Author: Jason Lim

This is for buyers and landlords looking at Kulai, Senai, Sedenak and Iskandar Puteri because of the data-centre headlines. The short version as of 29 October 2026: the investment is real and large, but data centres employ few people once they are running, so their effect on home demand is smaller and more local than the headline figures suggest. Below are the announced projects from official and news sources, the job figures, and how to separate fact from hype.

The state-level numbers

• Approvals. Menteri Besar Datuk Onn Hafiz Ghazi said in August 2025 that 42 data-centre projects worth RM164.45 billion had been approved in Johor as of the second quarter of 2025, with more than 6,000 jobs expected.
• Live capacity. Knight Frank’s Data Centre Atlas 2026, reported by The Edge in July 2026, put Johor’s live IT capacity at 1,110MW, third in Asia-Pacific after Tokyo and Singapore, with a further 8,542MW in the pipeline.
• Share of Malaysia. AMRO, the ASEAN+3 Macroeconomic Research Office, wrote in July 2026 that Johor holds around 80% of Malaysia’s operational data-centre capacity.
• National flagship projects. The New Straits Times reported in October 2026 that 84 data-centre projects had been approved nationwide as of July, including 27 flagship projects worth an estimated RM225.97 billion with potential for 4,053 jobs. Sixteen of the 27 are in Johor.

Several of these sites fall within the Johor-Singapore Special Economic Zone; my JS-SEZ explainer covers the zones and incentives.

Announced projects near Kulai, Sedenak and Iskandar Puteri

Project	Area	What has been announced
YTL Green Data Center Park	Kulai	Four data centres operating, one in testing and two under construction; 150MW delivered and 298MW secured as at YTL Power’s third quarter of FY2026. Planned capacity was 600MW, with plans reported to raise it to between 1GW and 1.2GW. Nvidia partnership announced December 2023.
YTL Power and JLand campus	Sedenak Tech Park West, Ibrahim Technopolis	Gigawatt-scale campus announced 19 August 2026. A YTL unit is to buy about 58.6 hectares (145 acres) from JLand, with an option on up to 162 hectares more. Value and timeline not disclosed.
AirTrunk JHB1 and JHB2	JHB2 in Iskandar Puteri	JHB1 150MW, launched July 2024; JHB2 over 270MW, announced February 2025; RM9.7 billion for the two combined.
Equinix JH1	Nusajaya Tech Park, Iskandar Puteri	Opened in 2024; about US$40 million (RM188 million).

Senai sits between Kulai and Johor Bahru, so for most data-centre staff its role is as a place to live and commute from rather than a data-centre site in its own right.

Rules that are shaping approvals

• Water. In March 2026 the Menteri Besar said Johor would approve only Tier 3 and Tier 4 data centres that use air-cooling, which needs little water, and would not approve those with high water demand. Applications are assessed by the Johor State Data Centre Development Coordinating Committee (JPPPDNJ). New Tier 1 and Tier 2 approvals were reportedly halted in 2025.
• Water demand. Data centres in Johor, Selangor and Negeri Sembilan used about 28.68 million litres a day as of January 2026, against projected demand of 445.04 million litres a day for 2025 to 2030, the New Straits Times reported.
• Enforcement. In August 2025 the state issued its first stop-work order on a data-centre project, in the Iskandar Puteri City Council (MBIP) area, after complaints about earthworks, dirty roads, missing hoardings and late-night work.

The point for home buyers: an approval or a land deal is not a finished data centre. Pipeline figures depend on power, water and construction timelines.

Jobs: what they mean for housing demand

Bank Negara Malaysia’s Quarterly Bulletin for the third quarter of 2025 says data centres create fewer jobs than manufacturing because of automation and remote operation, but the roles are specialised and well paid. Using 2024 Jobstreet listings, it put entry-level data-centre pay at about RM3,000 to RM7,000 a month and senior roles at RM10,000 to RM30,000, against a national median wage of RM2,793.

AMRO adds that construction creates substantial but temporary employment, while an operating facility often needs only 30 to 50 full-time staff. On the national figures above, 4,053 jobs across 27 flagship projects works out to about 150 jobs per project on average; that is my arithmetic, not an official figure.

