying from an owner)
Contract form	Statutory Schedule G (landed) or Schedule H (strata)	Agreement drafted for the deal
Who prepares it	The developer’s lawyer, on the prescribed form	One side’s lawyer drafts and the other side’s lawyer reviews
Can terms be changed?	No, the core terms are fixed by law	Yes, by agreement
How the 90% is paid	Progress bills as construction proceeds	One balance payment at completion, mostly by the buyer’s bank
Handover and delays	Deadline of 24 months (G) or 36 months (H); LAD if late	Whatever the SPA sets
Defects	24-month defect liability period after handover	No statutory defect period; inspect first
Title at signing	Usually still the master title	Individual or strata title, or a master title with a deed of assignment

New launch SPAs: Schedule G and Schedule H

In Peninsular Malaysia, Johor included, residential developers are licensed under the Housing Development (Control and Licensing) Act 1966, and its 1989 Regulations prescribe the SPA they must use. The current forms came in with the 2015 amendment (P.U.(A) 106/2015), in force from 1 July 2015. Schedule G covers land and building, such as terraces, semi-detached houses and bungalows on their own lots. Schedule H covers buildings or land to be subdivided into parcels: condos, apartments and landed schemes sold with strata title.

The core terms cannot be changed by agreement. In Ang Ming Lee (Federal Court, 26 November 2019), the court held that the Controller of Housing had no power to change a statutory Schedule H contract to give a developer more time.

The terms the law fixes

Term	Schedule G (landed)	Schedule H (strata)
Paid on signing	10%	10%
Construction stages	65% in eight stages, certified by the developer’s architect or engineer	Same
Paying each bill	Within 30 days of the developer’s written notice; late interest at 10% a year, counted daily	Same
Handover and title	17.5% at vacant possession, 2.5% when the title is delivered	17.5% at vacant possession, 2.5% with the strata title and transfer
Stakeholder sum	5% held by the developer’s lawyer: half released 8 months after handover, half after 24 months	Same
Delivery deadline	24 months from the SPA date	36 months from the SPA date
Late delivery (LAD)	10% a year of the price, from day to day	Same
Defect liability period	24 months from handover; repairs due within 30 days of your written notice	Same, including defects in the common property

On a RM1,000,000 home, LAD works out at about RM274 a day. My guides to the progressive payment schedule, claiming LAD for late vacant possession and defects found after the defect period go into more detail. For claims of up to RM50,000, buyers can also go to the Tribunal for Homebuyer Claims within 12 months of the completion certificate or of the end of the defect liability period, for a RM10 fee (iProperty, citing KPKT data of April 2026).

Booking fees and when the clock starts

Under the statutory form the first payment is the 10% on signing, and Regulation 11(2) bars anyone from collecting payments the contract does not prescribe. Many developers still take a booking amount, and in PJD Regency (Federal Court, 2021) late-delivery damages were counted from the booking fee date, not the later SPA date. Pay it only into the developer’s company account and keep the receipt. My booking fee refund guide covers what to do if you change your mind.

Projects that are not covered

In August 2025 the housing minister told Parliament that the Act does not cover commercial projects such as shop lots and offices, and some JB SOHOs and serviced apartments sit on commercial land. If the SPA is not on Schedule G or H, the contract alone sets the stages, deadlines and damages. A draft Real Property Development Act was at its final drafting stage in July 2026; until it is in force, the 2015 forms apply. Before you book, check the developer’s licence and advertising permit on KPKT’s TEDUH portal, as the ministry urged in September 2026, and see how I verify projects.

The lawyers in a new launch

The developer’s lawyer prepares the SPA and acts for the developer. You can appoint your own lawyer to read it and explain it. The statutory terms will not change, but your lawyer can check your unit’s details: parcel or lot number, area, car park bays, price, the SPA date against any booking date, and extra documents such as a deed of mutual covenant.

Subsale SPAs: negotiated for each deal

A subsale SPA is written for the deal in front of it, so the terms can be negotiated. A lawyer acts for only one side, and each side pays its own lawyer. Use your own lawyer, not the seller’s.

Money and timeline in a typical subsale

Stage	Typical timing	What happens
Letter of offer	Day 0	Earnest deposit of 2–3%, held by the agency or a lawyer as stakeholder
SPA signed	Usually 14 to 21 days later	You top up to 10% and pay the first legal fees
RPGT retention	Within 60 days of the disposal date	From the price, your lawyer pays LHDN 3% if the seller is a Malaysian citizen or permanent resident, 7% if the seller is a foreigner
Approvals	Weeks to months	Loan documents; developer or landowner consent if still on master title; state consent for foreigners and some leasehold titles
Completion	About 3 months from the SPA, or from the last consent	Your bank and you pay the 90% balance; the seller’s loan is redeemed
Extended completion	Often 1 more month	Interest at the rate in the SPA on the unpaid balance
Vacant possession	After the balance is paid, as the SPA sets	Keys, access cards and a joint inspection

A simple subsale often takes three to four months; a foreign buyer’s, five to six, because of state consent. Many SPAs allow extra time without interest for delays that are not the buyer’s fault, such as land office delays or problems with the seller’s title. My guide to making an offer on a subsale home covers the letter of offer, and subsale property risks covers what can go wrong.

What each lawyer does

• Your lawyer: searches the title for charges, caveats and restrictions; drafts or reviews the SPA; stamps documents; applies for consents; and registers the transfer.
• The seller’s lawyer: gets the seller’s loan redemption statement, confirms quit rent, assessment and utility bills are paid, and releases the money once the transfer is registered or consent obtained.
• Master title units: without a strata title, the sale goes by deed of assignment with the developer’s consent, and the transfer is completed later. See my strata title guide.

Key clauses to read before you sign

Ask for the draft a few days early. In a subsale, these are where the negotiation happens.

1. Parties and property. Names and IDs, title number, lot or parcel, area and tenure, matching the title search.
2. Price and deposit. The amount, who holds it as stakeholder and when it is released.
3. Conditions. Loan approval, state consent and developer consent, each with a deadline and a refund if it fails.
4. Completion. When the clock starts, the extension period, the late-interest rate and which delays stop the clock.
5. Vacant possession. The date, the condition, the list of fixtures and furniture, and whether a tenant stays on.
6. Outgoings. Quit rent, assessment, maintenance, sinking fund and utilities, apportioned to the completion date.
7. Default. If the buyer defaults, the deposit is usually forfeited; the Federal Court held in 2019 that a reasonable deposit can be forfeited without proof of actual loss. If the seller defaults, remedies can include a refund with agreed compensation, damages or a court order for specific performance.
8. Restrictions. Leasehold expiry, land-use category, any restriction in interest needing consent, and strata by-laws.
9. Costs. Who pays which legal fees, and stamp duty, which the buyer normally pays on the transfer.

There is no general cooling-off period once you have signed, so raise questions before, not after. If you are buying a condo, also check the building’s management before the SPA.

Signing, stamping and costs

Legal fees for the SPA follow the Solicitors’ Remuneration Order 2023, in force since 15 July 2023: 1.25% of the first RM500,000 (minimum RM500) and 1% of the next RM7 million. The loan agreement carries its own fee, and service tax and disbursements are added.

Item	Malaysian buyer	Foreign buyer
Stamp duty on the transfer (MOT)	1% of the first RM100,000, 2% to RM500,000, 3% to RM1 million, 4% above	8% flat on residential property from 1 January 2026
Stamp duty on the loan agreement	0.5% of the loan	0.5% of the loan
SPA legal fee (scale)	1.25% of the first RM500,000, 1% of the next RM7 million	Same scale
Example: RM1,000,000 home	MOT RM24,000; SPA fee RM11,250	MOT RM80,000; SPA fee RM11,250; plus the Johor state levy

• 30-day deadline. Documents signed in Malaysia must be stamped within 30 days; documents signed abroad, within 30 days of reaching Malaysia (EdgeProp, October 2026).
• Self-assessment. Property transfers without a JPPH valuation are due to move to self-assessment from 1 January 2027; in 2026 a property transfer may still need formal assessment, usually handled by your lawyer.

My guides to legal fees, stamp duty in 2026 and hidden buying costs, and the buying costs calculator, add everything up. The legal steps of buying in Johor show how the SPA fits with the loan and transfer.

Foreign buyers: consent and the SPA

• Minimum price. Foreigners can generally buy Johor residential property only from RM1 million, with exceptions such as designated zones (New Straits Times, April 2026). See my guide to Johor’s minimum price and foreign quota.
• State consent. Your lawyer applies for approval under section 433B of the National Land Code. The SPA should be conditional on consent, with a refund of your deposit if it is refused. Consent often adds one to two months, sometimes more.
• Levy. Johor revised its levy on foreign purchases from 1 July 2025, reported as 3% with a minimum of RM30,000, and a RM50,000 minimum applies to serviced residences below RM1 million (The Star, June 2025; Halim Hong & Quek, October 2025). Your lawyer confirms the amount.
• New launches. Ask how consent will be applied for, and what happens to your 10% if it is delayed or refused.

Bank Negara’s foreign exchange notices allow non-residents to open ringgit accounts, subject to each bank’s checks, which helps you pay deposits and bills on time; see paying for Johor property from abroad. For MM2H, I coordinate with a MOTAC-licensed MM2H agent and handle the property side; approval is decided by the authorities. Start with the MM2H eligibility checker.

This is general information, not legal advice; ask your lawyer to explain your SPA before you sign.

Where to buy if this matters to you

• JB new launches: projects sold on Schedule G or H.
• Iskandar Puteri: Medini, Puteri Harbour and EduCity, with new launches and subsale condos.
• JB Sentral and Bukit Chagar: high-rise homes near the CIQ and the RTS Link station.
• Mount Austin: an established family area with many subsale homes.
• Permas Jaya and Senibong: east-side waterfront strata and landed projects.
• Bukit Indah and Gelang Patah: landed and strata homes towards the Second Link.

Compare areas on my JB property map, or weigh the two routes in new launch vs subsale.

More Johor living guides: Buying your first home in JB · Vacant possession checklist · Avoiding property scams in JB · Home loans in Johor Bahru 2026

Frequently asked questions

What is the difference between a new launch SPA and a subsale SPA?

A new launch from a licensed developer uses a statutory form, Schedule G (landed) or Schedule H (strata), whose payments, delivery deadline, late-delivery damages and defect period are fixed by law. A subsale SPA is negotiated by the buyer’s and seller’s lawyers for that deal.

How much deposit do I pay when signing an SPA in Malaysia?

Usually 10% of the price. In a subsale, the 2 to 3% earnest deposit paid with the letter of offer counts towards it, and you pay the balance when you sign.

How long is the completion period in a subsale SPA?

Commonly about three months from the SPA date, or from the last consent if the unit is on a master title or the buyer is a foreigner, often with a one-month extension at an interest rate set in the SPA. A foreigner’s subsale often takes five to six months in total.

Can I negotiate the terms of a Schedule H SPA?

No, not the core terms. The payment stages, 36-month delivery period, late-delivery damages and 24-month defect period are prescribed by law; in 2019 the Federal Court held that even the Controller of Housing could not change them.

Can a foreigner sign an SPA for a Johor property before state consent?

Yes. Foreign buyers usually sign first, with the SPA conditional on Johor state consent under section 433B of the National Land Code and a refund if consent is refused. Johor generally requires a minimum price of RM1 million for most homes.

What happens if I back out after signing the SPA?

In a subsale, if you fail to complete, the seller can usually terminate and keep the 10% deposit. There is no general cooling-off period, so ask your lawyer before you sign.

Signing an SPA in Johor Bahru?

Tell me the project or address, new launch or subsale, your budget and where you are buying from. I will explain the SPA type, timeline, cash needed at each step and points to raise with your lawyer. You can also book an appointment for a viewing or showroom visit, or a Zoom consultation if you are abroad.

Sources: Housing Development (Control and Licensing) (Amendment) Regulations 2015, P.U.(A) 106/2015, gazetted 1 June 2015, in force 1 July 2015; Allen & Gledhill, on the Federal Court ruling in Ang Ming Lee, 22 January 2020; AskLegal, LAD and the booking fee date after PJD Regency, accessed November 2026; The Star, “Time to legalise booking fees?”, 7 June 2026; EdgeProp, Housing Development Act to be amended to cover sick commercial projects, 18 August 2025; Bernama, “Draft Real Property Development Act in final stage, says Nga”, 31 July 2026; Malay Mail, KPKT urges buyers to check TEDUH, 7 September 2026; iProperty, guide to the Tribunal for Homebuyer Claims (citing KPKT data of April 2026), accessed November 2026; EdgeProp, “What is a Sales and Purchase Agreement (SPA) in Malaysia”, 15 October 2026; StashAway, sale and purchase agreements in Malaysia, 19 October 2026; PropertyGuru, features and provisions of an SPA, accessed November 2026; iProperty, a conveyancer on what to check before signing the SPA, updated July 2021; Donovan & Ho, cash flow and timing of a sub-sale purchase by foreigners, updated March 2024; Low & Partners, how long a sale and purchase takes to complete, updated August 2026; LHDN, Tanggungjawab Pelupus dan Pemeroleh (responsibilities of disposer and acquirer), updated 26 June 2026; Donovan & Ho, “Increased tax retention for foreign sellers”, February 2018, updated March 2024; Skrine via Mondaq, “Federal Court Restates The Law On Deposits And Damages Clauses”, 21 November 2019; Richard Wee Chambers via Conventus Law, “The Solicitors’ Remuneration Order 2023”, 15 September 2023; LHDN, Garis Panduan Pengenaan Duti Setem, First Schedule, Stamp Act 1949, 30 June 2026; Skrine, “Proposed Amendments to the Stamp Act”, 24 November 2025; EdgeProp, LHDN stamping guide 2026, 22 October 2026; New Straits Times, “Foreigners hit Johor property resale wall”, 20 April 2026; The Star, “Johor looking to raise levy on property purchases by foreigners”, 19 June 2025; Halim Hong & Quek, on Johor’s legal and tax framework for foreign acquisitions, 6 October 2025; Bank Negara Malaysia, Consolidated Foreign Exchange Policy Notices, in force 1 October 2025

Jason Lim, REN 84424, IQI Realty Sdn. Bhd. E (1) 1584/6. General information checked on 5 November 2026, not legal, tax or financial advice. Laws, fees and practice change; confirm with your lawyer, LHDN and the Johor land office before you sign.

By Jason Lim, REN 84424 · IQI Realty · Checked on 5 November 2026

If you miss a home loan instalment in Malaysia, nothing is taken from you overnight. The bank adds a small late charge, usually 1% a year on the overdue amount, contacts you and reports the arrears to CCRIS. Foreclosure normally comes only after about three months or more of arrears, written notices and, for titled property, an order for sale. Until the property is sold you can still catch up, ask the bank to reschedule or restructure, get free help from AKPK, or sell the property yourself.

This guide is for Malaysian and foreign owners with a Malaysian home loan. It is general information, not financial or legal advice: your loan agreement decides the details. If repayments have become hard, you are not alone, and defaults are less common than many people fear: impaired household loans were about 1% of the total at the end of 2025, according to a parliamentary reply reported by The Star in July 2026.

The first three months: what usually happens

Every bank has its own process, but the early stages look similar:

Stage	What usually happens	What you can do
One instalment missed	A late charge starts on the overdue amount; reminders follow. CCRIS shows one instalment in arrears.	Pay as soon as you can. If it is more than a one-off, call the bank now.
Two to three instalments missed	Collection calls. Some banks raise the loan rate, and loan terms may let the bank set off money from your savings account with it.	Ask about rescheduling or restructuring; contact AKPK if you have several debts.
More than three months in arrears	The loan is classified as impaired and typically moves to recovery. A letter of demand or recall of the whole loan can follow.	You can still settle or agree new terms, but legal costs start to build up.

How much the late charges cost

The late charge itself is small. Fee pages I checked in November 2026 show 1% a year on the arrears for conventional loans, and for Islamic financing a 1% a year compensation charge (ta’widh), switching to the overnight Islamic interbank rate on the balance after maturity or judgment. One RM2,500 instalment unpaid for 60 days costs about RM4 (RM2,500 × 1% × 60/365). The bigger costs come later:

• A higher loan rate. One bank’s schedule adds 1.5% a year above its prescribed rate from the third time in 12 months an account is 31 days overdue, and 2.5% at 100 days overdue, until arrears are cleared. Another says the rate may rise after three missed instalments in a row.
• Legal and recovery costs. Loan agreements usually let the bank add the costs of notices, court papers and auctions to your debt.
• Other bills. Maintenance fees, quit rent and assessment tax keep running. See my guides to maintenance fees and sinking funds and quit rent and assessment tax.

Floating-rate instalments follow the bank’s base rate, which moves with the Overnight Policy Rate. BNM kept the OPR at 2.75% at its final 2026 meeting on 5 November 2026; check bnm.gov.my for later decisions. I make no rate predictions.

What missed payments do to your CCRIS record

CCRIS is BNM’s central credit register, which lenders read when you apply for credit. According to BNM:

• 12 months of conduct. Instalments in arrears for each month.
• Not a blacklist. BNM takes no part in lending decisions; each lender sets its own policy.
• Problem loans are flagged as Special Attention Accounts when under monitoring for recovery.
• Free to check through eCCRIS online or at kiosks in AKPK offices.

Rescheduled or restructured loans are also tagged. Under BNM’s impairment rules, one arranged directly with the bank stays impaired until you have paid on the new terms for at least six months in a row; one restructured through AKPK can be non-impaired once the new terms are agreed. If you want to buy again later, my guide to why housing loans get rejected explains how banks read CCRIS and your debt service ratio (DSR).

Your options, from simplest to hardest

Option	How it works	Good to know
Catch up the arrears	Pay the overdue instalments and charges, then keep paying on time.	Best for a short gap. Months already reported stay on the 12-month record.
Rescheduling	Usually a longer tenure, so the instalment falls.	More interest overall. Ask for the new total cost in writing.
Restructuring	Other terms change, such as adding arrears to the loan or lower payments for a set period.	The bank’s decision, based on your income.
AKPK Debt Management Programme	One plan for your debts with BNM-regulated lenders.	Free. Most useful with several debts.
Rent the property out	Rent helps cover the instalment while you live elsewhere.	Check building rules first. See my landlord guide to tenancy agreements and renting out property in Johor.
Sell on the open market	The buyer’s money redeems the loan; you keep any balance.	Usually better than an auction. See below.
Claim on mortgage insurance	After a death or covered disability, MRTA or MLTA may settle some or all of the loan.	Check with the insurer. See MRTA vs MLTA.

How to approach your bank

The Association of Banks in Malaysia said in 2017 that banks should contact struggling borrowers early, offer a suitable repayment plan and treat foreclosure as a last step after other reasonable attempts, including the borrower’s own sale, have failed. Going to the bank first helps:

1. Use official channels only. The banks’ association says banks do not appoint outside agents for repayment help, so ignore anyone offering to “settle” with your bank for a fee.
2. Explain what changed and for how long.
3. Bring numbers: payslips or statements, expenses, other debts and what you can afford.
4. Ask for the new instalment, tenure, total interest, fees and CCRIS treatment.
5. Get it in writing, and keep paying what you can while the bank reviews it.

BNM says you can ask a debt collector for an authorisation card and written notice of the debt, and report harassment to the bank’s complaints unit. Unresolved disputes up to RM250,000 can go to the Financial Markets Ombudsman Service (BNM, January 2025). BNMLINK: 1-300-88-5465, weekdays.

AKPK: free counselling from a BNM agency

The Credit Counselling and Debt Management Agency (AKPK) was set up by BNM in 2006, and its services are free. Its Debt Management Programme (DMP) can help eligible borrowers restructure debts with BNM-regulated lenders, including housing loans. AKPK reported that the DMP approved more than 112,000 cases in 2023 and 2024, and that participants’ average DSR fell from above 80% to about 40% (Bernama, April 2025).

Published guides say applicants must not be bankrupt or at an advanced stage of legal action, so go early. Check current criteria at akpk.org.my.

The road to foreclosure: court order or LACA

If your property has its own individual or strata title, the bank holds a registered charge and must follow the National Land Code. If the title had not been issued when you took the loan, the bank usually holds an assignment of your rights (LACA).

	Titled property (charge)	No individual or strata title (LACA)
Notice	Letter of demand, then a Form 16D notice of default (section 254) giving one month to remedy	Letter of demand and notices under the loan documents
Who orders the sale	The High Court (registry titles) or the Land Administrator (land office titles)	No court order needed: the bank sells under the assignment and power of attorney
Your chance to object	At the hearing you can show “cause to the contrary”, for example a defective notice	No court hearing is needed before the sale, so speak to the bank and a lawyer early
Reserve price	Fixed by the court at an estimated market value, based on a valuation report	Set by the bank
Where it is sold	Online on the judiciary’s e-Lelong portal	Through a licensed auctioneer

For a registry title the court must grant the order for sale unless you show cause to the contrary at the hearing, and it then fixes the auction date and reserve price. There is no fixed timetable from first missed payment to auction; it often takes many months, longer if contested. If you receive a Form 16D or court papers, see a lawyer promptly. If you pay what is owed before the auction, the bank can withdraw the proceedings.

What an auction means for you as the owner

• The price is set by bidding. Bidders usually cannot see inside. If nobody bids, the reserve price is usually cut, often by about 10% per round according to property portals.
• Proceeds pay the bank first: loan, interest, charges and costs. Any surplus goes back to you.
• A shortfall is still owed, and the bank can sue for it. A creditor can generally petition for bankruptcy only for debts of at least RM100,000 under the Insolvency Act 1967. Budget 2027 proposed raising this to RM150,000, with no start date yet (RinggitPlus, October 2026).
• You have to move out once the buyer pays the balance (within 120 days in court sales).

My guide to buying auction property in Johor Bahru explains the bidder’s side.

Selling before an auction

If you cannot keep the property, selling it yourself usually beats waiting for an auction: buyers can view and get loans normally, and you set the asking price and timing.

1. Get a redemption statement showing the full settlement amount (one bank charges RM50).
2. Price it realistically against recorded and asking prices. See pricing a house to sell in Johor Bahru.
3. Tell the bank in writing, send the signed sale and purchase agreement, and ask whether it will hold further action while the sale completes. That is the bank’s decision.
4. Complete through lawyers. The buyer’s side pays the redemption sum and you receive the rest. See the legal steps of buying and selling in Johor and legal fees.

If the price is below what you owe, you must cover the difference or agree a settlement with the bank. Budget for agent and legal fees and any real property gains tax. If you decide to sell, start with my sell my property page.

If you live overseas or are a foreign owner

• Keep your address up to date. Notices go to the address in your loan documents.
• Plan for exchange rates and transfer times; keep a buffer in a Malaysian account. See paying for Johor property from abroad.
• Know who can buy. Foreign buyers in Johor generally face a RM1 million minimum for most residential property (New Straits Times, April 2026). See selling Johor property as a foreigner.
• Get help on the ground: a Malaysian lawyer for legal papers. See managing JB property from overseas.

Where to look if you are downsizing or starting again

Some owners sell and move to a smaller home with lower running costs. These area guides cover a wide range of price points:

• Skudai, Tampoi and Kempas: mature landed estates and apartments.
• Kulai and Senai: landed homes near the airport and industrial areas.
• Bukit Indah and Gelang Patah: the west side, towards the Second Link.
• Permas Jaya and Senibong: east-side condos and waterfront projects.
• Tebrau, Setia Indah and Molek: established neighbourhoods with malls nearby.
• Mount Austin: condos and landed homes near schools and cafes.

Compare them on my JB property map, and test a new instalment with the home loan calculator. I do not recommend any bank, law firm or debt adviser over another.

More Johor living guides: Home loans in JB for 2026 · Auction property in JB · Landlord guide to tenancy agreements · Cost of living in JB

Frequently asked questions

What happens if I miss one home loan payment in Malaysia?

The bank adds a late payment charge, commonly 1% a year on the overdue instalment, sends reminders and reports one instalment in arrears to CCRIS for that month. One missed payment does not lead to foreclosure. Pay as soon as you can, and call the bank if the problem may continue.

How many months of missed payments before the bank takes action?

There is no single rule, but BNM requires banks to classify a loan as impaired once it is more than 90 days past due, and recovery action such as a letter of demand usually follows around then. For titled property the bank must also serve a Form 16D notice giving one month to remedy before it can apply for an order for sale.

Can I ask my bank to reschedule or restructure my home loan?

Yes. You can ask for rescheduling, which usually extends the tenure to lower the instalment, or restructuring, which changes other terms such as adding arrears to the loan. Approval is the bank’s decision. Bring proof of income and expenses, and get the new terms and total cost in writing.

Is AKPK free, and can it help with a housing loan?

Yes. AKPK is an agency set up by Bank Negara Malaysia in 2006 and its services are free. Its Debt Management Programme can help eligible borrowers restructure debts with banks and other BNM-regulated lenders, including housing loans. Applicants generally must not be bankrupt or at an advanced stage of legal action, so go early.

Will missed payments stay on my CCRIS report?

CCRIS shows the number of instalments in arrears for each of the last 12 months, so a missed month remains visible on that rolling record. BNM says CCRIS is not a blacklist; each lender decides how to weigh it. A rescheduled or restructured loan is also tagged.

Can I sell my house before the bank auctions it?

Yes, and it is often the better result. Get a redemption statement, price the property realistically, tell the bank in writing and send it the signed sale and purchase agreement. The buyer’s money redeems the loan. If the price is below what you owe, you need to cover the difference or agree a settlement with the bank.

Do I still owe money after my house is auctioned?

If the auction price does not cover the loan, interest and costs, you still owe the shortfall and the bank can sue for it. If there is money left over, it goes back to you. Take advice from a lawyer and AKPK as early as possible.

Weighing up whether to sell or rent out?

Tell me the project or area, the unit type and roughly how much is left on the loan. I will share recorded and asking prices and asking rents for similar units, so you can compare selling with renting out. You can also book an appointment, or a Zoom consultation if you are abroad.

Sources: Bank Negara Malaysia, Monetary Policy Statement, 3 September 2026; Bank Negara Malaysia, Classification and Impairment Provisions for Loans/Financing, 6 April 2015; Bank Negara Malaysia, FAQ on CCRIS, accessed November 2026; Bank Negara Malaysia, FAQ on harassment by debt collection agencies, accessed November 2026; Bank Negara Malaysia, “Agensi Kaunseling dan Pengurusan Kredit commences operations”, 17 April 2006; Bank Negara Malaysia, launch of the Financial Markets Ombudsman Service, 17 January 2025; Bernama, on AKPK’s Debt Management Programme results for 2023–2024, 14 April 2025; CompareHero, “What actually happens when you go to AKPK for help?”, updated 22 December 2021; Association of Banks in Malaysia, “Proper processes in place before actions are taken on defaulted borrowers”, 16 November 2017; The Sun, “Bank association: talk to banks about repayment options, not via agents”, accessed November 2026; Zaid Ibrahim & Co via Chambers and Partners, “Understanding foreclosure proceedings in Malaysia”, 5 March 2025; Azhar & Wong, “Basic foreclosure proceedings: High Court charge action (registry title)”, accessed November 2026; Azhar & Wong, “Foreclosure proceedings in Malaysia for properties with issued title (mid-2025)”, accessed November 2026; EdgeProp, “Going for homes under the hammer”, 14 June 2017; PropertyGuru, guide to property auctions in Malaysia, accessed November 2026; RinggitPlus, “The RM150,000 bankruptcy threshold and what changes for your debts”, 28 October 2026; The Star, “Household debt at RM1.73 trillion, 84.4% of GDP but loan defaults remain low”, 1 July 2026; New Straits Times, “Foreigners hit Johor property resale wall”, 20 April 2026

Jason Lim, REN 84424, IQI Realty Sdn. Bhd. E (1) 1584/6. General information checked on 5 November 2026, not financial or legal advice. Loan terms, charges and procedures differ by bank and by agreement; check your letter of offer and speak to your bank, AKPK or your own lawyer before you decide.

By Jason Lim, REN 84424 · IQI Realty · Checked on 5 November 2026

This guide explains property agent fees in Malaysia for buyers, sellers, landlords and tenants, including those from Singapore, Indonesia, India and China. The short answer: the party who appoints the agent pays, which in practice is usually the seller or the landlord; the official scale caps sale fees at 3% of the price (minimum RM1,000) and letting fees at 1.25 months’ rent for tenancies of up to three years. Before you pay anyone, look up their REN, PEA or REA number on the Board’s register.

Who regulates property agents in Malaysia

Estate agency in Malaysia is regulated by the Board of Valuers, Appraisers, Estate Agents and Property Managers, known by its Malay initials LPPEH and in English as BOVAEP. It works under the Valuers, Appraisers, Estate Agents and Property Managers Act 1981 (Act 242). The Board keeps the register of estate agents, probationary estate agents and firms, sets the scale of fees and handles disciplinary cases.

You will meet three kinds of registered people:

Title	What it means	What they can do
REN (Real Estate Negotiator)	Has passed the Board’s negotiator certification course and works under one registered firm	Markets property, arranges viewings and negotiates for the firm. Cannot run their own agency; fees are paid to the firm, not to the negotiator.
PEA (Probationary Estate Agent)	Has the required qualifications and is completing practical training	Works under a registered estate agent while training.
REA (Registered Estate Agent)	Fully registered estate agent with an authority to practise	Can run an estate agency firm, which carries its own registration number in the form E (1) followed by digits.

The Board’s figures, reported by Malay Mail in October 2024, counted 3,121 registered estate agents and 74,545 registered negotiators. Under section 22C of Act 242, only a registered estate agent with an authority to practise may carry on estate agency; negotiators work for that agent’s firm.

Who pays the agent: sales, rentals and new launches

Malaysia’s rules tie the fee to the appointment. The firm charges, and may only accept a fee from, the person who appointed it. So the real question is: who signed the appointment with the agent?

Deal	Who usually appoints and pays	Notes
Subsale (resale) home	Seller	The seller may build the fee into the asking price, so the buyer bears it indirectly. A buyer pays only if they appoint their own agent in writing to find a property.
Subsale with two agents (co-broke)	Seller pays one fee	The seller’s agent shares the fee with the buyer’s agent. Without a written split, the standard default is 50/50 between the two firms. The buyer pays nothing extra unless they signed their own appointment.
Rental	Landlord, in most residential lets	No law says it must be the landlord; it depends on who appointed the agent. Agree it in writing before the agent starts work.
New launch from a developer	Developer	Project marketing fees are agreed between the developer and the agency, outside the 3% scale. Buyers are not normally charged an agent fee.

Can an agent charge both sides?

No. Rule 89(2) of the Valuers, Appraisers and Estate Agents Rules 1986 says an agent shall not charge, or attempt to charge, fees on more than one party in any one transaction. If a landlord’s agent also asks the tenant for a “commission” or “processing fee”, ask in writing what it is for. Costs a tenant normally bears, such as the tenancy agreement’s legal fee and stamp duty, go to the lawyer and LHDN, not the agent.

When the fee becomes payable

• Unconditional agreement: the fee is due when the sale and purchase agreement or tenancy agreement is signed.
• Conditional agreement: due when the last condition is met, for example a loan approval or state consent clause.
• Aborted deals: if the other side walks away and a deposit is forfeited, the agent’s claim is generally limited to the lower of half the fee or half the forfeited deposit.

The official scale of fees

The maximum fees are set in the Seventh Schedule (Rule 48) and published on the LPPEH website. They are ceilings, not fixed prices: a firm may agree a lower fee, but charging above the scale is treated as misconduct.

Sale or purchase

Item	Maximum fee
Land and buildings	3% of the price
Other services, such as joint ventures, sale of a company or property swaps	3%
Chattels, including plant and machinery	10% of the proceeds
Minimum fee	RM1,000 per property

Worked examples at the full 3% ceiling, before any service tax: a RM500,000 terrace house means up to RM15,000; a RM1,200,000 condo, up to RM36,000. The rate is whatever your appointment letter states, at or below 3%.

Lettings

Length of tenancy	Maximum fee	Example at RM2,000 a month
Up to 3 years	1.25 months’ gross rent	Up to RM2,500
More than 3, up to 4 years	1.50 months’ gross rent	Up to RM3,000
More than 4, up to 5 years	1.75 months’ gross rent	Up to RM3,500
More than 5 years, with an option to renew	1.75 months plus 0.25 month for each additional year	Depends on the term
Minimum fee	One month’s rent	RM2,000

Two details matter in Johor Bahru. One-year and three-year tenancies fall in the same band. And the letting scale does not apply to serviced offices, serviced apartments or similar premises, which many JB high-rises are; there the fee is whatever you agree, so put it in writing.

Extras an agent may claim

On top of the fee, the scale allows actual costs such as printing, document copies, advertising, signboards and brochures, and travel only where the property is more than 40 km from the agent’s office. The agent must not incur these without the client’s prior agreement.

Property management is a separate fee

Finding a tenant is one service; collecting rent and managing the tenancy is another. The Board’s property management scale is 5% of gross annual rent on the first RM30,000, 3% on the next part up to RM100,000 and 2% above that, with a minimum of RM50 a month per holding. Owners living abroad can read my guide to managing a JB property from overseas.

Service tax on agent fees

The Royal Malaysian Customs Department lists services by registered valuers, appraisers and estate agents as taxable professional services, with a registration threshold of RM500,000 of taxable services a year. The service tax rate on these services has been 8% since 1 March 2024. On a RM15,000 fee that adds RM1,200. Ask for the fee and any service tax as separate lines on the invoice.

How to check an agent is registered

1. Ask for the number. Every genuine negotiator or agent has a REN, PEA or REA number, and their adverts should show it with the firm’s name and registration number.
2. Search the register. Go to the Board’s public search at search.lppeh.gov.my (linked from lppeh.gov.my) and look up the individual by number or name. You can try it with my own number, REN 84424.
3. Match the details. The name, number and firm on the register, and the photo on the tag’s QR profile, should match the person in front of you and the business card. A negotiator can be attached to only one firm at a time.
4. Check the firm. Use the firm search on the same site, then call the firm’s listed office number to confirm the person works there.
5. Look at the tag. The Board’s tag carries a holographic logo and a QR code that opens the person’s register profile. Do not rely on tag colour alone; check the register.
6. Check the money trail. Booking deposits should go into the firm’s client account, or to the owner or a lawyer as stakeholder, against a receipt. Before paying, you can also check the account number on the police SemakMule portal.

The register confirms a licence, not that the unit exists or that the seller owns it, so still ask for proof of ownership. My guide to property scams in Johor Bahru covers those checks, and how I verify projects explains the developer side.

Red flags: unregistered agents and personal accounts

Acting as an estate agent without registration, or pretending to be one, is an offence under section 30 of Act 242, with a fine of up to RM300,000, up to three years’ jail or both, plus RM1,000 for each day the offence continues. Fees for unauthorised work also cannot be recovered in court.

The risk is real. The Board told Malay Mail in October 2024 that about 1,500 people lost nearly RM60 million to unlicensed brokers from 2019 to 2023. In January 2026 The Star reported police figures of 24 cases of people posing as property agents in 2025 with RM5.1 million lost, up from 10 cases in 2023, with Facebook Marketplace the most common platform. Watch for:

• No number, or one that does not match. No REN, PEA or REA number on the advert, or a register name that differs from the person you meet.
• Payment to a personal account. Any request to pay a booking fee or deposit into an individual’s account rather than the firm’s client account or the owner’s account.
• Money before a viewing. A deposit asked for before you have seen the unit or made a written offer.
• Pressure. A price far below similar units nearby and a push to decide on the spot.
• Fees from both sides. An agent who wants a fee from you and from the other party for the same deal.
• Overseas “agents” selling Johor property. Foreign agents cannot market Malaysian property on their own; they must work through a locally registered firm. The same applies to “consultants” or investment groups taking a fee.

If something feels wrong, stop paying, call the National Scam Response Centre on 997 and your bank, make a police report and report the person to LPPEH and the firm they claim to work for.

What to agree in writing before you start

• Who is the client. The appointment letter should name who appointed the firm, and that person alone pays.
• The fee. A percentage or amount at or below the scale, whether service tax applies, and which costs, if any, you agree to reimburse.
• Exclusive or open. Whether the appointment is exclusive, how long it lasts and how it ends. An expired exclusive appointment does not renew by itself.
• Deposits. Who holds the earnest deposit and on what terms; see my guide to booking fee refunds.

Lawyers’ fees follow a separate scale; see my guide to legal fees when buying property, and stamp duty is covered in stamp duty in Malaysia 2026. Sellers can see how to price a JB home in 2026, and landlords my tenancy agreement guide for JB landlords.

Notes for foreign buyers and MM2H applicants

The fee rules are the same for foreigners. The purchase rules differ: foreigners can generally buy Johor residential property only from RM1 million, with some exceptions such as designated zones (New Straits Times, April 2026), and state consent applies; see my Johor foreigner minimum price guide. MM2H agents hold a separate MOTAC licence. For MM2H, I coordinate with a MOTAC-licensed MM2H agent and handle the property side; approval is decided by the authorities. Start with the MM2H eligibility checker.

Where to buy if this matters to you

• Mount Austin: an active subsale and rental market with condos, landed homes and shops.
• JB Sentral and Bukit Chagar: high-rises near the CIQ and the RTS Link station, many of them serviced apartments.
• Iskandar Puteri: Medini, EduCity and the Second Link, with both new launches and subsales.
• Tebrau, Setia Indah and Molek: established landed neighbourhoods.
• Permas Jaya and Senibong: east-side condos and waterfront homes.
• New launches in Johor Bahru: where the developer, not the buyer, normally pays the agency.

Compare them on my JB property map.

More Johor living guides: Renting in JB as a foreigner · Selling JB property as a foreigner · Making an offer on a subsale · Buying your first home in JB

Frequently asked questions

Who pays the agent fee when buying a property in Malaysia?

The party who appointed the agent. In most subsales that is the seller, and in new launches the developer, so the buyer pays no agent fee. A buyer pays only if they signed their own appointment with an agent to find a property.

What is the maximum agent commission for selling a house in Malaysia?

3% of the sale price for land and buildings, with a minimum fee of RM1,000 per property, under the Seventh Schedule (Rule 48) published by LPPEH. It is a ceiling; a lower fee can be agreed. Service tax at 8% may be added.

How much is the agent fee for renting out a property?

Up to 1.25 months’ gross rent for a tenancy of up to three years, 1.5 months for over three to four years and 1.75 months for over four to five years, with a minimum of one month’s rent. The scale does not apply to serviced apartments.

Can an agent charge both the landlord and the tenant?

No. Rule 89 of the 1986 Rules says an agent must not charge fees on more than one party in a transaction, and may accept a fee only from the person who appointed the firm. Ask in writing what any extra charge is for.

How do I check if a property agent is registered in Malaysia?

Ask for their REN, PEA or REA number and search it on the LPPEH public register at search.lppeh.gov.my. Check that the name, photo and firm match, scan the QR code on their tag and confirm with the firm’s office.

Is service tax charged on property agent fees?

Services of registered estate agents are a taxable professional service. Firms registered for service tax charge 8% on the fee, the rate since 1 March 2024. It applies to the fee, not to the property price or the rent.

What happens if I use an unregistered agent?

Your deposit has little protection. Acting as an estate agent without registration is an offence under section 30 of Act 242, with fines up to RM300,000, up to three years’ jail or both. Report suspected cases to LPPEH and the police.

Selling, letting or buying in Johor Bahru?

Tell me whether you are selling, buying, letting or renting, the area and your timeline. I will explain how the appointment and fees would work for your situation, in writing, before you commit to anything. You can also book an appointment, or a Zoom consultation if you are abroad.

Sources: LPPEH, scale of fees, Seventh Schedule (Rule 48): estate agency, lettings and property management, accessed November 2026; LPPEH, functions of the Board, accessed November 2026; OpenExamPrep, MEAS Standard 4: estate agency fees, accessed November 2026; OpenExamPrep, MEAS Standards 7 and 8: co-agency practice, July 2026; OpenExamPrep, professional ethics and prohibited conduct (Rule 89), accessed November 2026; OpenExamPrep, Act 242 illegal practice and offences, accessed November 2026; PropertyGuru, who pays property agent fees, accessed November 2026; SPEEDHOME, rental agent commission guide, figures as of October 2026; Royal Malaysian Customs Department, Service Tax briefing (via MIDA), November 2018; KPMG Malaysia, increase in service tax rate to 8% from 1 March 2024, January 2024; Mudah.my, REA and REN tags: what to check, 20 March 2025; PropertyGuru, how to check a REN or REA number, accessed November 2026; Bernama, on illegal property brokers and how to check REA, PEA and REN status, 22 September 2020; EdgeProp, “Associations urge consumers to report illegal real estate brokers to BOVAEP”, 17 March 2020; New Straits Times, “Tracking illegal real estate agents in Malaysia”, 19 March 2020; Malay Mail (via Newswav), “Regulator: Dodgy property brokers scammed nearly 1,500 of RM60m over five years”, 23 October 2024; The Star, “A market for property scams”, 19 January 2026; New Straits Times, “Foreigners hit Johor property resale wall”, 20 April 2026; MyGOV, NSRC 997 hotline, updated 21 October 2026

Jason Lim, REN 84424, IQI Realty Sdn. Bhd. E (1) 1584/6. General information checked on 5 November 2026, not legal, tax or financial advice. Fee scales, tax rules and registration details change; confirm with LPPEH, the Customs Department and your lawyer, and agree every fee in writing before you commit.

By Jason Lim, REN 84424 · IQI Realty · Checked on 5 November 2026

Refinancing means taking a new loan, from your bank or another one, to pay off your existing home loan, usually for a lower rate, a lower instalment or cash from your home’s value. For Johor Bahru owners it tends to make sense only after the lock-in period has ended and when the interest saved clearly outweighs costs of about 2% to 3% of the loan. Bank Negara Malaysia kept the Overnight Policy Rate (OPR) at 2.75% on 5 November 2026.

What refinancing means

The new lender pays off your old loan, the old charge or assignment over your property is discharged, and a new one is registered for the new lender. Owners usually refinance for one or more of these reasons:

• A lower interest rate. Older loans may be priced above what banks now offer.
• A lower instalment. Through a lower rate, a longer tenure or both; a longer tenure usually means more interest overall.
• Cash out. Borrowing more than you owe, for example to renovate.
• A different loan type. Term to flexi, or conventional to Islamic.

First, ask your current bank whether it will reprice your loan; that can avoid a new set of documents. Get any fees and lock-in terms in writing.

Where rates stand in November 2026

Bank Negara cut the OPR from 3.00% to 2.75% on 9 July 2025 and has held it there since, including at its last 2026 meeting on 5 November. I don’t make rate forecasts.

Item	What it means for your loan
OPR	2.75% (5 November 2026). The benchmark floating-rate loans follow.
Standardised Base Rate (SBR)	Reference rate for new floating-rate loans and refinancing since 1 August 2022. It moves only when the OPR moves.
Base Rate (BR) and Base Lending Rate (BLR)	Older loans stay on these. They move in step with the SBR, so your spread stays the same unless you reprice or refinance.
Rates reported by a comparison site	Effective rates of roughly 4.22% to 4.35% a year for well-qualified borrowers, with some refinancing offers from about 3.50% (iMoney, July 2026, updated August 2026). Offers depend on your profile and change often.