So the likely tenants are engineers, technicians and managers on good salaries, plus contractors’ staff on fixed-term construction work. That can support rentals close to a tech park, but it is a small, specialised tenant group, not a whole market. Construction crews also move on once a building is finished.

Area by area

• Kulai and Senai. The nearest established townships to the YTL Kulai park and Sedenak Tech Park, with existing landed and condo stock. See my Kulai and Senai property guide and the new launches in Kulai and Skudai.
• Sedenak. Sedenak Tech Park is a planned technology park, so staff are more likely to live in nearby towns such as Kulai than in the park itself.
• Iskandar Puteri. Nusajaya Tech Park (Equinix JH1) and AirTrunk’s JHB2 add to a market that already has other demand from schools, offices and Singapore commuters, and a large stock of existing and upcoming condos. See my Iskandar Puteri property guide.

Hype versus fact

Claim you will hear	What the record shows
Data centres will bring tens of thousands of new residents.	Johor’s own figure is more than 6,000 jobs from 42 approved projects (August 2025), and an operating site often needs 30 to 50 full-time staff (AMRO).
Every approved project will be built soon.	Approval is not construction. Johor has tightened approvals on water grounds, and the latest Sedenak campus has no disclosed timeline.
Home prices next to a data centre will jump.	I have not found official transaction data that isolates a data-centre effect on home prices in Kulai, Senai or Iskandar Puteri as of October 2026. Look at recorded transactions for the project, not headlines.
The investment is real.	Fact. Sites such as YTL’s Kulai park and Equinix JH1 are operating, and Johor holds around 80% of Malaysia’s operational capacity.
Data-centre jobs pay well.	Fact. BNM’s figures put entry-level pay above the national median wage.

What to check before you buy

• The specific park and the commute. Which data centre or tech park a tenant would work at, and the drive at peak hours.
• Nearby supply. How many completed and upcoming units compete for the same tenants.
• Tenant mix. Whether demand also comes from factories, the airport, schools or Singapore commuters, so you do not rely on one employer group.
• Utilities. Water supply reliability in the area, since the state now ties approvals to water.
• Construction nearby. Earthworks and heavy traffic around active sites were behind the MBIP stop-work order.
• Your own numbers. Put rent, maintenance fee, quit rent, assessment, insurance and a vacancy allowance into my rental yield calculator.

Frequently asked questions

Which data centres are in Kulai and Sedenak?

YTL’s Green Data Center Park in Kulai is operating and expanding. In August 2026 YTL Power and JLand announced a gigawatt-scale campus in Sedenak Tech Park West, with no disclosed value or timeline.

How many jobs will Johor data centres create?

Johor said more than 6,000 jobs from 42 approved projects (August 2025). Nationally, 27 flagship projects are expected to create 4,053 jobs. An operating facility often needs only 30 to 50 full-time staff.

Will data centres push up rents in Kulai or Iskandar Puteri?

They add a well-paid but fairly small group of tenants. I have not seen official data that isolates a data-centre effect on rents or prices, so check recent rents and nearby supply for the specific project.

Has Johor stopped approving data centres?

No. In March 2026 the Menteri Besar said Johor approves only Tier 3 and Tier 4 data centres that use low-water air-cooling, and will not approve those with high water demand.

Is a home near a data centre a good rental buy?

It depends on the price, the unit, nearby supply and the wider tenant mix. A data centre nearby is one factor, not a guarantee of tenants or rent.

Questions about your situation?

Tell me the area and project you are looking at and how you plan to use it, and I will go through the rent, supply and cost numbers with you.