When refinancing can make sense, and when it usually doesn’t

Often worth a closer look	Often not worth it
Your lock-in period has ended	You are still inside the lock-in, so a penalty applies
Your rate is clearly above current written offers	The gap is small and costs would take years to recover
You plan to keep the home for several more years	You expect to sell soon (see my guide to pricing a JB home for sale)
You need funds for a clear purpose and can afford the larger instalment	You would be borrowing to cover day-to-day spending or other debts
Your income and credit record are in good shape	Your CCRIS record shows recent late payments

What refinancing costs

A refinance is a new loan, so most loan costs apply again. iProperty and iMoney both put the total at about 2% to 3% of the loan.

Cost	How it is worked out	Example on a RM400,000 loan
Legal fees for the loan documents	Solicitors’ Remuneration Order 2023 scale (Peninsular Malaysia): 1.25% of the first RM500,000 (minimum RM500), then 1%.	RM5,000 plus service tax and disbursements
Stamp duty on the new loan agreement	0.5% of the loan amount. Ask your lawyer whether any relief applies.	RM2,000
Valuation	Scale fee: 0.25% of the first RM100,000, then 0.20% up to RM2 million.	About RM1,250 if the home is valued at RM600,000
Disbursements and registration	Searches, registering the new charge, discharging the old one.	Ask for an itemised quote
Insurance	New MRTA or MLTA and fire cover may be required.	Depends on age and cover
Early settlement penalty (only inside the lock-in)	Set by your current letter of offer, often 2% to 3% of the loan.	RM8,000 to RM12,000 at 2% to 3%

Some offers have the bank absorb part of the legal and valuation costs or add them to the loan. Ask which costs are absorbed and which are only deferred onto your balance; absorbed costs often come with a lock-in, and iMoney noted in May 2026 that settling early can mean repaying that subsidy. See my guides to legal fees, stamp duty in 2026 and MRTA vs MLTA.

A worked example: when do the savings repay the costs?

Take RM400,000 outstanding with 20 years left, moving from 4.30% to 3.80% a year, with the same 20-year tenure:

Scenario	Monthly instalment	Difference
Current loan at 4.30%, 20 years	About RM2,488	–
New loan at 3.80%, 20 years	About RM2,382	About RM106 lower (about RM25,400 over 20 years, before costs)
New loan at 3.80%, stretched to 25 years	About RM2,067	About RM421 lower, but total repayments rise from about RM597,000 to RM620,000
Cash-out to RM500,000 at 3.80%, 20 years	About RM2,977	About RM489 higher a month for RM100,000 of extra funds

Paying the RM8,250 in legal fees, stamp duty and valuation yourself, saving RM106 a month takes about six and a half years to break even. If the bank absorbed legal and valuation fees and you paid only the RM2,000 stamp duty, about 19 months. The cost split matters as much as the rate. Try your own numbers in my home loan calculator.

Lock-in periods and early settlement penalties

During the lock-in, settling your loan in full, including by refinancing, triggers a penalty. Most Malaysian housing loans have a lock-in of about three to five years, and penalties are commonly 2% to 3% of the loan, sometimes up to 5% (iProperty).

• Read your letter of offer for the lock-in end date, the penalty rate and whether it applies to the original amount or the balance.
• Check any notice terms for full settlement.
• Check the new loan’s lock-in if you might sell soon.
• Ask for the product disclosure sheet to compare fees and charges.

Term loan, semi-flexi or full flexi?

Labels and terms vary by bank, but broadly:

Type	Extra payments	Taking money back out	Typical costs
Basic term loan	Usually treated as advance instalments	Usually not allowed	Often the lowest rates; no ongoing fee
Semi-flexi	Reduce the balance, and interest is worked out on the lower amount	Allowed with conditions	Slightly higher rates; withdrawal fees of about RM10 to RM50 at some banks
Full flexi	Money in a linked current account reduces the balance charged interest	Generally any time	Often higher rates; about RM5 to RM10 a month in fees

A flexi loan helps only if you will keep spare cash in it; otherwise a lower-rate term loan may cost less.

Cash-out refinancing: the basics

In a cash-out refinance the new loan is larger than what you owe, and you receive the difference. The amount depends on:

• The new valuation by the bank’s panel valuer. If it comes in low, see my guide to a bank valuation lower than expected.
• The margin of financing. Banks set their own limits (one large bank mentions up to 90% of market value); Bank Negara caps it at 70% for borrowers with three or more outstanding housing loans.
• Tenure and age. Bank Negara’s maximum tenure is 35 years, and banks look at your age when the loan ends.
• Your DSR, explained below.

Your home secures the whole loan, cash portion included, so use it for long-term purposes such as a renovation (see my renovation costs guide).

DSR and getting approved

Your debt service ratio (DSR) is your monthly debt repayments, including the new instalment, divided by the income the bank accepts. Bank Negara does not set one DSR for all banks; its responsible financing rules require affordability checks and each bank applies its own limits (EdgeProp, October 2026). Before applying, clear any late payments from your CCRIS record, list every commitment (car, personal and card debts) and prepare payslips, EA form or tax returns and bank statements.

If you are turned down, my guide to a rejected housing loan and DSR explains the common reasons, and my JB home loan guide for 2026 covers the wider process.

Points to check for Johor Bahru homes

• Title status. With an individual or strata title, the loan is secured by a registered charge; without one, banks usually take an assignment instead. See my strata title guide.
• Restrictions in interest. If the title has one, the borrower must apply for state consent to charge, which adds time. My freehold vs leasehold guide explains the difference.
• Valuation. Valuers rely on recent recorded transactions nearby, not asking prices.
• Tenanted homes. Keep the stamped tenancy agreement ready; some banks count rental income. My landlord tenancy guide and rental income tax guide cover the owner side.

Foreign and non-resident owners

Foreign owners, including Singaporeans, can ask about refinancing too, but expect fewer choices:

• Not every bank refinances for non-residents; those that do may offer lower margins and want more income documents.
• Currency risk. Earning in Singapore dollars, rupiah or rupees and repaying in ringgit changes your real instalment as rates move.
• Consents. Johor’s foreign-buyer rules, generally a RM1 million minimum for most residential property with some exceptions (New Straits Times, April 2026), apply when you buy. A refinance does not change the owner, but your lawyer will check whether the new charge needs consent.
• Signing from abroad needs an approved witness and courier time.

For background, see my guides to home loans for foreigners, financing JB property from Singapore, and the country notes for Indonesia, India and China. Thinking of selling instead? See selling JB property as a foreigner.

Steps and timeline

1. Set your goal: rate, instalment, cash out or loan type.
2. Check your current loan: lock-in, penalty, rate and balance.
3. Gather documents: ID, income proof, loan statements, letter of offer, title or SPA.
4. Compare written offers, including costs, lock-in and insurance conditions.
5. Valuation and letter of offer from the new bank.
6. Legal work: loan documents, redemption statement from the old bank, title checks, consent and stamping.
7. Insurance the new bank requires; a health check may be needed.
8. Disbursement: the old loan is paid off and discharged, and any cash-out is released.

One major bank’s guide gives two to four weeks each for valuation and any health check, and three to six months overall. Keep paying your old instalments until the loan is settled.

If you are struggling with repayments

If you are already behind, refinancing is rarely the fix, because new banks see late payments in your credit record. Talk to your bank early about rescheduling or restructuring. AKPK, the credit counselling agency set up by Bank Negara in 2006, offers counselling and a debt management programme free of charge.

Where to buy if this matters to you

If you are refinancing to fund an upgrade or a second home, start with these area guides:

• Mount Austin: family area with condos and landed homes.
• Tebrau, Setia Indah and Molek: mature neighbourhoods near malls.
• Iskandar Puteri: Medini, EduCity and the Second Link.
• JB Sentral and Bukit Chagar: near the CIQ and RTS Link station.
• Permas Jaya and Senibong: east-side waterfront condos.
• Bukit Indah and Gelang Patah: west-side homes.

Compare them on my JB property map; see also my first home guide and property glossary.

More Johor living guides: Checking condo management before buying · Auction property in JB · Strata title explained · Cost of living in JB

Frequently asked questions

When does refinancing a home loan make sense in Malaysia?

Usually when your lock-in period has ended, your rate is clearly above current written offers, many years remain on the loan and you plan to keep the home. The interest you save should recover the costs, often about 2% to 3% of the loan, well before you expect to sell. This is general information, not financial advice.

How much does it cost to refinance a house in Malaysia?

Expect legal fees on the new loan under the Solicitors’ Remuneration Order 2023 scale (1.25% of the first RM500,000), 0.5% stamp duty on the new loan agreement, a valuation fee, disbursements and possibly new insurance. On a RM400,000 loan, legal fees and stamp duty alone come to about RM7,000 before service tax and disbursements.

What is the lock-in period for a home loan?

It is the period, commonly about three to five years, during which settling the loan in full triggers a penalty, often 2% to 3% of the loan. Your letter of offer states the exact period, rate and whether the penalty is on the original amount or the balance.

What is the OPR in November 2026?

Bank Negara Malaysia kept the Overnight Policy Rate at 2.75% at its final 2026 meeting on 5 November 2026. It has been at 2.75% since a cut on 9 July 2025. New floating-rate loans and refinancing reference the Standardised Base Rate, which moves only when the OPR changes.

How long does refinancing take?

Valuation, approval, legal documents and the settlement of your old loan take time. One major bank’s guide puts the whole process at three to six months from application to disbursement. Consents on some titles and signing from abroad can add more. Keep paying your old loan until it is settled.

Can foreigners refinance a home loan in Malaysia?

Some banks consider non-resident borrowers, but options are fewer, margins of financing can be lower and more income documents are needed. Exchange-rate moves also affect what you really pay. Ask banks directly and have a lawyer check whether the title needs any consent for the new charge.

Should I refinance if I am behind on my home loan payments?

Usually not as a first step, because late payments appear in your credit record and new lenders see them. Talk to your bank early about rescheduling or restructuring, and consider AKPK, the credit counselling agency set up by Bank Negara, which provides its services free of charge.

Thinking about refinancing your JB home?

Tell me your project, unit type and plans. I can share recorded and asking prices nearby and talk through selling, keeping or upgrading; for the loan itself, compare written bank offers. You can also book an appointment, or a Zoom consultation if you are abroad.

Sources: Bank Negara Malaysia, Monetary Policy Statement, 9 July 2025; Malay Mail, “No rate change from BNM as year’s final MPC meeting wraps up”, 5 November 2026; The Star, “Bank Negara keeps OPR steady at 2.75%”, 5 November 2026; The Star, on the September 2026 OPR decision, 4 September 2026; Bank Negara Malaysia, revised reference rate framework (Standardised Base Rate), 11 August 2021; Bank Negara Malaysia, Quarterly Bulletin 1Q 2017, box article on property measures (LTV and tenure); EdgeProp, DSR guide for homebuyers, 13 October 2026; iMoney, on refinancing a 2018 home loan in 2026, 25 July 2026 (updated 27 August 2026); iMoney, on the May 2026 OPR hold and refinancing, 14 May 2026 (updated 27 August 2026); iProperty, guide to home loan refinancing, accessed November 2026; iProperty, basic vs semi-flexi vs full-flexi home loans, accessed November 2026; Conventus Law, “The Solicitors’ Remuneration Order 2023”, July 2023; PwC, Malaysian Tax Booklet 2026/2027, stamp duty, accessed November 2026; PropCashFlow, stamp duty on loan agreements, 21 February 2026 (updated September 2026); PropCashFlow, property valuation and valuation fee scale, 21 February 2026 (updated September 2026); Mah Weng Kwai & Associates via Mondaq, “Property Transactions Requiring State Consent”, 17 February 2023; New Straits Times, “Foreigners hit Johor property resale wall”, 20 April 2026; Bank Negara Malaysia, “Agensi Kaunseling dan Pengurusan Kredit commences operations”, 17 April 2006; RinggitPlus, on AKPK’s counselling and debt management programme, 11 May 2026

Jason Lim, REN 84424, IQI Realty Sdn. Bhd. E (1) 1584/6. General information checked on 5 November 2026, not financial, legal or tax advice. Rates, fees and bank policies change; confirm with your bank, your lawyer, Bank Negara Malaysia or AKPK before you commit.

中文 · Bahasa Melayu · Bahasa Indonesia

By Jason Lim, REN 84424 · IQI Realty · Checked on 5 November 2026

This guide is for buyers from Singapore, Indonesia, India, China and elsewhere who are looking at a condo, serviced residence or gated strata home in Johor Bahru. The short answer: before you pay a booking fee, find out who runs the building (the developer, a Joint Management Body or a Management Corporation), then read its latest audited accounts, the last AGM minutes and the by-laws, and get a written statement of the unit’s charges and arrears. A well-run building has a sinking fund that is actually growing, most owners paying on time and lifts with valid certificates.

Why building management matters as much as the unit

A strata unit is a share in a shared business: owners pay monthly charges, and the management body spends them on security, cleaning, lifts, insurance and repairs. Run well, the building stays easy to live in, rent and sell. Run badly, lifts fail, arrears grow and buyers become cautious about the whole building.

The government knows this is a weak spot. Malaysia has almost three million strata units in more than 27,000 schemes, and in August 2026 the housing minister said the Strata Management Act would be reviewed to improve accountability of JMBs and MCs (The Star, 10 August 2026). In June 2026 the anti-corruption commission (MACC) proposed wider COB powers over misuse of funds (Berita RTM, 19 June 2026). Until then, buyers must do their own checks.

Developer, JMB or MC: who runs the building?

In Peninsular Malaysia, including Johor, strata buildings are managed under the Strata Management Act 2013 (Act 757). Which body is in charge depends on the building’s age and whether strata titles have been issued. My property glossary explains the terms.

Stage	Who manages	When it starts and ends	What it means for you
Developer’s management period	The developer	From vacant possession until one month after the JMB is set up (section 7)	Charges are set by the developer. Defects are often still under the defect liability period.
Joint Management Body (JMB)	A committee elected by purchasers, with the developer as a member	Set up at the first AGM, which the developer must call within 12 months of vacant possession (sections 17 and 18)	Owners now control the budget. The developer must hand over accounts and records (section 15).
Management Corporation (MC)	All parcel owners, through an elected management committee	Arises once strata titles are issued. The JMB is dissolved three months after the MC’s first AGM (section 27)	The long-term stage for most completed JB condos.

First ask: “Is this building under the developer, a JMB or an MC, and when was the last AGM?” A building handed over years ago that still has no JMB deserves hard questions.

Maintenance charges and the sinking fund

There is no fixed price per square foot in the law. Each unit pays according to its share units, multiplied by a rate set from the building’s budget. On top of that comes the sinking fund contribution, which the Act sets at 10% of the charges at every stage (sections 12, 25 and 59). A general meeting can raise it, not lower it. Late payment interest is capped at 10% a year.

• Maintenance account: running costs such as security, cleaning, lift servicing and insurance.
• Sinking fund account: kept separately, only for capital work such as repainting and replacing shared equipment (section 51).
• What to look at: whether the sinking fund grows each year. A low balance in an older building can mean a special levy when the lifts or roof need replacing.

My guide to maintenance fees and sinking funds in Malaysia explains share units and how to estimate a unit’s yearly cost. Quit rent and assessment tax are separate bills; see my quit rent and assessment guide.

The documents to ask for

As a buyer you usually get these through the seller. Every AGM notice must include the last AGM minutes and the audited accounts with the auditor’s report (EdgeProp, July 2019), so the seller should have them.

Document	What it tells you	Ask
Certificate or statement of charges and arrears for the unit	Current monthly charges, sinking fund, any arrears and interest on this unit	Seller or your lawyer, from the JMB or MC (section 31; fee up to RM50)
Latest audited accounts	Income, spending, sinking fund balance, total arrears owed by all owners, any auditor’s qualifications	Seller (comes with the AGM notice)
Minutes of the last one or two AGMs	Planned repairs, disputes, rate increases, special levies, whether quorum was reached	Seller
Budget for the current year	Whether charges cover real costs or a rise is coming	Seller or management office
By-laws, including additional by-laws	Rules on pets, renovation, parking, short stays and visitors	Management office (owners can apply in writing, section 32)
Lift certificates of fitness	Whether lifts have been inspected and passed	Look for the certificate displayed in each lift, or ask the office
Insurance details	Whether the building is insured and for what	Management office

Be realistic about access. In a 2024 case reported by BurgieLaw in April 2025, the Court of Appeal held that custody of the building’s documents sits with the JMB, and that an individual owner may inspect the account books for a fee but has no right to copies. An office that will not hand over bank statements is not necessarily hiding anything.

How to read the audited accounts quickly

1. Sinking fund balance: it should rise each year unless a planned project was paid for.
2. Arrears owed by owners: if the total rises each year, collection is slipping.
3. Surplus or deficit: repeated deficits usually mean a rate increase is coming.
4. Auditor’s opinion: a qualified opinion or incomplete records are worth asking about.
5. One-off spending: lift replacement, waterproofing or legal costs, and how they were funded.

Collection rate and arrears

The collection rate is the share of billed charges that owners actually pay. Malaysia has no central database of maintenance arrears, but an industry figure quoted by Bernama in March 2025 gave rough ranges: about 80–95% for high-end developments, 60–70% for medium-cost and 40–50% for low-cost. These are estimates, not an official benchmark; ask for the last three years’ rates.

Under the standard by-laws, management may name defaulters on the notice board and, 14 days after a notice, deactivate access cards and suspend facilities. In October 2026 the housing minister said defaulters must still get another way in, such as registering at the guardhouse and using a basic lift or stairs (The Star, 29 October 2026).

For the unit itself, your lawyer normally gets a management statement and the sale agreement makes the seller clear charges up to completion. For an MC building, the Act protects a purchaser who made a written inquiry within 21 days before taking title and got no reply within 14 days, or was told nothing was owed (section 59(5)). My guides to the legal steps of buying in Johor and hidden costs of buying property cover the rest of the paperwork.

AGMs, by-laws and how owners take part

• AGM every year: a JMB must hold an AGM once a year, within 15 months of the last one (regulation 34 of the 2015 regulations). Failing to do so is an offence (Skrine, June 2022).
• Quorum: half of those entitled to vote. Minutes that keep noting “no quorum” suggest owners have stopped engaging.
• Voting: owners in arrears cannot vote, so a long ineligible list is another arrears signal.
• By-laws: the 2015 regulations set 30 standard by-laws, and each building can add more by special resolution, with fines of up to RM200 (Malay Mail, 29 September 2026). Check pets, renovation, parking and short stays before you buy; see my Airbnb and short-stay guide.

Defects, lifts, repairs and insurance

Lifts

Every lift in Malaysia needs a valid certificate of fitness, which lasts 15 months, and must be serviced monthly with a comprehensive inspection at least every three months, according to the Department of Occupational Safety and Health (The Star, 11 September 2026). DOSH said most lift accidents happened in Kuala Lumpur, Selangor and Johor. On a viewing, check the certificate date in each lift and ask whether replacement is planned and funded.

Common defects and leaks

Look at the basement, roof deck and corridor ceilings for stains and drips, and check the minutes for waterproofing, facade and pump work. For leaks between floors, the 2015 regulations say the management should inspect within seven days and issue a Form 28 certificate naming the cause and who must fix it (MahWengKwai & Associates, October 2020). For a newer building, also check the defect liability position in my vacant possession and defect checklist and latent defects after the DLP guide. In low-lying areas, read my flood risk guide and ask whether the basement has flooded.

Insurance

The JMB or MC must insure the building (sections 21 and 59 of the Act), and the premium comes out of the maintenance account. It covers the structure and common property, not your renovation or contents; see my property insurance guide for your own cover.

Questions to ask the management office and the seller

Ask the management office	Ask the seller
Is the building under the developer, a JMB or an MC? When was the last AGM?	Are your charges and sinking fund fully paid? Can you get the statement in writing?
What was the collection rate in each of the last three years?	Can I see the last AGM notice, minutes and audited accounts you received?
Is any rate increase or special levy planned?	Have you had leaks or other problems? Were they fixed?
When were the lifts last certified, and is replacement funded?	Is there any dispute with the management or neighbours?
Are there open COB, Tribunal or court cases involving the building?	Did your renovation get management approval?

Visit in the evening and on a weekday morning to see lighting, guards and lift queues. These checks fit into a subsale inspection before you make an offer.

Red flags

• No AGM for more than 15 months, or minutes that keep recording no quorum.
• Total arrears rising year after year, or a collection rate the office will not share.
• A sinking fund balance that is shrinking without a major project to explain it.
• Accounts that are late, unaudited or carry a qualified audit opinion.
• Several lifts out of service, or expired certificates of fitness.
• A seller who cannot or will not produce a charges statement.

One red flag need not end your interest, but it should change your questions. My guide to subsale property risks covers other checks, and new launch vs subsale compares buying into a building with a track record against one that has none yet.

Where to complain: COB and the Strata Management Tribunal

• Commissioner of Buildings (Pesuruhjaya Bangunan, COB): administers the Act through the local council. The COB receives audited accounts and can appoint an auditor to investigate them (section 26). Iskandar Puteri’s city council, for example, has its own COB (Sinar Harian, January 2019).
• Strata Management Tribunal: hears claims of up to RM250,000 between owners, purchasers, developers, JMBs, MCs and managing agents, and aims to give its award within 60 days of the first hearing day where practicable (MahWengKwai & Associates, July 2022). You do not need a lawyer to file.

This guide is general information, not legal advice. For a dispute or a large purchase, use a lawyer. Foreign buyers should also remember Johor’s price floor: foreigners can generally buy residential property only from RM1 million, with some exceptions such as designated zones (New Straits Times, April 2026). See my Johor foreigner minimum price guide.

Where to buy if this matters to you

Every area has well-run and poorly run buildings, so check each building, not the postcode:

• Mount Austin: many completed condos with records to compare.
• JB Sentral and Bukit Chagar: high-rises near the CIQ and RTS Link, where lifts matter most.
• Danga Bay: waterfront towers; ask about facade and waterproofing.
• Iskandar Puteri: newer buildings, some still in the developer or JMB stage.
• Tebrau, Setia Indah and Molek: established areas with condos and gated strata homes.
• Permas Jaya and Senibong: east-side condos, old and new.

Compare them on my JB property map. If you are weighing a condo against a landed home, my condo vs landed vs SOHO guide and gated and guarded homes guide explain how strata rules apply to each.

More Johor living guides: Landlord guide to tenancy agreements · Managing a JB property from overseas · Living in JB, working in Singapore · Best areas to live in JB

Frequently asked questions

What is the difference between a JMB and an MC?

A Joint Management Body (JMB) runs a strata building after vacant possession but before strata titles are issued, with purchasers and the developer as members. A Management Corporation (MC) takes over once strata titles are issued and is made up of all parcel owners. Both work under the Strata Management Act 2013.

How much should a condo’s sinking fund be in Malaysia?

The Strata Management Act 2013 sets the sinking fund contribution at 10% of the maintenance charges, at the developer, JMB and MC stages. A general meeting can raise it but not lower it. Check that the fund’s balance grows over the years.

Can I see a condo’s accounts before I buy?

Usually through the seller. Every AGM notice must include the audited accounts and the last AGM minutes, and an owner or prospective purchaser can ask the JMB for a certificate of the unit’s charges, sinking fund and arrears for a fee of up to RM50.

Will I have to pay the seller’s unpaid maintenance fees?

Your lawyer normally asks the management for a statement and the sale agreement makes the seller clear charges up to completion. In an MC building, a buyer who made a written inquiry within 21 days before taking title is protected if the MC did not reply or said nothing was owed.

What is a healthy maintenance fee collection rate?

There is no official benchmark. Industry estimates reported by Bernama in March 2025 put collection at about 80-95% in high-end schemes, 60-70% in medium-cost and 40-50% in low-cost schemes. A rate that is falling year after year is the bigger warning sign.

Where can I complain about a JMB or MC in Johor Bahru?

Go to the Commissioner of Buildings (COB) at the local council that covers the building, which administers the Strata Management Act. For disputes and claims of up to RM250,000, you can file at the Strata Management Tribunal without a lawyer.

Shortlisting a condo in Johor Bahru?

Tell me the projects you are looking at, your budget and whether you will live in or rent out. I will share what I know about each building, help you get the charges statement, minutes and accounts through the seller, and arrange viewings. You can also book an appointment, or a Zoom consultation if you are still abroad.

Sources: Strata Management Act 2013 (Act 757), sections 7, 12, 15, 17, 18, 21, 25, 26, 27, 31, 32, 51 and 59, accessed November 2026; StashAway, sinking fund and maintenance fees in Malaysia, 19 October 2026; The Star, “Govt mulls amending Strata Management Act to strengthen accountability of JMBs, MCs”, 10 August 2026; Berita RTM, MACC’s six recommendations on strata financial governance, 19 June 2026; The Star, “Strata management must provide alternative access to maintenance fee defaulters”, 29 October 2026; New Straits Times (Bernama), “Maintenance fee arrears: should we be concerned?”, 11 March 2025; BurgieLaw, “Court of Appeal: a parcel owner is not entitled to documents within the custody of a JMB”, 2 April 2025; EdgeProp, “The ABCs of: AGM, EGM and committee meetings”, 27 July 2019; Skrine, “Committee members convicted for failure to convene AGM of JMB”, 1 June 2022; Malay Mail, on strata by-laws under the Strata Management Act 2013, 29 September 2026; The Star, “Keep lifts in working order” (DOSH), 11 September 2026; MahWengKwai & Associates (Mondaq), “FAQ on inter-floor leakage and party wall damage in strata schemes”, October 2020; Berjaya Sompo, on strata buildings insured by the management corporation, checked November 2026; MahWengKwai & Associates (Mondaq), “10 things to know about the Strata Management Tribunal”, July 2022; Sinar Harian, “MBIP bertindak selepas terima aduan” (MBIP Commissioner of Buildings), 6 January 2019; New Straits Times, “Foreigners hit Johor property resale wall”, 20 April 2026

Jason Lim, REN 84424, IQI Realty Sdn. Bhd. E (1) 1584/6. General information checked on 5 November 2026, not legal or financial advice. Laws, rules and building practices change; confirm with the management body, the COB and your lawyer before you commit.

中文 · Bahasa Melayu · Bahasa Indonesia

By Jason Lim, REN 84424 · IQI Realty · Checked on 5 November 2026

This guide is for families living in Johor Bahru, Singapore commuters and anyone planning a move or a viewing trip in 2027. The short answer: the Prime Minister’s Department released Malaysia’s 2027 federal and state holiday schedule in August 2026, and Johor has 18 public holidays on it. Johor schools (Group B) run from 4 January to 3 December 2027, and Johor’s weekend has been Saturday and Sunday since 1 January 2025, the same as Singapore’s.

What has been published, and what has not

Here is what was settled as of early November 2026:

Item	Status in November 2026	Published by
Malaysia’s 2027 federal and state public holidays	Published, August 2026	Cabinet, Constitution and Inter-Governmental Relations Division, Prime Minister’s Department (JPM)
Islamic dates and Deepavali	Published, but marked “subject to change”	Final dates follow moon sighting and later announcements
Replacement (in-lieu) days for Johor	Not listed in the schedule as circulated	Usually confirmed nearer the date
Special one-off Johor holidays	None announced for 2027 when I checked	Johor state government, at short notice
2027 school session dates	Published, 2 October 2026	Ministry of Education (KPM)
2027 term breaks and extra festive school days	Reported from the KPM calendar; I could not open the KPM page myself	KPM academic calendar
Singapore 2027 public holidays	Published, 18 June 2026	Ministry of Manpower (MOM)
Singapore 2027 school terms	Published, 14 July 2026	Ministry of Education Singapore

Johor can still add holidays during the year. In April 2022, for example, the state declared a special holiday for Hari Raya Aidilfitri and then moved it by two days once the festival date was confirmed, RTM reported. Check again a few weeks before any date that matters to you.

Johor public holidays 2027: the full list

These are the national holidays that apply in Johor, plus Johor’s own state holidays, as listed in the JPM 2027 schedule (circulated by the Federation of Malaysian Manufacturers on 27 August 2026).

Date	Day	Holiday	Type
22 January	Friday	Thaipusam	Johor state
6 February	Saturday	Chinese New Year	National
7 February	Sunday	Chinese New Year (second day)	National
8 February	Monday	Awal Ramadan*	Johor state
10 March	Wednesday	Hari Raya Aidilfitri*	National
11 March	Thursday	Hari Raya Aidilfitri (second day)*	National
23 March	Tuesday	Birthday of the Sultan of Johor	Johor state
1 May	Saturday	Labour Day	National
17 May	Monday	Hari Raya Aidiladha (Haji)*	National
20 May	Thursday	Wesak Day	National
6 June	Sunday	Awal Muharram (Maal Hijrah)	National
7 June	Monday	Birthday of the Yang di-Pertuan Agong	National
11 July	Sunday	Hari Hol of Almarhum Sultan Iskandar	Johor state
15 August	Sunday	Maulidur Rasul (Prophet Muhammad’s Birthday)	National
31 August	Tuesday	National Day	National
16 September	Thursday	Malaysia Day	National
28 October	Thursday	Deepavali*	National
25 December	Saturday	Christmas Day	National

Some holidays on other states’ lists are not Johor holidays in 2027: New Year’s Day, Federal Territory Day, Nuzul Al-Quran, Israk and Mikraj, and the second day of Hari Raya Aidiladha.

Replacement holidays: what to expect

Since Johor moved its weekend back to Saturday and Sunday on 1 January 2025 (announced in October 2024 on the order of the Regent of Johor, Sinar Harian reported), Sunday is the weekly rest day. Under the usual rule, a public holiday that falls on a Sunday is replaced by the next working day, and if that day is already a holiday, by the day after. Holidays on a Saturday are not replaced.

Four Johor holidays fall on a Sunday in 2027. Applying that rule gives the likely replacement days below. They were not printed in the schedule as circulated, so wait for the official confirmation before you book leave around them.

Sunday holiday	Next working day	Likely replacement day
Chinese New Year, second day (7 February)	Monday 8 February is already Awal Ramadan	Tuesday 9 February
Awal Muharram (6 June)	Monday 7 June is already the Agong’s Birthday	Tuesday 8 June
Hari Hol of Almarhum Sultan Iskandar (11 July)	Monday 12 July	Monday 12 July
Maulidur Rasul (15 August)	Monday 16 August	Monday 16 August

Three holidays fall on a Saturday with no replacement: Chinese New Year’s first day (6 February), Labour Day (1 May) and Christmas Day (25 December).

Long weekends in Johor in 2027

• 22 to 24 January: Thaipusam on a Friday.
• 6 to 9 February: Chinese New Year and Awal Ramadan, four days if the Tuesday replacement is confirmed.
• 23 March: the Sultan’s Birthday on a Tuesday; one day’s leave on the Monday gives four days.
• 15 to 17 May: Hari Raya Aidiladha on a Monday.
• 5 to 8 June: Awal Muharram and the Agong’s Birthday, four days if the replacement is confirmed.
• 10 to 12 July and 14 to 16 August: Hari Hol and Maulidur Rasul, if the Monday replacements are confirmed.
• 31 August: National Day on a Tuesday; a Monday off makes four days.

If you are planning trips around these, my guide to weekend trips from Johor Bahru has drive times, and the JB weather and monsoon guide explains why the east-coast islands mostly close from about November to March.

Johor school calendar 2027 (Group B)

Johor government and government-aided schools have been in Group B since 1 January 2025, with most other states; only Kedah, Kelantan and Terengganu are in Group A. KPM announced the 2027 session on 2 October 2026:

• First day of school: Monday 4 January 2027 (both groups).
• Last day for Group B, including Johor: Friday 3 December 2027.
• 2028 session starts: Monday 3 January 2028.
• Extra festive days: KPM has set extra school holidays around Hari Raya Aidilfitri, Chinese New Year, Hari Raya Aidiladha, Wesak and Deepavali, and schools do not have to make them up later.

The news reports did not list the term breaks. The dates below are as published on 3 October 2026 by ecentral.my from KPM’s 2027 academic calendar. When I checked on 5 November 2026 I could not open the calendar on KPM’s own site, so ask your child’s school to confirm them.

Break (Group B)	Dates as reported	Notes
Term 1 break	Sat 6 March to Sun 14 March 2027	Covers Hari Raya Aidilfitri (10 and 11 March)
Mid-year break	Sat 22 May to Sun 6 June 2027	Monday 7 June is the Agong’s Birthday
Term 2 break	Sat 28 August to Sun 5 September 2027	Covers National Day (31 August)
End-of-year break	Sat 4 December to Fri 31 December 2027	School restarts 3 January 2028
Extra days: Chinese New Year	5, 9, 10, 11 and 12 February	With the public holidays, about 5 to 14 February off
Extra days: Hari Raya Aidiladha and Wesak	18, 19 and 21 May	With the public holidays on 17 and 20 May, school is out from 15 May into the mid-year break
Extra days: Deepavali	27 and 29 October	With Deepavali on 28 October, Wednesday to Sunday off

Private and international schools in JB set their own calendars, often closer to a UK, Australian or Singapore pattern, so ask each school for its 2026/27 and 2027/28 dates. My guide to schools and family life for Singapore commuters covers the main school areas, and there are separate guides to kindergartens and childcare and tuition and holiday activities.

Singapore 2027 holidays for cross-border families

If one parent works in Singapore or a child studies there, the two calendars decide when the family can travel together. MOM announced Singapore’s 2027 public holidays on 18 June 2026:

Singapore holiday	Date	Also a Johor holiday?
New Year’s Day	Fri 1 January	No
Chinese New Year	Sat 6 and Sun 7 February (Mon 8 February in lieu)	Yes; 8 February is also Awal Ramadan in Johor
Hari Raya Puasa	Wed 10 March	Yes; Johor also has 11 March
Good Friday	Fri 26 March	No
Labour Day	Sat 1 May	Yes
Hari Raya Haji	Mon 17 May	Yes
Vesak Day	Thu 20 May	Yes
National Day	Mon 9 August	No
Deepavali	Thu 28 October	Yes
Christmas Day	Sat 25 December	Yes

So a Singapore-based parent works on Johor-only days such as Thaipusam, the Sultan’s Birthday, Malaysia Day and Merdeka, while a JB-based parent works on 1 January, Good Friday and Singapore’s National Day.

Singapore school holidays 2027 next to Johor’s

Break	Singapore (MOE)	Johor (Group B, as reported)	Overlap
March	13 to 21 March	6 to 14 March	13 and 14 March
June	29 May to 27 June	22 May to 6 June	29 May to 6 June
September	4 to 12 September	28 August to 5 September	4 and 5 September
Year end	20 November to 31 December	4 to 31 December	4 to 31 December

Singapore schools also close on Monday 5 July (after Youth Day), Tuesday 10 August (after National Day), Friday 3 September (Teachers’ Day) and, for primary pupils, Friday 8 October (Children’s Day). A family with children in both systems has only a few shared breaks apart from December, so the early-June week is the main mid-year window.

Busy Causeway and Second Link periods

Singapore’s Immigration and Checkpoints Authority (ICA) issues traffic warnings before most long weekends and school breaks. Recent examples:

• Chinese New Year 2026: more than 3 million people crossed Woodlands and Tuas from 13 to 19 February, with almost 565,000 on 13 February, and some car travellers waited up to three hours (ICA, 9 March 2026).
• Deepavali 2025: nearly 2 million crossings over the 17 to 20 October long weekend, with more than 550,000 on 17 October (The Star, reporting ICA, 17 November 2025).

In 2027, expect heavy traffic around the eve of Chinese New Year (from Friday 5 February), Hari Raya Aidilfitri in early March, the Singapore March holidays from 13 March, the May to June school breaks, Deepavali week and the whole of December. Fridays before long weekends and Sunday evenings after them are usually the worst. ICA suggests checking traffic before you set off, using MyICA QR codes for clearance (still carrying your passport) and considering cross-border buses. The RTS Link update covers the new rail link between Bukit Chagar and Woodlands North.

Using the calendar for a move or a home purchase

• Moving with children: the December break (4 to 31 December 2027 for Johor schools) is the easiest time to move, and the mid-year break is the next best.
• Viewings from Singapore: a Johor-only holiday such as the Sultan’s Birthday or Malaysia Day can be a quieter day to cross if you can take leave in Singapore. My JB viewing trip guide has a sample plan.
• Government offices and banks: land offices, banks and stamp duty counters close on Johor public holidays. Allow for this when a loan, transfer or deadline falls near Chinese New Year or Hari Raya.
• Foreign buyers: Johor’s minimum price for most residential property bought by foreigners is generally RM1 million (New Straits Times, April 2026), and state consent can take time, so do not plan a purchase around a single holiday trip. See my guide to Johor’s foreigner minimum price.

Where to buy if this matters to you

• JB Sentral and Bukit Chagar: walk to the CIQ and the RTS Link station, useful when Causeway car queues are long.
• Iskandar Puteri: EduCity’s international schools and the Second Link to Tuas, an alternative on busy Causeway days. See also homes near the Second Link.
• Mount Austin: family neighbourhood with schools, tuition centres and cafes.
• Tebrau, Setia Indah and Molek: established areas with malls, close to the eastern routes for Desaru holidays.
• Permas Jaya and Senibong: east-side waterfront homes with a short drive to the Causeway.
• Completed homes near the Causeway: for families who want to move in during a school break rather than wait for a new launch.

Compare them on my JB property map, or read about homes near the RTS Link station.

More Johor living guides: Live in JB, work in Singapore · Schools and family life in JB · Weekend trips from JB · JB weather, haze and monsoon

Frequently asked questions

What are the Johor public holidays in 2027?

The JPM schedule released in August 2026 lists 18 holidays for Johor. Johor’s own are Thaipusam (22 January), Awal Ramadan (8 February), the Sultan of Johor’s Birthday (23 March) and Hari Hol of Almarhum Sultan Iskandar (11 July). The rest are national holidays such as Chinese New Year, Hari Raya, National Day, Malaysia Day and Deepavali.

Is 1 January 2027 a public holiday in Johor?

No. New Year’s Day is not on Johor’s 2027 holiday list, so it is a normal working day in Johor. It is a public holiday in Singapore and in several other Malaysian states.

What is Johor’s weekend?

Saturday and Sunday. Johor moved its weekend back from Friday and Saturday on 1 January 2025, so it now matches Singapore and most of Malaysia. A public holiday that falls on a Sunday is normally replaced by the next working day.

When does the 2027 school year start and end in Johor?

Johor is in Group B. The Education Ministry announced that the 2027 session runs from Monday 4 January to Friday 3 December 2027, and that the 2028 session starts on 3 January 2028.

When are the 2027 school holidays in Johor?

As reported from the KPM calendar: 6 to 14 March, 22 May to 6 June, 28 August to 5 September and 4 to 31 December 2027, plus extra festive days around Chinese New Year, Hari Raya Aidiladha, Wesak and Deepavali. Confirm the dates with your child’s school.

Are Singapore and Johor school holidays the same in 2027?

No. Singapore’s MOE breaks are 13 to 21 March, 29 May to 27 June, 4 to 12 September and 20 November to 31 December 2027. They overlap with Johor’s breaks only partly, mainly in early June and in December.

When is the Causeway busiest in 2027?

Expect heavy traffic around Chinese New Year in early February, Hari Raya Aidilfitri in March, the Singapore and Malaysian school breaks, Deepavali week and December. ICA reported more than 3 million crossings at Woodlands and Tuas over Chinese New Year week in 2026.

Planning a move or viewing trip to JB in 2027?

Tell me when you can be in JB, where you work or your children study, and your budget. I will plan viewings around the 2027 holidays and school breaks, and shortlist homes that suit your commute. You can also book an appointment for viewings, or a Zoom consultation if you are still abroad.

Sources: Prime Minister’s Department (Bahagian Kabinet, Perlembagaan dan Perhubungan Antara Kerajaan), Hari Kelepasan Am 2027, August 2026; Federation of Malaysian Manufacturers, circular GI/15/2026, 2027 public holidays (national and state), 27 August 2026; Human Resources Online, “Malaysia’s 2027 public holidays”, 25 August 2026; Sinar Harian, on Johor’s Saturday–Sunday weekend from 1 January 2025, 11 October 2024; SAYS, on Johor’s replacement holiday of 6 January 2025, 2 January 2025; RTM, “2 Mei cuti kelepasan am bagi Johor”, 27 April 2022; RTM, “Johor pinda hari kelepasan am kepada Rabu ini”, 2 May 2022; Bernama, Education Ministry announcement of the 2027 school session, 2 October 2026; The Star, “School session for 2027 starts on Jan 4”, 2 October 2026; ecentral.my, “Cuti Sekolah 2027” (from KPM’s 2027 academic calendar), 3 October 2026; Ministry of Manpower Singapore, “Public holidays for 2027”, 18 June 2026; Ministry of Education Singapore, “School terms and holidays for 2027”, 14 July 2026; ICA Singapore, heavy traffic at land checkpoints for the March school holidays and Hari Raya Puasa, 9 March 2026; The Star, heavy traffic expected at Woodlands and Tuas during year-end school holidays, 17 November 2025; New Straits Times, “Foreigners hit Johor property resale wall”, 20 April 2026

Jason Lim, REN 84424, IQI Realty Sdn. Bhd. E (1) 1584/6. General information checked on 5 November 2026, not legal or official advice. Holiday dates marked “subject to change”, replacement days and school breaks can change; confirm with the Johor state government, KPM, MOM, MOE Singapore and your school or employer before you book.

中文 · Bahasa Melayu · Bahasa Indonesia

By Jason Lim, REN 84424 · IQI Realty · Checked on 5 November 2026

This guide is for buyers from Singapore, Indonesia, India, China and elsewhere looking at Johor Bahru homes. The short answer: a condo project starts on one master title, and each owner gets a separate strata title once the developer completes the subdivision; landed houses get individual lot titles. Until your title is issued and transferred, you hold the unit through your sale agreement and a deed of assignment, which works but adds steps when you sell, borrow or buy as a foreigner.

Master title, strata title and individual title

Title	What it covers	Registered owner	Typical property
Master title	The whole development land, before subdivision	Developer or landowner	A project whose separate titles are not yet issued
Strata title	One parcel in a subdivided building or land scheme, plus a share in the common property	Unit owner	Condos, apartments, serviced residences, SOHOs and some gated landed schemes
Individual title	One subdivided landed lot	House owner	Terrace, semi-detached and bungalow lots

Under section 6 of the Act, a building of two or more storeys on land held under final title can be subdivided into parcels, the individual units. Everything outside the parcels, such as the lobby, lifts and pool, is common property.

While a project is on the master title, a land search shows the developer as owner. Your rights come from your sale and purchase agreement (SPA) and, for a subsale, a chain of deeds of assignment back to the first buyer. Quit rent is usually paid through the management office rather than billed by the land office; see my quit rent and assessment guide.