Sources: Malay Mail, “MB: Johor leads Malaysia’s data centre investment, 42 projects worth RM164.45b approved as of Q2 2025”, 13 August 2025; Malay Mail, “Johor MB Onn Hafiz: No approval for data centres with high water demand”, 10 March 2026; Malay Mail, “In a first, Johor halts Iskandar Puteri data centre project”, 21 August 2025; The Edge Malaysia, on Knight Frank’s Data Centre Atlas 2026, 30 July 2026; AMRO, “Malaysia’s Data Center Boom: From Investment Surge to Sustainable Growth”, July 2026; New Straits Times (via KLSE Screener), “84 data centres approved: Malaysia’s challenge is turning billions into lasting gains”, 15 October 2026; The Star, “YTL Power stamping its mark on DC sector”, 29 June 2026; Bernama, on the YTL Power and JLand Sedenak Tech Park West partnership, 19 August 2026; The Edge Malaysia, on YTL Power’s gigawatt-scale Johor campus, 19 August 2026; MIDA, “AirTrunk to build second data centre in Johor, combined cost of two facilities at RM9.7bil”, February 2025; MIDA, “Equinix continues expansion plan, unveils new data centre”, 12 June 2024; Bank Negara Malaysia, Quarterly Bulletin 3Q 2025, “From Bytes to Bucks: The Economics of Data Centres in Malaysia”

Jason Lim, REN 84424, IQI Realty Sdn. Bhd. E (1) 1584/6. General information checked on 29 October 2026, not legal, tax or financial advice.

This is for Johor Bahru condo and house owners, and for Singaporean, Indonesian and Indian buyers, who are thinking about putting a unit on Airbnb or another short-stay platform. The short answer as of 29 October 2026: I could not find a Johor-specific short-stay licence in force, a national guideline is being finalised, and your own building’s by-laws can still ban short stays outright. Tax applies either way. Below are the rules layer by layer, the published numbers and the risks.

Federal level: a national short-stay guideline is being finalised

On 26 October 2026 the Deputy Housing and Local Government Minister, Datuk Aiman Athirah Sabu, told the Dewan Rakyat that guidelines for short-term rental accommodation (STRA) are being finalised. They are drafted by the housing ministry (KPKT) through PLANMalaysia, with the tourism ministry (MOTAC), state governments and local authorities. The next steps she described are the Cabinet, then the National Council for Local Government, then adoption by each state and local council. No dates were given.

• Registration. Under the framework, only registered premises that meet local authority licensing requirements may operate legally.
• Scope. Registration, safety, cleanliness, operational management and operators’ duties to the local community.
• 180-night cap. A proposed limit of 180 nights a year is being assessed. No decision was announced.
• Platforms. The government is encouraging platforms to check licences before a unit is listed and to delist unlicensed premises.
• Existing powers. Councils can already act under the Town and Country Planning Act 1976, the Street, Drainage and Building Act 1974 and their own by-laws.

For comparison, Penang already has its own rules: guidelines for private accommodation in strata schemes from 1 April 2023, and Private Accommodation (Local Authority) By-Laws enforced from 1 August 2026, according to Bernama.

Johor, MBJB and MBIP: no specific short-stay licence found

In May 2023 the chairman of the Johor housing and local government committee, Datuk Mohd Jafni Md Shukor, said the state had no immediate plans to regulate short-term stays. I looked for a later Johor state, Johor Bahru City Council (MBJB) or Iskandar Puteri City Council (MBIP) licence or guideline for short stays in homes and did not find one in force as of 29 October 2026.

That is not the same as permission. Once the national guideline is approved, Johor and its councils are expected to adopt it, and councils already hold the planning and building powers listed above. Before you list a unit, ask the licensing department of your council in writing whether any licence or approval applies to it.

Your building: strata by-laws decide

For condos and serviced apartments, the Strata Management Act 2013 is the layer that most often stops short stays. Every strata scheme in Peninsular Malaysia starts with the default by-laws in the Third Schedule of the Strata Management (Maintenance and Management) Regulations 2015, and the joint management body (JMB) or management corporation (MC) can add its own by-laws at a general meeting. KPKT confirmed in October 2026 that strata premises remain subject to JMB and MC by-laws under the national framework.

In the Verve Suites case (Innab Salil & Ors v Verve Suites Mont’ Kiara Management Corporation, Federal Court, October 2020), the court upheld a house rule, passed at an extraordinary general meeting, that banned short-term rentals. It held that short-stay arrangements were licences rather than tenancies, so the rule did not breach section 70(5) of the Act, and that a City Hall letter saying short stays were not impeded had no binding force. The case involved commercial serviced suites in Kuala Lumpur and turned partly on that building’s title conditions, but it settled that a properly passed rule can restrict short stays.