What a strata title shows

• Building, storey and parcel numbers identifying your unit.
• Share units, a whole number approved for each parcel (section 18), which set your share of service charges and your voting weight.
• Accessory parcels, such as a car park bay, if the strata plan links one to your unit.
• Tenure and conditions: freehold or leasehold and its expiry, land-use category and any restriction in interest. Leasehold titles commonly need state consent to transfer or charge; see my freehold vs leasehold guide.

How strata titles are issued, and how long it takes

The rules changed on 1 June 2015, when the Strata Titles (Amendment) Act 2013 and the Strata Management Act 2013 came into force in Peninsular Malaysia; a new Schedule H sale agreement followed on 1 July 2015. Projects licensed and sold before then can still be under older rules.

Stage	What happens	Time limit in the law
1. Before sale	Developer files a schedule of parcels and share units with the Commissioner of Buildings	Before any parcel is sold
2. Strata plan	JUPEM (the survey department) issues a Certificate of Proposed Strata Plan (CPSP)	Apply within one month of the CPSP
3. Application	Developer applies to the Land and Mines Office (PTG) to subdivide	Generally three months from the superstructure certificate, with one short extension
4. Vacant possession	Under Schedule H, keys should come with the strata title issued	Exemptions and extensions can be approved
5. Transfer to you	Developer signs the transfer; you complete and lodge the documents	30 days each (section 19A)

Missing the application deadline is an offence: a fine of RM10,000 to RM100,000, up to three years’ jail or both, plus RM100 to RM1,000 a day while it continues. Missing the section 19A transfer steps carries RM1,000 to RM10,000 per parcel. In April 2026 a Selangor state committee chairman said Johor and Melaka had already fined errant developers RM10,000 to RM100,000 (The Star, 23 April 2026).

Why titles are still late in practice

• Extensions are common. The National House Buyers Association reported in December 2022 that only 19 Peninsular projects, one in Johor, had handed over with strata titles without an extension, while 638 extension applications were granted from 2017 to 2022.
• Land premiums and land-office issues. A Selangor land office officer named these as the main causes in June 2025, with some owners waiting up to 20 years (EdgeProp).
• Developer problems. In February 2026 the Kuala Lumpur High Court ordered a developer to pay outstanding premiums and finish a subdivision for flats sold in 1992. If a developer is wound up first, owners may have to fund the application.
• Phased projects. Future blocks can get provisional strata titles, with final titles later.

Johor is upgrading its land office. In June 2025 the Menteri Besar announced more than RM2 million for PTG Johor’s digital systems, including e-search and e-consent (Malay Mail, 18 June 2025), and private strata title searches have been available online through eStrata Johor since 25 March 2025 (Johore Bar Committee). Buying new? Ask about the CPSP and strata application before handover, and see my progressive payment guide and vacant possession checklist.

Accessory parcels: car parks and other add-ons

An accessory parcel is shown in the strata plan as used, or meant to be used, with a main parcel. Car park bays are the usual example. The plan states which unit each one belongs to, and the strata title lists it.

• It goes with the unit. Sections 34(2) and 69 stop an accessory parcel being dealt with independently, so a bay on your title cannot be sold or charged on its own.
• Renting bays out is less clear. In the Waldorf and Windsor case the High Court (2022) found letting car parks breached these sections; the Court of Appeal (2024) held a car park business on them was a licence, not a prohibited dealing. Ask a lawyer before counting on bay income.
• Accessory parcel or allocated bay? In many buildings bays are common property allocated by management. Check which applies, and how many bays come with the unit, before you offer.

What changes before and after the title is issued

Step	Under master title	With its own title
Transfer	Deed of assignment, with notice served on the developer (Housing Development Act, section 22D(2))	Memorandum of transfer (Form 14A) at the land office
Developer’s role	Confirms unit details and payment status; consent and an admin fee may apply	Not involved once the title is in the owner’s name
Bank loan	Assignment by way of security plus a power of attorney	Registered charge (Form 16A)
Later step	Perfection of transfer and charge, at the owner’s cost	None
Management body	Joint management body (JMB)	Management corporation (MC) once the strata register opens

Perfection of transfer. When the title is issued, the owner at that time registers the transfer in their name, and any lender registers its charge. The owner usually pays the legal fees and disbursements; stamp duty is due again only if it was not paid on the original documents. Until then the land office still shows the developer as owner, and selling or refinancing is slower. Budget for it with my hidden costs and legal fees guides.

From JMB to MC. The developer must call the first JMB meeting within 12 months of vacant possession. The MC comes into existence when the land office opens the strata register, on issue of the strata titles, and the JMB hands over after the MC’s first annual general meeting. Owners whose transfers are not registered may find it harder to take full part in the MC. My maintenance fee and sinking fund guide covers the charges.

Buying or selling a subsale unit without strata title

Many completed JB buildings change hands before their strata titles are issued. It is legal and common, but slower, and it asks more of the seller, the developer and both lawyers.

1. Confirm the title status: own title, title issued but not yet transferred, or still under the master title.
2. Collect the chain of documents: the original SPA and every stamped deed of assignment since.
3. Get the developer’s letter confirming the registered purchaser, payment status and title progress, plus its consent time and fee.
4. Handle the seller’s loan: the seller’s bank must be redeemed, usually from your purchase money.
5. Check your financing early. Some banks are more cautious with units lacking separate titles. Get a loan answer before paying more than the booking deposit; see my JB home loan guide and low valuation guide.
6. Agree who pays for perfection when the title is issued later.

Sellers: gathering these documents before you advertise shortens the sale. See also subsale risks, making an offer on a JB subsale and new launch vs subsale.

Title checklist for a Johor Bahru subsale

Check	What to watch for
Owner’s name	Matches the seller (under master title, the developer’s letter names the purchaser)
Tenure	Freehold, or leasehold and its expiry date
Restriction in interest	Whether state consent is needed to transfer or charge
Land-use category and conditions	Residential or commercial, and any conditions on use
Encumbrances	Charges, caveats or orders to clear before completion
Share units and accessory parcels	Match the unit and car park bays you are paying for
Strata title progress	Whether the CPSP and application exist, and the latest status
Service charge arrears	Unpaid maintenance fees and sinking fund, from the JMB or MC

Check you are dealing with the real owner and a registered agent (my property scams guide explains how). The legal steps of buying in Johor shows where these checks fit, and the glossary explains the terms.

Foreign buyers: what the title changes

• State consent. Under section 433B of the National Land Code, a foreign interest needs the State Authority’s written approval to acquire property. The SPA is usually conditional on it, and applications typically take at least three months (Mah Weng Kwai & Associates, June 2024).
• Johor’s price floor. Commonly cited at RM1 million for strata homes, higher for some landed categories, with different treatment in some special zones; low- and medium-cost homes are not open to foreigners (PropertyGuru, May 2026). See my Johor minimum price guide.
• State levy. Johor revised its consent levy for foreign acquisitions from 1 July 2025 (Halim Hong & Quek, October 2025); ask your lawyer for the current rate.
• Master-title units. Consent is still needed. How it is applied for while the unit has no title is a question for your lawyer and PTG Johor before you sign.
• Selling later. Your buyer needs the same checks; see selling JB property as a foreigner.

See also my 2026 stamp duty guide and home loans for foreigners. For MM2H buyers, I coordinate with a MOTAC-licensed MM2H agent and handle the property side; approval is decided by the authorities (MM2H property support).

Where to buy if this matters to you

Title status depends on the building, not the area, so check each project. As a starting point:

• Mount Austin and Tebrau, Setia Indah and Molek: many completed condos and landed homes, so the subsale checks above apply.
• JB Sentral and Bukit Chagar and Danga Bay: high-rise areas mixing older and newer buildings.
• Iskandar Puteri and Permas Jaya and Senibong: many newer projects; ask about the CPSP and strata application at handover.
• Bukit Indah and Gelang Patah: landed homes on individual titles alongside strata schemes (see gated and guarded homes).
• New launches in JB: no subsale chain, but you still wait for the title process.

Compare areas on my JB property map, and see how I verify projects.

More Johor living guides: Condo vs landed vs SOHO in JB · Landlord tenancy agreements in JB · Best areas to live in JB · Live in JB, work in Singapore

Frequently asked questions

What is the difference between a master title and a strata title?

A master title covers the whole development land and is held by the developer or landowner. A strata title is issued for one unit (parcel) after the building is subdivided under the Strata Titles Act 1985, and it is registered in the unit owner’s name.

How long does it take to get a strata title in Malaysia?

Since 1 June 2015 developers must generally apply within three months of the superstructure certificate, and new strata homes are meant to be handed over with titles. In practice extensions are common, and some older buildings have waited many years, often because of unpaid land premiums or developer problems.

Can I buy or sell a JB condo before the strata title is issued?

Yes. The sale is done by deed of assignment, with notice to the developer and the developer’s confirmation of the unit and payment status. The transfer is perfected at the land office later, once the strata title is issued.

Can a foreigner buy a Johor unit that has no strata title yet?

Yes, but state consent under section 433B of the National Land Code and Johor’s minimum price, commonly RM1 million for strata homes, still apply. Ask your lawyer how consent will be applied for while the unit is under the master title.

Is my car park bay part of my strata title?

Only if the strata plan shows it as an accessory parcel linked to your unit. An accessory parcel cannot be dealt with separately from its main parcel. In many buildings bays are common property allocated by management instead, so check before you buy.

Do landed houses in Johor Bahru have strata titles?

Most landed houses get individual lot titles after the master title is subdivided. Some gated landed schemes are registered under strata instead, with common facilities managed by a JMB or MC.

Buying in JB and want the title checked properly?

Tell me the project, the unit and whether it is a new launch or a subsale. I will share what I know about its title status, help you gather the documents your lawyer needs and show you units that suit your budget. You can also book an appointment for viewings, or a Zoom consultation if you are abroad.

Sources: Strata Titles Act 1985 (Act 318), English text as at 1 January 2006, via LawPlayer, accessed November 2026; Strata Titles (Amendment) Act 2013 (Act A1450), gazetted 7 February 2013; Dr Tan Liat Choon (UTM), briefing on the new strata laws, 24 November 2015; The Edge Malaysia, “Know your stuff: Strata title and its significance”, 17 February 2020; EdgeProp, National House Buyers Association column on strata titles with vacant possession, 31 December 2022; University of Malaya Legal Aid Clinic, rights and obligations of strata property buyers, accessed November 2026; The Star, “Strata titles: Errant developers to face legal action”, 23 April 2026; EdgeProp, High Court rules developer must pay to speed strata application, May 2026; EdgeProp, “Many owners still waiting for strata titles, some for 20 years”, 20 June 2025; Skrine, on accessory parcel car parks (High Court decision), 28 April 2022; Burgielaw.com, Court of Appeal on car park businesses on accessory parcels, 23 January 2025; Low & Partners, “Differences Between Individual Title vs Master Title”, updated 21 August 2026; iProperty, perfection of transfer and perfection of charge, accessed November 2026; Mah Weng Kwai & Associates, “Strata Management Hand Over Timeline”, updated 19 June 2024; Mah Weng Kwai & Associates, “Property Transactions Requiring State Consent”, updated 20 June 2024; Kevin Wu & Associates via Mondaq, “How to read your Malaysian land title”, 16 December 2024; Johore Bar Committee, Circular No. 11/2025, online private searches of strata titles via eStrata Johor, 2025; Malay Mail, Johor land office digital upgrade, 18 June 2025; PropertyGuru, Malaysia foreign property rules, compiled May 2026; Halim Hong & Quek, Johor’s framework for foreign acquisitions, 6 October 2025; Malay Mail, strata by-laws under the Strata Management Act 2013, 29 September 2026

Jason Lim, REN 84424, IQI Realty Sdn. Bhd. E (1) 1584/6. General information checked on 5 November 2026, not legal advice. Title rules, fees and land office procedures change; confirm with your lawyer, the developer and PTG Johor before you sign or pay.

中文 · Bahasa Melayu · Bahasa Indonesia

By Jason Lim, REN 84424 · IQI Realty · Checked on 5 November 2026

Yes, you can buy auction (lelong) property in Johor Bahru, but it works very differently from a normal subsale. Titled homes are usually sold under a court order on the judiciary’s e-Lelong portal: you pay a deposit of 10% of the reserve price before you bid and the balance within 120 days. Bank-run sales of homes without an individual or strata title (LACA auctions) follow the bank’s own conditions. Foreigners face the same Johor rules as any other purchase, including the RM1 million floor for most residential property and approval from the authorities.

How bank auctions work in Malaysia

A property goes to auction when the owner stops paying the loan. How it is sold depends on what the bank holds.

	Court-ordered sale (often called non-LACA)	Bank-run sale (LACA)
When it is used	The property has its own individual or strata title, and the bank holds a registered charge over it	No individual or strata title has been issued, so the bank holds an assignment of the buyer’s rights under a loan agreement cum assignment
Legal basis	National Land Code: an order for sale from the High Court, or from the Land Administrator for some land office titles	The loan and assignment documents; the bank sells through a licensed auctioneer
Where it happens	High Court auctions in Peninsular Malaysia are now run online on the judiciary’s e-Lelong portal	At the auctioneer’s room, often with online bidding as well
Deposit	10% of the reserve price	Set by the bank’s conditions; 10% of the reserve price in the 2026 proclamations I checked, though some guides cite 5%
Balance	Within 120 days of the sale	Commonly 90 to 120 days; the bank may extend on written request, often with conditions
What you get	A certificate of sale, registered to put the title in your name	The bank assigns the rights to you; you may need the developer’s or proprietor’s consent

LACA sales cover units whose individual or strata titles had not been issued when the loan was taken, so the bank could only take an assignment. If you are not sure what a strata title is, my property glossary explains the terms.

The proclamation of sale: read it twice

Every auction has a proclamation of sale with conditions of sale attached. It is the contract you accept by bidding, and there is no separate sale and purchase agreement to negotiate. The proclamations I checked for 2026 set out:

• The property: address, title or assignment details, tenure (freehold or leasehold and the expiry year), land use and any restriction in interest on the title.
• The reserve price: the lowest price at which the property can be sold at that auction.
• Deposit and balance: amount, form of payment and deadlines, and the warning that the deposit is forfeited if you miss the balance.
• Who pays what: which arrears the bank or plaintiff settles, and which fall on the buyer.
• Who may bid: including the clause on foreign citizens and foreign companies, and any Bumiputera or Malay reserve restriction.

How the reserve price is set and changed

The reserve price is fixed in the order for sale or by the bank. It is not a valuation you can rely on. If nobody bids, the property is usually put up again at a lower reserve price; EdgeProp and PropertyGuru say a reduction of around 10% per failed round is common. Compare the reserve price with recorded transaction prices and asking prices for similar units in the same project.

Deposit and balance: the money timeline

The deadlines are strict. Here is how the money flows in a typical court sale:

Stage	What you pay	Example (reserve RM1,000,000)
Before the auction	10% of the reserve price by bank draft or approved online transfer, by the stated deadline	RM100,000
If you win above the reserve	Many conditions require the deposit to be topped up to 10% of your winning bid soon after the sale	Winning bid RM1,050,000: top up RM5,000
Within 120 days	The balance of the price, usually from your own funds and a bank loan	RM945,000
If you lose the auction	Your deposit is refunded	RM100,000 back
If you miss the deadline	The sale is cancelled and the deposit is forfeited	RM105,000 lost

On top of the price, budget for legal fees, stamp duty, loan documents, any arrears that are not covered, repairs and the cost of getting possession. My guides to legal fees, stamp duty in 2026 and hidden costs of buying property cover the main items.

Can foreigners bid on auction property in Johor?

Foreigners can bid, but an auction is not a way around the foreign ownership rules. The 2026 proclamations I checked say foreign citizens and foreign companies may not bid for property affected by legal restrictions unless the relevant authority has approved it. One bank proclamation says that if a foreign bidder wins without the required consent, the bank may forfeit the deposit and auction the property again.

• Minimum price. Johor generally allows foreigners to buy residential property only from RM1 million, with Medini in Iskandar Puteri exempt from the floor (New Straits Times, April 2026). Ask your lawyer how the floor applies to the winning bid before you register. See my guide to Johor’s foreigner minimum price and quota.
• Restricted land. Malay reserve land, Bumiputera-only lots and low-cost housing are closed to foreigners whatever the price.
• State consent and levy. Foreign purchases in Johor need state consent, and the state levy on foreign acquisitions was raised to 3% with a RM30,000 minimum from 1 July 2025 (Halim Hong & Quek, October 2025). Approval takes time, so build it into the 120 days.
• Stamp duty. Since 1 January 2026, transfers of residential property to foreign buyers carry stamp duty at a flat 8% (Skrine, November 2025).
• MM2H. MM2H Silver participants can buy from RM600,000 but must hold for 10 years (NST, April 2026). For MM2H, I coordinate with a MOTAC-licensed MM2H agent and handle the property side; approval is decided by the authorities. Start with my MM2H eligibility checker and MM2H property support.

Financing is the other hurdle: a Malaysian loan for a foreigner may not be approved within 90 to 120 days, so have a cash plan. My guide to home loans for foreigners explains what banks ask for.

The main risks of buying at auction

Risk	What can happen	How to check
Occupants still inside	The seller does not deliver vacant possession. If the former owner or a tenant stays, you may need a lawyer and court action to recover the unit.	Visit at different times, look for signs of occupation and ask the management office or guardhouse.
Unpaid charges	Quit rent and assessment arrears up to the sale date were for the plaintiff or bank in the 2026 examples, but maintenance fees, sinking fund, utilities and interest may land on you.	Ask the JMB or MC for a statement of arrears, and check the conditions of sale line by line.
No inspection	The bank does not hold the keys, so you buy without seeing the inside. Damage, missing fittings or illegal renovations become your problem.	Inspect the outside, view similar units in the block and budget for repairs.
Loan not ready in time	If your loan is not approved or the bank values the unit below your bid, you must find the difference or lose the deposit.	Get approval in principle before bidding and bid within what you can pay in cash plus the loan.
Title problems	Short leasehold remaining, a restriction in interest, a private caveat, a commercial title (such as many SOHOs) or no strata title yet can all limit financing and resale.	Do a title search and read the tenure and restriction lines on the proclamation.
Overbidding	Competitive bidding can push the price above recorded prices for similar units.	Set your top price in advance from recorded and asking prices, and stop there.

Strata arrears: the July 2026 High Court ruling

In July 2026 the Kuala Lumpur High Court ruled that a buyer of a strata office unit at a court-ordered e-auction was not liable for the former owner’s maintenance and sinking fund arrears, because a judicial sale is not a voluntary transfer (Malay Mail, 15 July 2026). In an EdgeProp column in August 2026, a property lawyer warned that the decision turns on its facts and did not decide the position for LACA or other non-court sales. Read the conditions of sale, ask the management for the arrears and take legal advice. My guides to maintenance fees and sinking funds and quit rent and assessment tax explain these charges.

Steps before you bid

1. Get the proclamation and conditions of sale. From the e-Lelong portal, the bank’s auction list, the auctioneer or the plaintiff’s lawyers, and note whether it is a court or LACA sale.
2. Do a title search. Confirm the owner, tenure, land use, restrictions, caveats and encumbrances. For LACA units, check the master title and the developer’s details.
3. Visit the site. Look at the outside, common areas and neighbourhood, and check for occupants. My subsale inspection guide lists what to look at from outside.
4. Check the charges. Ask the management office and the local council about maintenance, sinking fund, assessment and utilities owed, and what the conditions say about them.
5. Arrange financing. Get loan approval in principle, or confirm your cash. My JB home loan guide for 2026 and what to do if a loan is rejected help here.
6. Talk to a lawyer. Have a lawyer read the proclamation, especially for a foreign purchase, a LACA sale or a unit with occupants.
7. Register and pay the deposit by the deadline, then set your top price and keep to it.

After the hammer falls

1. Sign and top up. Sign the memorandum or conditions of sale and pay any deposit top-up required.
2. Apply for the loan at once. If the bank values the unit below your bid, you pay the gap. See bank valuation lower than price.
3. Apply for consents. State consent for foreign buyers, and the developer’s or proprietor’s consent for many LACA units.
4. Pay the balance on time. Within the period in the proclamation, usually 90 to 120 days.
5. Register your ownership. Your lawyer registers the certificate of sale or completes the assignment and pays the stamp duty.
6. Take possession. Change the locks, register with the management and open utility accounts. If someone still lives there, act through your lawyer, not by force.

See also the legal steps of buying in Johor and my handover checklist.

Auction, subsale or new launch?

	Auction	Subsale	New launch
Viewing inside	Usually not possible	Yes	Show unit only
Price	Set by bidding above a reserve price	Negotiated with the seller	Developer price, shown in the advertising permit
Time to pay	90 to 120 days for the balance	Set in the sale and purchase agreement, often with an extension option	Progressive payments as construction moves on
Vacant possession	Your responsibility	Delivered by the seller	Delivered by the developer

For many first-time foreign buyers, an inspected subsale is simpler. See my guides to subsale risks, making an offer on a subsale, new launch vs subsale and freehold vs leasehold.

Where to look if you are weighing auction against subsale

Auction lists change every month, so start with the area that fits you, then compare auction and open-market units there:

• Mount Austin: condos and landed homes near schools and malls.
• Tebrau, Setia Indah and Molek: established neighbourhoods with many older titled homes.
• Skudai, Tampoi and Kempas: mature landed estates and apartments.
• Bukit Indah and Gelang Patah: on the west side, towards the Second Link.
• Iskandar Puteri and Medini: newer projects, EduCity and the zone where Johor’s foreign price floor does not apply.
• Permas Jaya and Senibong: east-side condos and waterfront projects.
• Kulai and Senai: landed homes near the airport and industrial areas.