The Commissioner of Buildings (COB) at the local council oversees strata management in its area, and disputes over by-laws can go to the Strata Management Tribunal.

Which buildings allow short stays?

There is no public list of Johor Bahru buildings that allow or ban short stays, and seeing a building’s units on Airbnb does not mean the building permits it. For the specific building, check:

• House rules and additional by-laws. Ask the management office for the current version and any general meeting resolutions on short stays.
• AGM and EGM minutes. A ban may have been passed recently and not yet shown on lobby notices.
• Title and land use. Check the land use category and express conditions on the title; the Verve Suites ruling turned partly on these.
• SPA and deed of mutual covenant. For a new launch, check whether the developer’s documents restrict how units are used.
• Guest registration and access cards. Ask how visitors are registered, because it decides how you would run check-ins.
• Insurance. Ask your insurer in writing whether your policy covers paying short-stay guests.

Landed homes sit outside strata by-laws but not outside council rules, residents’ associations or the planned use of the land.

Realistic numbers from published sources

There is no official occupancy or nightly-rate data for JB short stays. The most recent published figures I found are from AirROI, a data vendor that estimates performance from listing data. For Johor Bahru over the 12 months from October 2025 to September 2026 (page updated 1 October 2026), it reports:

Measure	Johor Bahru, Oct 2025 to Sep 2026
Active listings	5,254
Average daily rate per booked night	RM348
Occupancy (share of open nights booked)	28.9%
Average annual revenue per listing	RM27,258
Revenue per open night	RM100
Busiest month	December (Dec 2025 occupancy 43.1%)
Quietest month	April (Apr 2026 occupancy 24.1%)

Two things stand out. Average occupancy under 30% means most open nights in the average listing go unbooked, and the gap between December and April shows how seasonal JB short stays are. The revenue figure is also gross: platform fees, cleaning, laundry, utilities, internet, furnishing, repairs, any management fee and tax all come out of it.

For a rough comparison, EdgeProp put 2-bedroom units in Mount Austin and other residential districts at about RM1,500 to RM2,000 a month for a long-term let in October 2026, or RM18,000 to RM24,000 a year before costs. The two are not like-for-like: the AirROI average mixes every listing type, and a long-term tenant usually pays the utilities. Put your own building’s figures into my rental yield calculator, compare with long-term rental yields in JB by area, and see my guide to renting out property in Johor for the long-term route.

Tax: income tax, tourism tax and service tax

• Income tax. LHDN Public Ruling No. 12/2018 treats letting as a business source under section 4(a) of the Income Tax Act 1967 when the owner, or someone the owner engages, provides maintenance or support services comprehensively and actively; otherwise it is rental income under section 4(d). The ruling does not deal with short stays specifically, so ask a tax adviser how cleaning, linen and check-in services affect your case. Resident individuals pay scale rates; non-resident individuals are taxed at a flat 30%. My rental income tax guide has the details.
• Tourism tax. Tourism tax is RM10 per room per night, charged to foreign tourists; Malaysian citizens and permanent residents are exempt. Under the Customs general guide, an operator must register once it offers five or more rooms in total across all its premises, and an owner who only collects rent and provides no other services is not an operator. Since 1 January 2023, registered digital platforms collect the tax on foreign guests’ bookings, and Customs Public Ruling No. 01/2025, in force from 1 December 2025, sets out whether the operator or the platform accounts for it. Check your own setup with Customs (MyTTx).
• Service tax. Accommodation is a taxable service. Registration is required once annual taxable accommodation turnover passes RM500,000, and the service tax rate for most services, accommodation included, has been 8% since 1 March 2024. A single-unit owner is unlikely to reach that threshold; an operator managing many units may.

Risks to weigh

• A building ban. A general meeting can pass a by-law against short stays after you buy or furnish, with penalties set in the by-laws.
• New licensing. Once Johor adopts the national guideline, it may bring registration, fees, safety standards or a cap on nights.
• Tax errors. Treating business income as rent, missing tourism tax, or keeping poor records.
• Seasonality and vacancy. The published occupancy figures swing widely through the year.
• Wear and complaints. Frequent check-ins mean more cleaning and repairs, and residents’ complaints about noise, safety and shared facilities are the concerns KPKT cited.
• Insurance gaps. A claim involving a paying guest may fall outside a standard household policy.
• Resale. If a building bans short stays, a unit bought and furnished for short-stay income has to compete as an ordinary rental or home.