Compare them on my JB property map. I do not recommend any auctioneer, bank or law firm over another.

More Johor living guides: Landlord guide to tenancy agreements · Managing JB property from overseas · Renovation and furnishing costs · Property scams in JB

Frequently asked questions

What is the difference between a court auction and a LACA auction?

A court-ordered auction sells property that has its own individual or strata title, under an order for sale under the National Land Code. A LACA auction is run by the bank for property without an individual or strata title, under the loan agreement cum assignment. Deposits, deadlines and consents can differ, so check the proclamation.

How much deposit do I need to bid at a property auction in Malaysia?

Court-ordered sales require 10% of the reserve price, usually by bank draft or approved online transfer before the auction. Bank-run sales set their own terms; the 2026 proclamations I checked also asked for 10%. If you win above the reserve, you may need to top up the deposit to 10% of your bid.

How long do I have to pay the balance after winning an auction?

120 days from the sale date in court-ordered sales. Bank-run LACA sales commonly allow 90 to 120 days, and the bank may consider a written request for more time. If you miss the deadline, the sale is cancelled and you lose the deposit.

Can a foreigner buy auction property in Johor Bahru?

Yes, but the usual foreign ownership rules still apply. Proclamations bar foreign bidders from restricted property unless the authorities approve, Johor generally sets a RM1 million minimum for residential property outside Medini, and state consent and 8% stamp duty for foreign buyers apply. See a lawyer first.

Do I have to pay the previous owner’s maintenance arrears?

It depends on the auction and its conditions. In the 2026 proclamations I checked, the bank or plaintiff paid quit rent and assessment arrears up to the sale date. In July 2026 a High Court ruled a court-auction buyer was not liable for the former owner’s strata arrears, but that ruling is fact-specific and did not cover LACA sales.

Can I view an auction property before bidding?

Usually only from the outside. The bank does not hold the keys and the property is sold as is, where is, so plan for repairs and for occupants who may still be living there. Visit the site and check with the management office.

Thinking about an auction property in JB?

Tell me the project or address, the reserve price, the auction date and whether you are buying as a Malaysian or a foreigner. I will share recorded and asking prices for similar units, and subsale options in the same area if you would rather view before you buy. You can also book an appointment for viewings, or a Zoom consultation if you are abroad.

Sources: Form 16H, Order of Sale at Instance of Chargee, National Land Code sections 257 and 263 (Penang Land and Mines Office copy), accessed November 2026; EdgeProp, “Bringing court auctions online to enhance transparency”, 31 July 2017; EdgeProp, “Going for homes under the hammer”, 14 June 2017; iProperty, guide to buying property at auction in Malaysia, accessed November 2026; PropertyGuru, guide to property auctions in Malaysia, accessed November 2026; iMoney, “Guide to buying auction property in Malaysia”, updated 20 March 2019; Malay Mail, “High Court rules strata auction buyers need not inherit previous owners’ arrears”, 15 July 2026; EdgeProp, “Do auction buyers inherit sellers’ strata arrears?”, 23 August 2026; New Straits Times, “Foreigners hit Johor property resale wall”, 20 April 2026; Halim Hong & Quek, on Johor’s legal and tax framework for foreign acquisitions, 6 October 2025; Skrine, “Proposed Amendments to the Stamp Act”, 24 November 2025

Jason Lim, REN 84424, IQI Realty Sdn. Bhd. E (1) 1584/6. General information checked on 5 November 2026, not legal, tax or financial advice. Auction terms differ for every property; read the proclamation and conditions of sale and take advice from your own lawyer before you bid.

中文 · Bahasa Melayu · Bahasa Indonesia

By Jason Lim, REN 84424 · IQI Realty · Checked on 5 November 2026

This guide is for owners renting out a Johor Bahru home, including those living in Singapore, Indonesia, India, China or elsewhere. The short answer: Malaysia still has no Residential Tenancy Act in force as of November 2026, so your written tenancy agreement does most of the work. Most JB landlords ask for two months’ security deposit, one month’s advance rent and about half a month’s utility deposit, the agreement should be stamped within 30 days, and a landlord can only remove a tenant through the courts, never by changing the locks.

The legal position in November 2026

In February 2026 the housing minister said the Residential Tenancy Act was in its final drafting stage and should be tabled that year. On 4 August 2026 the deputy minister told the Dewan Negara it was still being finalised. I found no report of it being tabled by early November 2026, so treat it as a proposal, not law.

Until then, a JB let rests on existing rules:

• Contracts Act 1950. Your agreement is a contract; its wording is what you can enforce.
• Specific Relief Act 1950, section 7(2). An owner cannot recover possession from a tenant who stays on, except through court proceedings.
• Distress Act 1951. Lets a landlord apply to court to seize and sell a tenant’s movable goods for rent arrears.
• Stamp Act 1949. An unstamped agreement cannot be used as evidence until it is stamped.
• Immigration Act 1959/63. Section 55E makes it an offence for an owner or occupier to let someone without a valid pass stay at the premises.

This is general information, not legal advice. For disputes, or if you want a tailored agreement, use a Malaysian lawyer.

Before you sign: checking the tenant

For each applicant, ask for:

• Identity. A MyKad copy for Malaysians, or a passport copy with the current pass or entry stamp for foreigners.
• Pass validity. For a one- or two-year let, the pass should cover the term or be renewable. Letting to someone with no valid pass can lead to a fine of RM5,000 to RM30,000, up to a year in jail, or both, for each person under section 55E, as a 2024 court report shows.
• Ability to pay. An employment letter, recent payslips or, for a company let, the company’s registration documents and an authorised signatory.
• Who will live there. Names and ID of every occupant, plus any pets.

Many landlords take a booking (earnest) deposit, usually about one month’s rent, when the offer is accepted, and credit it to the first month’s rent or deposits once the agreement is signed. Put in the offer letter what happens if either side pulls out.

Deposits: what is normal in JB

No Malaysian law fixes deposit amounts or refund deadlines, so the agreement decides. The usual pattern, which PropertyGuru’s deposit guide also describes, looks like this:

Item	Common amount	Covers	Example at RM2,500 a month
Security deposit	2 months’ rent	Unpaid rent, damage beyond fair wear and tear, breach of the agreement	RM5,000
Utility deposit	About half a month’s rent (some ask for one month)	Final electricity, water and sewerage bills	RM1,250
Advance rent	1 month’s rent	The first month’s rent	RM2,500

PropertyGuru notes that security and utility deposits are usually refunded within about 30 days of move-out, after inspection and final bills. Write your own refund deadline into the agreement, list what can be deducted, and say that the security deposit cannot be used as the last month’s rent.

Stamp duty and legal fees in 2026

Tenancy agreements are charged under Item 49 of the First Schedule to the Stamp Act 1949, on every RM250 (or part) of annual rent. LHDN’s guideline dated 30 June 2026 sets these rates:

Tenancy length	Duty per RM250 of annual rent	Example: RM2,500 a month (RM30,000 a year)
Up to 1 year	RM1	RM120
More than 1 year, up to 3 years	RM3	RM360
More than 3 years, up to 5 years	RM5	RM600
More than 5 years	RM7	RM840

• Who is liable. LHDN’s guideline puts the original on the tenant (lessee) and the copy on the landlord (lessor).
• No small-rent exemption. The old exemption for annual rent up to RM2,400 ended for agreements from 1 January 2025, a tax adviser wrote in The Sun.
• Self-assessment. Stamping moved to self-assessment through LHDN’s MyTax e-Duti Setem system in 2026. LHDN said it would not impose penalties for errors in submissions made during 2026, the first year.
• Timing. Stamp within 30 days of signing. A two-year agreement is charged at the RM3 rate, not twice the one-year rate, so check the term you enter.

If a lawyer prepares the agreement, the Solicitors’ Remuneration Order 2023 scale for monthly rent up to RM10,000 is 30% of one month’s rent, with a minimum of RM500 (as summarised by StashAway, August 2026). Who pays is negotiable, and the lawyer acts for one side only.

Clauses every JB tenancy agreement should cover

Make sure yours is clear on these points:

Clause	What to write down
Parties and occupants	Names and ID numbers of the landlord, tenant and permitted occupants.
Term and renewal	Start date, length, any option to renew, the notice needed to renew and how the renewal rent is set.
Rent	Amount, due date, bank account and any late-payment charge.
Deposits	Amounts, what can be deducted, the refund deadline, and that the deposit is not last month’s rent.
Use	Residential use only; no subletting, room-by-room letting or short stays without written consent.
Repairs	Who fixes what, and a cap on the tenant’s minor repairs.
Utilities and fees	Which bills the tenant pays, whose name the accounts are in and how bills reach the payer.
Access	Reasonable written notice before the landlord or agent enters for inspection, repairs or viewings.
Early termination	What happens if either side ends early, including any transfer (diplomatic) clause for expat tenants after a minimum period.
Inventory	A signed inventory and photo record attached as a schedule.
By-laws	The tenant agrees to follow the building’s by-laws and house rules.

The inventory list and handover

The inventory is your main evidence when you deduct from the deposit. List each item room by room with its condition: air-conditioners, water heaters, fridge, washing machine, sofa, beds, curtains and lights. Add meter readings, keys, access cards and dated photos. Both sides sign it at handover and at move-out. Furnishing first? See my renovation and furnishing costs guide.

Who fixes what, and who pays which bills

Item	Usually paid by	Notes
Maintenance fee and sinking fund	Owner	Billed to the owner by the JMB or MC. See my maintenance fee and sinking fund guide.
Quit rent and assessment tax	Owner	See my quit rent and assessment guide.
Electricity (TNB), water (Ranhill SAJ), sewerage, internet	Tenant	Accounts often stay in the owner’s name; agree how bills reach the tenant.
Structural defects, concealed pipe leaks, roof leaks	Owner	Fix promptly to protect the unit below.
Appliances that fail with normal use	Owner, usually	Water heater, aircon compressor, fridge.
Minor repairs and aircon servicing	Tenant, usually	Up to a cap set in the agreement: bulbs, small fixes, regular aircon servicing.
Damage caused by the tenant or guests	Tenant	Deducted from the security deposit if not fixed.
Building and fire insurance	Owner	Tenants insure their own belongings. See my property insurance guide.

Keep paying the maintenance fee on time even when the unit is let. Under the standard by-laws in the Strata Management (Maintenance and Management) Regulations 2015, management can deactivate the access cards of a defaulting unit until the arrears are paid, and your tenant would be the one locked out of the lifts and car park.

JMB and MC rules: what your tenant must follow

In a condo, serviced residence or gated strata scheme, the Joint Management Body (JMB) or Management Corporation (MC) runs the building under the Strata Management Act 2013. The Third Schedule of the 2015 regulations sets 30 standard by-laws covering nuisance, pets, vehicles, common facilities and security, and the management body can add its own by special resolution. As Malay Mail reported in September 2026, additional by-laws can include fines of up to RM200 for a proprietor, occupant or invitee who breaches them.

• Give the tenant the house rules and have the agreement say they will follow them.
• Register the tenant with the management office if it asks, so access cards, car-park stickers and moving-in bookings can be issued.
• Fines may reach you first as the registered proprietor, so let the agreement pass them on.

Short stays: a different set of rules

Letting by the night is treated differently from a tenancy. Many JB buildings restrict or ban short stays in their by-laws, and in October 2026 the housing ministry said national short-term rental guidelines were being finalised. If you plan to mix short stays and long lets, read my guide to Airbnb and short-stay rules in Johor Bahru first, and add a no-subletting clause to every long-term agreement.

Late rent, disputes and ending a tenancy

If rent arrives late, keep to these steps:

1. Talk first, then write. A message, then a written reminder stating the amount due.
2. Send a formal notice of demand. Usually through a lawyer, giving a deadline and stating that you may terminate under the agreement.
3. Use the deposit only as the agreement allows. Deducting arrears from the security deposit at the end is normal; using it mid-term depends on your wording.
4. Go to court if needed. Options include a claim for arrears and damages, a writ of distress under the Distress Act 1951 (a law firm notes it covers rent arrears of up to 12 completed months, not utility arrears), and a court order for possession followed by a writ of possession.

What not to do: change the locks, remove the tenant’s belongings, or cut the electricity or water. Under section 7(2) of the Specific Relief Act 1950 an owner cannot take back a let home from a tenant who stays on except through the courts, and self-help measures can expose you to a claim yourself.

At the end of the term

• Renewal or exit. Follow the notice period in the agreement. If you want the unit back, say so in writing before the renewal deadline.
• Joint inspection. Check against the inventory, take photos and read the meters; release the utility deposit once final bills are paid.
• Itemised refund. Return the security deposit by the agreed date with a written list of any deductions and receipts or quotes for them.

If you own the home from abroad

Many JB owners live in Singapore, Indonesia, India or China. Foreigners can generally buy Johor homes only from RM1 million, with some exceptions such as designated zones (New Straits Times, April 2026), so these are usually higher-value units where a careful let matters. A few points apply to you in particular:

• Have someone local. A registered agent or property manager for viewings, handover, repairs and inspections. Check any agent’s registration with the Board of Valuers, Appraisers, Estate Agents and Property Managers (LPPEH). My guide to managing a JB property from overseas covers the options.
• Collect rent traceably. Into an account in your name, never as cash to a third party.
• Declare the income. LHDN taxes non-resident individuals at a flat 30% with no personal reliefs. See my rental income tax guide and check your home country’s rules too.
• Watch for scams. Fake agents target owners too. My property scams guide lists the warning signs.

If you hold an MM2H pass and rent out the home you bought, check the programme’s current conditions with your MOTAC-licensed MM2H agent first. I coordinate with a licensed MM2H agent for clients who need one; approval and conditions are set by the authorities. My MM2H FAQ is a starting point.

Where to buy if this matters to you

Buying to let? These areas draw Singapore commuters, families and students. Compare asking rents and building management before you decide.

• JB Sentral and Bukit Chagar: near the CIQ and the RTS Link station, popular with Singapore commuters. See also homes near the RTS Link station.
• Mount Austin: families, schools and cafes, with many condos and landed homes.
• Tebrau, Setia Indah and Molek: established neighbourhoods near malls and the city.
• Iskandar Puteri: Medini, EduCity and the Second Link, with international schools nearby.
• Skudai, Tampoi and Kempas: around Universiti Teknologi Malaysia, with demand from students and local workers.
• Danga Bay: waterfront condos a short drive from the city centre.

Compare them on my JB property map, and see my guide to renting a JB unit to Singapore commuters.

More Johor living guides: Renting in JB as a foreigner · Managing a JB property from overseas · Maintenance fees and sinking fund · Condo vs landed vs SOHO in JB

Frequently asked questions

Is there a Residential Tenancy Act in Malaysia in 2026?

Not yet. In August 2026 the housing ministry told the Dewan Negara the Residential Tenancy Bill was still being finalised, and I found no report of it being tabled by early November 2026. Lets rest on the agreement and existing laws.

How much deposit can a landlord ask for in Johor Bahru?

No law sets a limit. The common pattern is two months’ rent as a security deposit, one month’s rent in advance and about half a month as a utility deposit. Write the refund deadline into the agreement.

Who pays stamp duty on a tenancy agreement, landlord or tenant?

Under LHDN’s June 2026 guideline the tenant is liable for duty on the original and the landlord for the copy. The rate is RM1 per RM250 of annual rent for terms up to one year and RM3 for one to three years, so RM2,500 a month for one year costs RM120.

Can a landlord change the locks if the tenant stops paying rent?

No. Under section 7(2) of the Specific Relief Act 1950 an owner cannot recover possession from a tenant who stays on except through the courts. Use a notice of demand, then court action if needed.

Who pays for repairs in a rented JB home?

It depends on the agreement. Commonly the owner pays for structural problems, concealed leaks and appliances that fail with normal use, while the tenant pays for minor repairs up to an agreed cap, regular aircon servicing and any damage they cause.

Do I pay Malaysian tax on rent if I live abroad?

Yes. Rent from a Malaysian property is taxable in Malaysia. LHDN taxes non-resident individuals at a flat 30% with no personal reliefs. Check your home country’s rules too.

Want help letting your JB home?

Tell me the project, unit type, furnishing and when it will be ready to let. I will share current asking rents for similar units, and go through what to check before you accept a tenant and hand over the keys. For the agreement itself, use a lawyer. You can also book an appointment, or a Zoom consultation if you are abroad.

Sources: EdgeProp, “Long-awaited Residential Tenancy Act to be tabled this year”, 5 February 2026; Berita RTM, government finalising the Residential Tenancy Bill (Dewan Negara reply), 4 August 2026; EdgeProp, “Residential Tenancy Bill being finalised”, August 2026; Free Malaysia Today, “Don’t delay tabling Residential Tenancy Bill to 2027, NGO tells govt”, 12 August 2026; LHDN, Garis Panduan Pengenaan Duti Setem, First Schedule, Stamp Act 1949, 30 June 2026; The Sun, “Tax matters: significant changes to stamp duty from 2025”, accessed November 2026; The Star, “No penalties in first year of self-assessment stamp duty system”, 21 December 2025; StashAway, stamp duty and legal fees for tenancy agreements, 12 August 2026; PropertyGuru, rental deposits guide, accessed November 2026; PropertyGuru, on landlords, unpaid rent and self-help eviction, accessed November 2026; Chia, Lee & Associates, “Landlord and Tenant: Dispute Resolutions”, updated January 2022, accessed November 2026; Malay Mail, on strata by-laws under the Strata Management Act 2013, 29 September 2026; Daily Express, Immigration Act section 55E(1) case, 26 April 2024; LHDN, Who is taxable (non-resident individuals), accessed November 2026; The Star, short-term rental guidelines being finalised, 26 October 2026; New Straits Times, “Foreigners hit Johor property resale wall”, 20 April 2026

Jason Lim, REN 84424, IQI Realty Sdn. Bhd. E (1) 1584/6. General information checked on 5 November 2026, not legal or tax advice. For disputes or a tailored agreement, use a Malaysian lawyer. Laws, stamp duty rules and by-laws change; confirm with LHDN, your lawyer and your building’s management before you sign.

中文 · Bahasa Melayu · Bahasa Indonesia

By Jason Lim, REN 84424 · IQI Realty · Checked on 5 November 2026

This guide is for people from Singapore, Indonesia, India, China and elsewhere who live in Johor Bahru, or plan to, and want to know where they can go for a weekend. The short answer: Kota Tinggi is about 40 minutes away, Desaru Coast about an hour and ten minutes, Kluang, Batu Pahat and Mersing roughly 1 hour 20 minutes to 2 hours, and Muar and Melaka around two to two and a half hours. The one big seasonal rule is that Mersing’s islands close to visitors during the northeast monsoon, roughly November to March.

Weekend trips from JB at a glance

Johor’s weekend has been Saturday and Sunday again since 1 January 2025, the same as Singapore, so a Friday-evening start works for most families. The drive times below are route-planner estimates without traffic. Add time on Friday evenings, public holidays and school holidays.

Destination	Main route from JB	Approx. distance and drive	Good for	Season note
Kota Tinggi	Route 3 north via Ulu Tiram	About 40 km, 35–45 min	Waterfall, river, half-day trips	Forest sites may close in heavy rain
Tanjung Piai and Pontian	Skudai–Pontian road southwest	About 50–70 km, around 1 hour	Mangrove boardwalk, seafood towns	Open most of the year
Desaru Coast	Senai–Desaru Expressway (E22)	About 1 hr 10 min (Desaru Coast’s figure)	Beach resorts, water park, family weekends	Rough seas in the monsoon
Kluang	North–South Expressway (E2), or train	About 100 km, around 1 hr 20 min	Small-town food, hills, a simple day out	All year
Batu Pahat	E2, then west to the coast	About 120 km, around 1 hr 30 min	Food, coastal town	All year
Mersing and the islands	Route 3 via Kota Tinggi	About 130 km, around 1 hr 50 min	Islands, snorkelling, the ferry to Tioman	Island trips closed in the monsoon
Muar	E2	About 170 km, around 2 hours	Royal town, heritage streets, food	All year
Gunung Ledang (Tangkak)	E2	About 180 km, around 2 hours	Hiking, waterfalls	Park may close in the monsoon
Melaka	E2 to Ayer Keroh	About 210 km, around 2 hr 20 min	UNESCO old town, museums, food	All year; busy on holidays

Johor is also running Visit Johor Year 2026. The state launched it on 1 January with a target of 12 million visitors and more than 100 tourism events planned, so expect busier roads and resorts around major events.

East coast: Desaru, Kota Tinggi and Mersing

Desaru Coast

Desaru is the classic JB beach weekend. The Desaru Coast resort area, in Kota Tinggi district, has beach resorts, golf and a water park along a long shore facing the South China Sea. Its visitor page gives the drive as 1.2 hours from Johor Bahru and 1.5 hours from the Woodlands checkpoint, and 1 hour from Senai International Airport.

• Route. Most people take the Senai–Desaru Expressway across the Johor River. The Works Ministry is widening a 9.34 km stretch from the Sungai Johor Bridge to Sungai Semenchu to four lanes, which was 55% done in early 2026 and is due in April 2027, so expect roadworks.
• From Singapore by sea. A ferry runs from Tanah Merah Ferry Terminal to the Desaru Coast Ferry Terminal, Thursday to Monday, with extra sailings on festive and long weekends, according to Desaru Coast.
• Getting around. Desaru Coast runs a hop-on, hop-off shuttle within the resort area, but outside it you really need a car.

I don’t recommend any particular resort or restaurant; compare current reviews and check that your booking includes tourism tax. Foreign guests pay RM10 per room per night at registered accommodation, under the Customs Department’s tourism tax guide.

Kota Tinggi

Kota Tinggi town sits on the Johor River about 40 km north-east of the city, roughly 35 to 45 minutes away. The best-known stop is the Kota Tinggi Waterfalls at Lombong, at the foot of Gunung Muntahak. It works as a half-day trip, or as a stop on the way to Desaru or Mersing.

Waterfalls and forest parks can close at short notice after heavy rain. In November 2024, the state closed its eco-forest parks and hiking trails from 15 November until further notice for the monsoon, and in late October 2026 Gunung Pulai’s eco-forest park was closed for slope repairs. Check the Johor Forestry Department or Johor National Parks pages before you go.

Mersing, the Johor islands and Tioman

Mersing, about 130 km up Route 3 through Kota Tinggi, is the jumping-off point for the islands off Johor’s east coast, such as Pulau Besar, Pulau Rawa, Pulau Tengah and Pulau Tinggi, and for the ferry to Tioman, which is in Pahang.

• Season. Mersing’s district officer said in September 2025 that water activities run for only about eight months a year because of the monsoon. In 2026, snorkelling, diving and island tours resumed in early April after the monsoon break, Bernama reported.
• Rules on the islands. Since September 2025, six islands, including Pulau Harimau and Pulau Mensirip, have been closed to visits and water activities for conservation. Mersing now caps boat trips at 50 a day on weekdays and 70 at peak times, rotates which islands are open, and asks visitors to use licensed operators and wear the MeTOS wristband.
• Tioman. During the 2023/2024 monsoon, the Tioman Development Authority said Mersing was the only ferry route running to Tioman, at about 1 hour 30 minutes each way. Crossings depend on the sea, so check the operator’s schedule close to your date.

Further inland, the Johor side of Endau-Rompin National Park is reached via Kluang and Kahang. In 2024, the state closed it, along with Gunung Ledang’s park, from 1 December for the monsoon, so plan rainforest trips for the drier months.

North-west: Melaka, Muar, Batu Pahat and Gunung Ledang

The North–South Expressway (E2) runs from Johor Bahru up the west side of the peninsula, so most of these trips are a straight drive, which is handy on a rainy monsoon weekend when the east coast is rough.

Melaka

Melaka is about 210 km away, around two hours and twenty minutes by car without traffic. Together with George Town in Penang, its historic centre was inscribed on UNESCO’s World Heritage List on 7 July 2008. It has Dutch and Portuguese-era buildings, Peranakan shophouses, museums and a busy riverside. It is one of the most popular weekend trips from JB, so book early for public holidays, and park outside the old town if you can.

Muar and Batu Pahat

Muar, about 170 km and two hours away, is a riverside town with old shophouse streets and colonial-era buildings. Sultan Ibrahim declared Bandar Maharani in Muar Johor’s first royal town in November 2012. Batu Pahat, about 120 km away, is a quieter coastal town. Both are known locally as food towns and are easy to combine with Melaka in one weekend. I don’t recommend any particular eatery.

Kluang and Gunung Ledang

Kluang, about 100 km north, is a simple day out with an old railway town feel, and it is on the electric train line. Gunung Ledang, near Tangkak about 180 km away, is Johor’s highest mountain at 1,276 m, according to Johor National Parks. Its main entrance is near Sagil. Hikers should check the park’s current rules, guide requirements and any monsoon closure with the park office before setting off.

Close to home: Tanjung Piai, Kukup and Pontian

If you live in Iskandar Puteri or Gelang Patah, the south-west corner of Johor is the quickest weekend trip of all. Tanjung Piai National Park in Pontian district is the southernmost point of mainland Asia and a Ramsar wetland since 2003. Johor National Parks says it has about 1.2 km of mangrove boardwalks and is one of the few places where you can see Singapore and Indonesia at the same time.

• Entry fees. RM20 for non-citizen adults and RM10 for non-citizen students and seniors (RM5 and RM3 for citizens), with free parking, as listed by Johor National Parks in November 2026.
• Getting there. Drive via the Skudai–Pontian road. There is no direct bus; you can take a bus to Pontian from Larkin and then a taxi, booking the return in advance.
• Kukup. The nearby coastal village of Kukup has a ferry terminal, one of the sea entry points where Johor welcomed visitors at the start of Visit Johor Year 2026.

Best time of year: monsoon, haze and school holidays

JB is warm all year, so the season matters more for the sea and the roads than for temperature. My guide to JB weather, haze and the monsoon has the month-by-month detail; here is what it means for trips.

Period	Weather	Trips that work best	Watch out for
About November to March	Northeast monsoon (27 October 2026 to March 2027, per MetMalaysia); heaviest rain November to January	Melaka, Muar, Batu Pahat, Kluang; Desaru for the resort rather than the sea	Mersing island trips stopped; rough seas and rip currents on the east coast; forest and national parks may close; possible floods near rivers and in low-lying areas
About April to October	Inter-monsoon thunderstorms, then the drier southwest monsoon	Mersing islands, Tioman, Desaru beaches, hiking	Afternoon storms; haze risk mainly July to September or October
Group B school holidays (Johor)	Any	Book early	Busy roads and checkpoints. The 2026 end-of-year break is 5 to 31 December 2026.

Driving, fuel and getting there without a car

• Tolls. Expressways such as the E2 and Senai–Desaru are tolled. Keep a Touch ’n Go card or RFID tag topped up.
• Fuel for foreigners. Since 30 September 2025, subsidised RON95 at RM1.99 a litre has been only for Malaysian citizens under BUDI95. Foreigners driving Malaysian-registered cars pay the unsubsidised price, and foreign-registered cars, such as Singapore cars, can buy only RON97, the finance ministry said in September 2025.
• Train. The ETS electric service from JB towards Kuala Lumpur started on 12 December 2025, stopping at Kluang and Segamat, among other stations. Melaka has no stop in the town itself, so use the bus or drive there.
• Bus. Long-distance buses leave from Larkin Sentral. Route planners put the direct bus to Melaka at a little over three hours, and the bus to Mersing at nearly four.
• Safety. In the monsoon, follow lifeguard and warning signs on east-coast beaches and only book boats with licensed operators.

If you are deciding whether you need a car in JB at all, see my guides to getting around Johor Bahru without a car and buying a car in Malaysia as a foreigner.

Which JB areas make these trips easiest

If weekend trips are a big part of why you are moving to JB, where you live changes how far you drive before the holiday even starts. Here is how I explain it to clients, based on the main roads out of each area.

Where you live	Quickest roads out	Trips it suits
Permas Jaya, Senibong, Bandar Dato’ Onn, Pasir Gudang side	East-side highways to the Senai–Desaru Expressway; Route 3 via Ulu Tiram	Desaru, Kota Tinggi, Mersing
Mount Austin, Tebrau, Setia Indah	Route 3 north; Senai–Desaru Expressway; E2 via Senai	Both coasts, a good all-rounder
Skudai, Tampoi, Kulai, Senai	North–South Expressway (E2); Senai airport	Melaka, Muar, Batu Pahat, Kluang, Gunung Ledang
Iskandar Puteri, Bukit Indah, Gelang Patah	Second Link Expressway to the E2; Pontian road	Tanjung Piai, Kukup, the expressway north
JB city centre, Bukit Chagar	Close to the Causeway, JB Sentral and Larkin buses	Train trips; city-based residents without a car

Some buyers also want a weekend or holiday home. Foreigners can generally buy Johor residential property only from RM1 million, with exceptions such as designated zones (New Straits Times, April 2026). If you plan to let it out short-term when you are not using it, check the building’s rules first; my guide to Airbnb and short-stay rules in Johor Bahru explains them, and managing a JB property from overseas covers the rest. For one real-life example, see my holiday home and retirement case study.

Where to buy if this matters to you

• Permas Jaya and Senibong: the east side, closest to the roads to Desaru and Mersing.
• Mount Austin: family-friendly, with quick access both north and east.
• Tebrau, Setia Indah and Molek: established neighbourhoods near Route 3 and the malls.
• Kulai and Senai: next to the North–South Expressway and Senai airport.
• Skudai, Tampoi and Kempas: on the way to the E2 and the Pontian road.
• Iskandar Puteri: the Second Link to Singapore and the south-west coast.
• Bukit Indah and Gelang Patah: closest to Tanjung Piai and Kukup.

Compare them on my JB property map.

More Johor living guides: Shopping malls and weekend life in JB · Food streets by area · Gyms, sports and parks · Retiring in JB

Frequently asked questions

What are the best weekend trips from Johor Bahru?

Popular choices are Desaru Coast for beaches, Kota Tinggi for its waterfall, Mersing for the islands and the ferry to Tioman, Melaka for its UNESCO old town, Muar and Batu Pahat for heritage and food, Gunung Ledang for hiking and Tanjung Piai, the southernmost point of mainland Asia.

How long is the drive from Johor Bahru to Desaru?

Desaru Coast gives the drive as about 1.2 hours from Johor Bahru and 1.5 hours from the Woodlands checkpoint, mostly on the Senai-Desaru Expressway. From Singapore there is also a ferry from Tanah Merah, running Thursday to Monday.

Can I visit the Mersing islands during the monsoon?

Usually not. Island tours, snorkelling and diving stop during the northeast monsoon, roughly November to March, and in 2026 they restarted in early April. The 2026/2027 monsoon began on 27 October 2026 and is expected to last until March 2027.

How do I get from Johor Bahru to Melaka without a car?

Take a direct bus from Larkin Sentral, which route planners put at a little over three hours. The ETS electric train from JB does not stop in Melaka town, so the bus is usually simpler.

Can Singapore-registered cars buy RON95 petrol in Malaysia?

No. Foreign-registered cars can buy only RON97, the finance ministry said in September 2025. Foreigners driving Malaysian-registered cars can buy RON95 at the unsubsidised price; the RM1.99 BUDI95 price is for Malaysian citizens.

Which part of Johor Bahru is best for weekend trips?

It depends where you go. The east side, such as Permas Jaya, Tebrau and Mount Austin, is quickest for Desaru, Kota Tinggi and Mersing. Skudai, Kulai and Senai are next to the North-South Expressway for Melaka and Muar, and Iskandar Puteri is closest to Tanjung Piai.

Choosing a JB home with weekends in mind?

Tell me where you will work or study, the trips you take most and your budget. I will shortlist areas and homes with the quickest roads out, and arrange viewings for when you are in JB. You can also book an appointment, or a Zoom consultation if you are still abroad.

Sources: Desaru Coast, visitor and getting-here page, accessed November 2026; EdgeProp (Bernama), “Senai–Desaru Expressway upgrading 55% complete, due April 2027”, February 2026; Malay Mail (Bernama), “Mersing reopens island tours after monsoon break”, 6 April 2026; The Sun, “Only six islands closed in Mersing for conservation”, 21 September 2025; New Straits Times, on Mersing–Tioman ferry services during the monsoon, December 2023; The Star, “Start of northeast monsoon expected on Oct 27, MetMalaysia says”, 23 October 2026; The Star, “Risky time for water sports”, 30 October 2026; The Star, “Johor’s eco-tourism areas to close for monsoon season”, 16 November 2024; Johor National Parks, Tanjung Piai, accessed November 2026; Johor National Parks, Gunung Ledang (Lagenda), accessed November 2026; Wikipedia, Kota Tinggi Waterfalls, accessed November 2026; Tourism Malaysia, “Melaka and George Town on UNESCO World Heritage List”, July 2008; The Star, “Sultan Ibrahim declares Bandar Maharani as Johor’s first royal town”, 26 November 2012; The Star, “Visit Johor Year 2026 kicks off: targets 12 million tourists”, 1 January 2026; Sinar Harian, on Johor’s Saturday–Sunday weekend from 1 January 2025, 11 October 2024; SAYS, 2026 school holidays as announced by the Education Ministry, 29 October 2025; Malay Mail, “KL–JB ETS service to start Dec 12”, 10 December 2025; SAYS, on RON97 for foreign-registered cars and RON95 for foreigners, 24 September 2025; Rome2rio, Johor Bahru to Melaka, checked 5 November 2026; Rome2rio, Johor Bahru to Muar, checked 5 November 2026; Rome2rio, Johor Bahru to Batu Pahat, checked 5 November 2026; Rome2rio, JB Sentral to Mersing, checked 5 November 2026; Rome2rio, Johor Bahru to Kota Tinggi, checked 5 November 2026; Rome2rio, Johor Bahru to Kluang, checked 5 November 2026; Rome2rio, Johor Bahru to Tangkak, checked 5 November 2026; Rome2rio, Johor Bahru to Tanjung Piai, checked 5 November 2026; Royal Malaysian Customs Department, General Guide on Tourism Tax, revised May 2018; New Straits Times, “Foreigners hit Johor property resale wall”, 20 April 2026

Jason Lim, REN 84424, IQI Realty Sdn. Bhd. E (1) 1584/6. General information checked on 5 November 2026, not travel, legal or financial advice. Opening dates, park closures, ferry schedules and fees change with the weather and the season; confirm with the operator, Johor National Parks or the relevant authority before you travel. I don’t recommend any particular hotel, resort, restaurant or tour operator.

中文 · Bahasa Melayu · Bahasa Indonesia

By Jason Lim, REN 84424 · IQI Realty · Checked on 5 November 2026

This guide is for families from Singapore, Indonesia, India, China and elsewhere who are thinking of bringing elderly parents to Johor Bahru, or moving them into care here. The short answer: parents can join you as MM2H dependants or, in some cases, on a social visit pass linked to your Employment Pass. Residential aged-care centres must register with the Social Welfare Department (JKM), and private nursing homes are licensed by the Health Ministry. Published monthly fees for residential care mostly start at about RM3,500, and home-care plans run to about RM4,500 or more.

Visa options for elderly parents

Your parents’ route depends on your own status in Malaysia and their nationality. These are the main options in general terms.

Route	Who it suits	What to know
Social visit (visa-free or with a visa)	Trial stays, viewing trips, visiting you	Length of stay depends on nationality. Indian nationals have a 30-day visa exemption extended to 31 December 2026. Not meant for living here long term.
MM2H dependant	Families where you (or a sibling) hold MM2H	The official guidelines list parents and parents-in-law as dependants. Principal and dependants take a medical check-up at a ministry-appointed panel clinic or hospital after approval.
MM2H as principal	Parents who want their own long-stay pass	Silver, Gold and Platinum need applicants aged 25 or over. The Johor SEZ/SFZ tier (currently Forest City) asks for a USD32,000 fixed deposit from principals aged 50 and above.
Social visit pass linked to an Employment Pass	Expatriates working in Malaysia	MDEC’s 2026 FAQ says that for applications from 1 June 2026, EP Category III holders at non-MD companies may apply for the relevant social visit pass for parents and parents-in-law, which they could not before. Ask your HR team.

For MM2H, I coordinate with a MOTAC-licensed MM2H agent and handle the property side; approval is decided by the authorities, and nobody can promise it. Two MM2H rules matter for older families. MOTAC’s 2026 booklet lists health insurance for renewals below age 60 and exempts those aged 60 and above, so ask what your parents will need at each stage. And under the official guidelines only Platinum participants may bring in a foreign maid. Start with my MM2H eligibility checker, the MM2H FAQ and the SEZ/SFZ MM2H guide for Johor.

How aged care is regulated in Malaysia (2026)

Malaysia’s rules are split between two ministries, and one key law has not started.

Type of provider	Who oversees it	Status in late 2026
Residential care centre (old folks’ home, senior care centre) and day care	Social Welfare Department (JKM), Care Centres Act 1993 (Act 506)	Registration is compulsory. The Act requires trained carers, adequate facilities and floor-space-to-occupant ratios.
Private nursing home providing medical or nursing care	Health Ministry, private medical practice control section	CodeBlue reported 28 licensed nursing homes nationwide in June 2026.
Private aged healthcare facilities and services	Health Ministry, Private Aged Healthcare Facilities and Services Act 2018 (Act 802)	Gazetted on 29 March 2018 but not yet in force. In October 2026 the Deputy Health Minister cited enforcement capacity and manpower, and said a new strategy was being drafted.
Senior activity centre (PAWE)	Women, Family and Community Development Ministry	For activities and social programmes, not care. The ministry said in November 2025 that PAWE running day care or residential care must register under Act 506. Johor had 22 PAWE in May 2026.

Figures on how many homes are registered vary by source. In June 2026 the chairman of the National Caregiver Council told CodeBlue that 441 aged-care homes were registered under the Care Centres Act and that more than 1,000 were believed to operate without a licence. A map compiled by Senior Living Malaysia from JKM’s portal counted 92 registered senior care centres in Johor as of 10 May 2026.

Two changes are coming. A Senior Citizens Bill, focused on neglect, abuse and exploitation of older people, is now expected in Parliament in early 2027 after the draft was revised (Malay Mail, September 2026). And Budget 2027 proposes cutting service tax on elderly care from 8% to 6% from 1 January 2027, with care fees of up to RM96,000 a year per person exempt at centres registered under Act 506 or Act 802. Both are proposals until passed.

JKM’s own homes, such as Rumah Seri Kenangan, are for people aged 60 and above with no heirs, income or permanent home, so most families choose private or NGO care centres, nursing homes, day care or care at home.

Care options and what they cost

There is no national survey of aged-care fees, so these are published market examples, mostly national rather than Johor-specific. Ask each provider for written fees.

Option	Published range	Source and date
Residential care, economy	From about RM3,500 a month	The Vibes, September 2026, citing a care provider
Residential care, bedridden or high-dependency	From about RM5,000 a month	The Vibes, September 2026
Nursing homes, wider range	RM1,500 to RM8,000 a month for most; specialised or luxury care above RM10,000	iMoney, May 2026 (updated August 2026)
Premium or resort-style senior living	About RM8,000 to RM9,980 a month	CodeBlue, June 2026; The Vibes, September 2026
Home care plan (150 hours of personal care a month)	About RM4,500 a month in KL, Selangor and Johor; up to RM5,400 with nursing support	The Vibes, September 2026, citing 27 Advisory
Home care by the hour	From about RM45 an hour for personal care and RM60 an hour for nursing; RM40 to RM70 an hour for short visits	The Vibes, September 2026; iMoney, May 2026
Day care (daytime caregiving)	About RM20 to RM30 an hour, often with a six-hour minimum	The Vibes, September 2026, citing a provider in Taiping and Penang
Live-in foreign helper	About RM1,550 a month for an Indonesian helper once wages and yearly permit costs are spread out	My domestic helper guide, November 2026

Residential care centres and nursing homes

Residential centres suit parents who need daily help with bathing, meals and medicines. A nursing home suits parents with higher medical needs, such as tube feeding, wound care or full bed care. Policies on foreign residents differ from home to home, so ask about pass requirements, deposits and what happens if your parent needs hospital care.

Home nursing and home care

Many families prefer to keep parents at home and bring care in, from a few hours a week to daily visits. For any nurse who visits, ask to see the nurse’s registration with the Nursing Board Malaysia and current Annual Practising Certificate, which the board issues to nurses practising in Malaysia. Ask how the agency covers sick days and emergencies.

Day care

Day care suits families who live with their parents but work during the day. Check the centre is registered under Act 506: Johor’s PAWE activity centres offer exercise and social programmes, but they are not care centres.

A live-in helper

For Malaysian households, Immigration allows a foreign domestic helper for married couples with sick or elderly parents, subject to income rules by the helper’s country. Expatriates use a separate employer-supported route, and under MM2H only Platinum participants may bring in a foreign maid. Indonesian helpers’ approved roles include elderly care. A helper is not a nurse, so many families combine a helper with visiting nurses. My guide to hiring a domestic helper in JB covers income rules, levies and the Employment Act.

How to check a care home before you choose

I do not recommend any care home or provider, and this is general information, not medical advice. Your parents’ doctor is the right person to say what level of care they need. When you shortlist, these questions help:

1. Registration. Ask for the JKM registration certificate under Act 506 and, for a nursing home, the Health Ministry licence. Check the name and address match.
2. Staff. How many carers and nurses are on duty by day and at night, and are the nurses registered with a current practising certificate?
3. Doctor and hospital. Which doctor visits, how often, and which hospital residents go to in an emergency? Who goes with them?
4. Fees in writing. The monthly fee, deposit, notice period and what is extra: nappies, medicines, physiotherapy, transport, and service tax.
5. Foreign residents. Which passes they accept, and whether they need an insurance policy or a guarantor in Malaysia.
6. Visit more than once. Check ramps, grab bars, call bells and fire exits, ask about diets and language, and talk to residents’ families if you can.

Healthcare and insurance for older foreigners

Foreigners are not entitled to government healthcare subsidies. In June 2026 the Health Minister gave the example of RM120 for a foreigner’s specialist outpatient visit, against as little as RM5 for a Malaysian. JB’s public hospitals include Hospital Sultanah Aminah near the city centre and Hospital Sultan Ismail in the Mount Austin and Tebrau area, and the Health Ministry’s list of licensed private hospitals includes facilities in the city, Tebrau, Masai and Iskandar Puteri.

Premiums usually rise with age, and existing conditions may be excluded. Check with the insurer and the hospital before your parents move, not after. My guides to health insurance for foreigners in JB and hospitals and healthcare in JB go further.

Elderly-friendly home features to look for

If your parents will live with you, or in a home you buy for them, these are the features worth checking when you view:

Feature	Why it matters	What to check
Lift access (condo)	Stairs become the main barrier with age	More than one lift serving the block, and a car big enough for a wheelchair or stretcher
Ground-floor bedroom (landed)	Single-level living in a two-storey house	A bedroom and full bathroom downstairs, or a single-storey house
Step-free access	Fewer trips and falls; wheelchair use	Ramps from car park and drop-off, no step at the door, a level shower with room for grab bars
Gated and guarded	Security while you are at work or travelling	24-hour guards, visitor control and how ambulances get in
Near a hospital, clinic and pharmacy	Shorter trips for check-ups and emergencies	Drive time at peak hours, not just distance
Helper’s room	Needed if you plan live-in help	A separate room with a window and its own bathroom if possible

If you buy a resale home and plan to add grab bars, ramps or a ground-floor bathroom, my renovation and furnishing costs guide helps with the budget.

Where to buy if this matters to you

Foreigners can generally buy Johor residential property only from RM1 million, with exceptions such as designated zones (New Straits Times, April 2026). If being close to a hospital matters, these area guides are a good start. The hospitals named are Health Ministry hospitals or on its list of licensed private hospitals; I do not recommend one over another.

• Mount Austin: Hospital Sultan Ismail is nearby, with malls and plenty of landed homes and condos.
• JB Sentral and Bukit Chagar: Hospital Sultanah Aminah and private hospitals in the city centre, plus the RTS Link station for family visits from Singapore.
• Iskandar Puteri: private hospitals in Medini and Iskandar Puteri, and gated townships near the Second Link.
• Tebrau, Setia Indah and Molek: established neighbourhoods with private hospitals in the Tebrau and Bandar Dato’ Onn area.
• Permas Jaya and Senibong: within reach of Regency Specialist Hospital in Masai.

Compare them on my JB property map, or see the best areas to live in JB. If you live abroad and buy a home for your parents, my guide to managing a JB property from overseas covers bills, repairs and keys.

More Johor living guides: Retiring in JB · Hospitals and healthcare in JB · Hiring a domestic helper in JB · Cost of living in JB

Frequently asked questions

Can I bring my elderly parents to live with me in Johor Bahru?

Usually, depending on your status. MM2H lists parents and parents-in-law as dependants, and Employment Pass holders may apply for a social visit pass for parents; from 1 June 2026 this includes Category III holders at non-MD companies. Short stays use ordinary visit passes. Check with Immigration, your employer or a licensed agent.

Are aged-care homes in Johor licensed?

Residential and day care centres must register with the Social Welfare Department (JKM) under the Care Centres Act 1993, and private nursing homes are licensed by the Health Ministry. A map based on JKM’s portal counted 92 registered senior care centres in Johor in May 2026. Ask every home for its certificate.

Is the Private Aged Healthcare Facilities and Services Act 2018 in force?

Not yet. It was gazetted on 29 March 2018, but in October 2026 the Deputy Health Minister said it had not been enforced because of enforcement capacity and manpower, and that a new strategy was being drafted.

How much does a nursing home cost in Malaysia?

Published examples in 2026 start at about RM3,500 a month for economy residential care and about RM5,000 for bedridden care, with premium senior living around RM8,000 to RM9,980. Home care plans of 150 hours a month were about RM4,500. Ask each provider for written fees.

Will elderly care fees be taxed less from 2027?

Budget 2027 proposes cutting service tax on elderly care from 8% to 6% from 1 January 2027, with fees of up to RM96,000 a year per person exempt at centres registered under the Care Centres Act or the 2018 aged healthcare Act. It is a proposal until it becomes law.

Can I hire a live-in helper to look after my parents?

Malaysian households with sick or elderly parents can apply, subject to Immigration’s income rules. Expatriates use a separate employer-supported route, and MM2H allows foreign maids only for Platinum participants. A helper is not a nurse, so many families add visiting nurses.

What kind of home suits elderly parents in JB?

A condo with more than one lift and step-free access, or a landed home with a ground-floor bedroom and bathroom, in a gated estate a short drive from a hospital, clinic and pharmacy. Space for a helper’s room helps if you plan live-in care.

Bringing your parents to JB?

Tell me who will live in the home, what your parents need day to day, the hospital or area you prefer and your budget. I will shortlist homes with lifts, ground-floor rooms or space for a helper, and coordinate with a MOTAC-licensed MM2H agent if you are applying. You can also book an appointment for viewings, or a Zoom consultation if you are still abroad. For care and health questions, speak to the provider and your parents’ doctor.

Sources: RTM, “KKM susun semula strategi pusat jagaan warga emas”, 5 October 2026; CodeBlue, “Industry: Senior Citizens Bill May Not Be Suitable For Regulating Care Homes”, 24 May 2023; CodeBlue, “Over 1,000 Aged Care Homes Operating Without Licence In Malaysia”, 19 June 2026; Senior Living Malaysia, JKM-registered senior care centres by state (from JKM’s Pusat Jagaan portal), data as of 10 May 2026; RTM, “KPWKM tegas PAWE bukan pusat jagaan, perlu daftar bawah Akta 506”, 3 November 2025; The Star, “Johor increasing activity centres for elderly folk”, 20 May 2026; MyGOV, elderly care institution services, updated 21 October 2026; Malay Mail, “Senior Citizens Bill delayed to early 2027, says Nancy Shukri”, 3 September 2026; Malay Mail, Budget 2027 elderly care service tax and aid measures, 9 October 2026; RinggitPlus, “Your Parent’s Care Home May Get Budget 2027 Exemption”, 14 October 2026; The Vibes, on the cost of elderly care in Malaysia (opinion, with market price examples), 14 September 2026; iMoney, on the cost of senior living in Malaysia, 4 May 2026 (updated 27 August 2026); MM2H official site, requirements and regulations (last update 10 February 2026), accessed November 2026; MOTAC, MM2H Application Guidelines Booklet (2026), accessed November 2026; MOTAC, Terms and Regulations under the SEZ/SFZ category, January 2026; MDEC, expatriate FAQ booklet on the revised policy from 1 June 2026, version 1.0 2026; New Straits Times, “Malaysia extends visa exemption for Indian nationals until 2026”, 20 December 2024; Immigration Department of Malaysia, foreign domestic helper conditions, checked November 2026; Immigration Department of Malaysia, Pembantu Rumah Asing, checked November 2026; Ministry of Health Nursing Division, registration and Annual Practising Certificate, accessed November 2026; New Straits Times, “Foreigners not entitled to healthcare subsidies, says Dzulkefly”, 15 June 2026; Ministry of Health, list of licensed private hospitals under Act 586, as of 30 June 2022; New Straits Times, “Foreigners hit Johor property resale wall”, 20 April 2026

Jason Lim, REN 84424, IQI Realty Sdn. Bhd. E (1) 1584/6. General information checked on 5 November 2026, not medical, legal, immigration or financial advice. I do not recommend any care home, care provider, hospital or insurer. Laws, fees and MM2H rules change; confirm with JKM, the Health Ministry, the provider, your insurer and a MOTAC-licensed MM2H agent before you commit.

中文 · Bahasa Melayu · Bahasa Indonesia

By Jason Lim, REN 84424 · IQI Realty · Checked on 5 November 2026

This guide is for golfers from Singapore, Korea, Japan, Indonesia, India, China and elsewhere who are thinking of living in Johor Bahru. The short answer: JB has golf on every side of the city, most courses in and around the city are about 10 to 45 minutes’ drive from the Singapore checkpoints, and published green fees for 18 holes ran from about RM150 to RM600 in 2025. If you want golf on your doorstep, the main options are the gated estates built around or beside a course, such as Horizon Hills, Leisure Farm and Ponderosa.

Golf courses in and around Johor Bahru

There are older clubs inside the city, newer courses near the Second Link, a cluster around Senai to the north, and resort golf at Desaru Coast. The table lists published facts only. It is not a ranking, and I don’t recommend one club over another.

Club	Area	What the sources say	Published drive time
Johor Golf & Country Club	Larkin, central JB	18 holes, par 72; incorporated in 1968	45 min to 1 hr via Woodlands
Austin Heights Golf & Hotel Resort	Mount Austin, JB	18 holes, with a hotel on site	About 25 min via Woodlands
Ponderosa Golf & Country Resort	Taman Ponderosa, JB	Golf with a pool, tennis and a gym	20 to 25 min from Woodlands
Horizon Hills Golf & Country Club	Horizon Hills, Iskandar Puteri	18 holes, par 72, designed by Ross Watson; opened in 2008	About 40 min via Tuas
Senibong Golf Club (formerly Poresia)	Tanjung Kupang, Gelang Patah	Pete Dye design from 1990, reconfigured to 18 holes and renamed in 2020	About 8 to 10 min from the Second Link after Malaysian immigration
Forest City Golf Resort	Forest City, Gelang Patah	Two 18-hole courses, the Classic and the Legacy (Jack Nicklaus and Jack Nicklaus II); a third course was being built in 2025	15 to 20 min from Tuas
Palm Resort Golf & Country Club	Senai, Kulai	54 holes on three courses, near Senai Airport	About 40 min from Woodlands
Tanjong Puteri Golf Resort	Pasir Gudang, east JB	Set on about 833 acres, per the Pasir Gudang city council	About 40 min from Woodlands
The Els Club Desaru Coast	Desaru Coast, Kota Tinggi	Ocean Course by Ernie Els (three nines) and Valley Course by Vijay Singh	About 1 hr 45 min via Woodlands

Two notes on the newer courses. Forest City’s Classic Course was ranked No. 36 in Asia and No. 1 in Malaysia in the 2026 Asia Top 100 list, according to a May 2026 release. At Desaru Coast, the Ridge nine of the Ocean Course reopened in April 2026 after a 12-month upgrade, and Desaru Coast was scheduled to host the World Amateur Golfers Championship World Final from 23 to 31 October 2026 (The Star, July 2026).

What a round costs: green fees in 2025 and 2026

Most JB clubs do not publish a full rate card online; many show rates only in banners, newsletters or by phone. These are the published figures I could check, with their dates:

Club	Published 18-hole fee	Source and date
Austin Heights	RM151.20 – 194.40	The Business Times, 2025
Johor Golf & Country Club	RM183.60 – 357	The Business Times, 2025
Horizon Hills	RM280 – 460	The Business Times, 2025
Horizon Hills (club newsletter)	Weekday RM255 nett; weekend and public holiday mornings RM450 nett	Oasis Horizon newsletter, January–June 2024
Forest City Golf Resort	RM399 – 599	The Business Times, 2025; Golf Industry Asia, July 2025
The Els Club Desaru Coast	RM400 – 600	The Business Times, 2025

• Weekends are busiest. Singaporeans made up roughly 60% of weekend players in Johor, Golf Industry Asia reported in July 2025. Living in JB lets you play on weekday mornings instead.
• Check what the rate covers. Forest City’s rate page, valid to 31 December 2026, says its rates include the green fee, a shared buggy, insurance and government tax, with advance booking required.
• Typical local fees are lower. Austin Heights’ owner told Golf Industry Asia that Malaysian green fees average below RM200.
• Plan for the weather. Afternoon thunderstorms are common, so early tee times are popular. See my JB weather, haze and monsoon guide.

Membership or green fees?

If you play once or twice a month, green fees are usually simpler. If you play every week, a membership can make sense: member rates, easier tee times and the clubhouse. The common types are:

Type	How it usually works	What to ask
Transferable membership	Bought from the club or from an existing member and can be sold later, usually with a transfer fee and a monthly subscription	Transfer fee, subscription, waiting list, whether the resale price is set by the market
Term membership	Fixed period, often 6 months to a few years; cannot be resold	Rate per year, which days and times are covered, guest rates
Corporate membership	Held by a company, with named nominees who can be changed	Number of nominees, fee to change a nominee
Social or family membership	Clubhouse, pool and sports access, with golf charged separately or at a member rate	Whether spouses and children are included

Published membership prices are rare. One club that does publish is Tanjong Puteri Golf Resort in Pasir Gudang, which lists term memberships at RM2,988+ for one adult for one year, RM3,988+ for a family of two adults and one child, and RM1,643+ for six months (accessed November 2026). Horizon Hills asks prospective members to contact its membership office. Foreigners should ask each club whether non-Malaysians can join, whether a different fee applies, and what proof of address or pass the club needs.

Living on or near a golf course in JB

A few JB estates were planned around a course, and others simply sit next to one. These are the main ones, with facts from my project pages and the developers’ material:

Estate	Golf link	Homes	Notes
Horizon Hills, Iskandar Puteri	Built around the 18-hole Horizon Hills course (about 200 acres)	Gated landed precincts (link, cluster, semi-detached, bungalow) and two condominiums	1,200-acre freehold township by Gamuda Land and UEM Land; asking prices for cluster and superlink homes about RM1.6m – 2.5m (October 2026)
Leisure Farm, Gelang Patah	In the Tanjung Kupang area near Senibong Golf Club	Bungalows, semi-detached homes, townhouses, terraces and bungalow land	About 1,765 acres, freehold, with an equestrian club, orchard and parks; asking prices from about RM650,000 (October 2026)
The Kews, Gelang Patah	Next to Leisure Farm; the developer lists Senibong Golf Club nearby	591 link, cluster and semi-detached homes in four precincts	New launch under construction, 38 acres, gated and guarded
Residensi Bayou, Leisure Farm	Inside Leisure Farm	Three-storey super link, garden link and semi-detached homes	8.7-acre gated freehold precinct; completed and occupied
Ponderosa Woods, Taman Ponderosa	Beside Ponderosa Golf & Country Club	122 three-storey semi-detached homes and bungalows on about 31 acres	Freehold, completed in 2016; asking about RM5.9m – 9m from four listings (September–October 2026)
Mount Austin	Near Austin Heights Golf & Hotel Resort	Condos, serviced residences and landed homes	Busy suburb with malls, schools and cafes rather than a golf estate
Forest City	Two courses at Forest City Golf Resort	Mainly high-rise apartments	The only Johor zone for the SEZ/SFZ MM2H tier; far from the city centre

The Kews and Residensi Bayou: two projects I market

I market both of these, so here are the facts only. The Kews (Kew Green and Rimbayu Kews) is by Kews Senibong Sdn Bhd. The KPKT record read in October 2026 shows 591 homes in four precincts, with advertising-permit prices from RM1,063,000 to RM3,814,000 and keys due in phases from December 2027 to September 2029. The developer describes a clubhouse with a pool and gyms, a lake park and jogging paths, 24-hour security and a GreenRE Gold rating, and puts the Second Link checkpoint about 10 minutes away by car.

Residensi Bayou is by Leisure Farm Corporation. It is a gated precinct of three-storey homes with about 3,344 to 3,560 sq ft built-up and four plus one bedrooms. The lowest asking price I saw in October 2026 was about RM1.9 million. By the developer’s figures it is about 15 km by road from the Second Link checkpoint, 11 km from EduCity and 14 km from Gleneagles Medini Hospital. Neither project includes golf club membership; ask the club directly.

What to check before buying a golf-course home

• Which side of the fairway. Homes facing a landing area or the right side of a tee shot can get stray balls. Walk the hole, look for nets and ask neighbours.
• Privacy and noise. A fairway view is open both ways, and mowers start at first light.
• Club access. Ask whether owners get any club rights. In most cases you buy a membership separately, and the estate’s own clubhouse is a different facility.
• The course’s future. Golf is costly to run. Austin Heights’ owner told Golf Industry Asia in July 2025 that only about one in ten clubs is significantly profitable. Ask about the course land’s title and zoning, and check the local plan with the council or your lawyer if a view matters to the value you are paying for.
• Service charges. Gated precincts charge their own guarding and maintenance fee, and few publish it. Ask management for the rate and sinking fund (see my maintenance fee and sinking fund guide).
• Drainage. Visit after heavy rain and check how the house and road drain.
• Daily life. Time the drive to schools, hospitals, groceries and the checkpoint at the hours you will use them.
• Foreign-buyer rules. Foreigners can generally buy Johor residential property only from RM1 million, with some exceptions such as designated zones (New Straits Times, April 2026). Confirm that the lot is open to foreign buyers and that state consent is available.

Before you pay a booking fee, read my guides to avoiding property scams and gated and guarded homes in JB, and see the condo vs landed comparison if you are undecided on home type.

Who golf-course living in JB suits

Singaporean and Singapore-based golfers

Golf Industry Asia reported in July 2025 that Singapore plans to close several courses for housing by 2035, and that some Singapore-based golfers play in Johor because tee times are easier to get. Iskandar Puteri and Gelang Patah suit people who use the Second Link; Mount Austin and Ponderosa suit those who cross at Woodlands. My guide for Singapore commuters and viewing-trip planner help with the next step.

Korean and Japanese golfers and families

Forest City told Golf Industry Asia that Korean visitors grew from about 2% to 30% of its golfers, and more than 80% of its guests were international (July 2025). Families often pair golf with schooling: Horizon Hills, Leisure Farm and The Kews are within a short drive of EduCity. See my guide to Japanese and Korean life in JB and the buying notes for Korean buyers and Japanese buyers.

Retirees and MM2H participants

A quiet gated estate near a course and a private hospital is a common retirement brief. Check the hospital drive time, lift or ground-floor options, and how you will get around if you stop driving. For MM2H, I coordinate with a MOTAC-licensed MM2H agent and handle the property side; approval is decided by the authorities. Start with my MM2H eligibility checker, MM2H property support and retiring in JB guide.

Where to buy if this matters to you

• Iskandar Puteri: Horizon Hills, Leisure Farm and The Kews, near the Second Link and EduCity.
• Horizon Hills: the clearest example of a golf township in JB.
• Leisure Farm, with Residensi Bayou inside it and The Kews next door: low-density landed homes near Senibong Golf Club.
• Tebrau, Setia Indah and Molek, including Ponderosa Woods: established suburbs with Ponderosa golf nearby.
• Mount Austin: Austin Heights golf, malls, schools and cafes.
• Kulai and Senai: Palm Resort’s 54 holes and Senai Airport.
• Forest City: two courses on site and the SEZ/SFZ MM2H zone, but far from the city.

Compare them on my JB property map.

More Johor living guides: Gyms, sports and parks in JB · Best areas to live in JB · Retiring in JB · Malls and weekend life in JB

Frequently asked questions

What golf courses are there in Johor Bahru?

Johor has 28 courses. In and near JB they include Johor Golf & Country Club in Larkin, Austin Heights, Ponderosa, Horizon Hills, Senibong Golf Club in Gelang Patah, Forest City Golf Resort, Palm Resort in Senai and Tanjong Puteri in Pasir Gudang, with The Els Club further out at Desaru Coast.

How much is a round of golf in Johor Bahru?

The Business Times listed 18-hole green fees in 2025 from about RM151 to RM194 at Austin Heights, RM184 to RM357 at Johor Golf & Country Club, RM280 to RM460 at Horizon Hills and RM399 to RM599 at Forest City. Weekends cost more, so check current rates with each club.

How far are JB golf courses from Singapore?

Published drive times range from about 15 to 20 minutes from Tuas for Forest City, 20 to 25 minutes from Woodlands for Ponderosa and Austin Heights, and about 40 minutes for Horizon Hills and Palm Resort, before immigration queues.

Can foreigners join a golf club in Johor?

Rules differ by club and few publish them online. Ask each club whether non-Malaysians can join, whether a different fee applies, and what pass or address proof is needed. Term memberships, where offered, are a simpler way to start.

Does buying a home in Horizon Hills or Leisure Farm include golf membership?

Usually not. The golf club is run separately from the estate, and its membership is bought separately. The estate’s own clubhouse, pool and gym are a different facility, paid for through the service charge.

Can a foreigner buy a golf-course home in Johor?

Yes, if the home meets Johor’s rules. Foreigners can generally buy residential property only from RM1 million, with some exceptions such as designated zones, and need state consent. Confirm the lot is open to foreign buyers before paying a booking fee.

Looking for a home near a golf course in JB?

Tell me where you play, how often, your budget and whether the home is for your own stay, weekends or MM2H. I will shortlist homes near the course with their asking or permit prices, and explain what club access comes with each. You can also book an appointment for viewings, or a Zoom consultation if you are still abroad.

Sources: Golf Industry Asia, on Johor’s golf boom and Singapore golfers, 24 July 2025; The Business Times, “Game on: mapping Johor’s golf scene” (2025), accessed November 2026; Horizon Hills Golf & Country Club, about us and membership pages, accessed November 2026; Horizon Hills Golf & Country Club, Oasis Horizon newsletter, January–June 2024; Gamuda Land, Horizon Hills Golf & Country Club, accessed November 2026; ParGolf, “Senibong Golf Club spices up southern swing”, 13 July 2020; Visit Johor 2026 (Tourism Johor), Senibong Golf Club listing, accessed November 2026; Visit Johor 2026 (Tourism Johor), Johor Golf & Country Club listing, accessed November 2026; Visit Johor 2026 (Tourism Johor), Ponderosa Golf & Country Resort listing, accessed November 2026; Malay Mail (Media OutReach release), Forest City Classic Course ranking, 22 May 2026; Forest City Golf Resort, golf rate page, valid to 31 December 2026, accessed November 2026; Golf Business News, “The Els Club Desaru unveils enhanced Ridge Course”, 9 April 2026; The Star, “Malaysia and Vietnam in demand for golf tourism”, 13 July 2026; Utusan Malaysia, 54 holes at Palm Resort Golf & Country Club, 18 September 2023; Majlis Bandaraya Pasir Gudang, places of interest, accessed November 2026; Tanjong Puteri Golf Resort, golf term membership, accessed November 2026; Golf.com.my, “Golf Membership in Malaysia”, 5 September 2019; New Straits Times, “Foreigners hit Johor property resale wall”, 20 April 2026

Jason Lim, REN 84424, IQI Realty Sdn. Bhd. E (1) 1584/6. General information checked on 5 November 2026, not legal, tax or financial advice. Green fees, membership terms and asking prices change; confirm with each club, the developer and your lawyer before you commit. Clubs and estates are listed for information only, not as a recommendation of one over another.