Notes for Singaporean, Indonesian and Indian owners

Foreign owners face the same building and council rules. In practice you also need someone local for check-ins, cleaning and emergencies, and the Malaysian income is taxed at the non-resident rate if you are not tax resident here. Your home country may tax the same income, so ask an adviser about the tax treaty position. If you would rather keep things simple, a long-term let to commuters is the common alternative; my guide on renting a JB unit to Singapore commuters covers that tenant group.

Frequently asked questions

Is Airbnb legal in Johor Bahru in 2026?

I could not find a Johor, MBJB or MBIP licence or ban specific to short stays in homes as of 29 October 2026. A national guideline is being finalised, councils already have planning and building powers, and your building’s by-laws can ban short stays. Check all three before you list.

Can my JMB or MC ban Airbnb in my condo?

Yes, through a by-law or house rule passed at a general meeting under the Strata Management Act 2013. The Federal Court upheld such a ban in the Verve Suites case in October 2020.

Do I need to collect tourism tax?

Tourism tax is RM10 per room per night for foreign guests. Operators with five or more rooms in total must register with Customs, and registered platforms collect it on many bookings. Check how Customs Public Ruling No. 01/2025 applies to you.

How is short-stay income taxed?

It is taxed either as rental income or as business income, depending on whether you actively and comprehensively provide services, under LHDN Public Ruling No. 12/2018. Non-resident individuals pay a flat 30%.

What occupancy do JB short-stay listings get?

AirROI estimated average occupancy of 28.9% and an average daily rate of RM348 for Johor Bahru from October 2025 to September 2026, with December busiest and April quietest. These are third-party averages, not a forecast for any unit.

Questions about your situation?

Tell me the building and how you plan to rent it, and I will go through the rules I can find and the long-term rent numbers with you.

Sources: The Star, “Guidelines to regulate short-term rental accommodation being finalised”, 26 October 2026; Bernama, “KPKT moves to standardise short-term rental accommodation rules nationwide”, 26 October 2026; The Star, “No plans to regulate short-term rentals in Johor for now, says exco man”, 30 May 2023; LHDN, Public Ruling No. 12/2018, “Income from Letting of Real Property”, December 2018; LHDN, individual tax rates; Royal Malaysian Customs Department, General Guide on Tourism Tax, revised May 2018; MyTTx announcements, including Public Ruling No. 01/2025, December 2025; MySST, “Registering Business”, accessed October 2026; AirROI, Johor Bahru Airbnb data, updated 1 October 2026; EdgeProp, “What Can RM2,000 Rent You in Johor Bahru?”, October 2026

Jason Lim, REN 84424, IQI Realty Sdn. Bhd. E (1) 1584/6. General information checked on 29 October 2026, not legal, tax or financial advice.

中文 · Bahasa Melayu

This is for business owners, SME directors and investors thinking of buying a factory or warehouse in Johor, whether as a Malaysian individual, a Malaysian company or a foreign party. The short answer: plan for a 10% deposit at the SPA, stamp duty on the same scale as other property (or a flat 4% for foreign buyers), and a bank loan that some lenders cap at 90% for eligible SME buildings, with the final margin decided case by case. The bigger risk is not the price but the building: title conditions, power, fire certification and access decide whether it works for your business.

Factory types, titles and express conditions

Most industrial stock in Johor falls into a few types: terrace and cluster factories for small workshops and storage, semi-detached factories for growing SMEs, and detached factories or warehouses on larger plots for manufacturing and logistics. Each can be freehold or leasehold; on leasehold, check the remaining years, because banks and later buyers look closely at short leases.

Under the National Land Code, land is alienated under a category of use, and building and industrial land can carry express conditions on the title (shown as “syarat-syarat nyata”) that limit how much can be built, the type of building and its use. A breach of a condition endorsed on the title makes the land liable to forfeiture, and a change of condition only takes effect once it is endorsed on the title, according to a legal update (November 2024). So read the title, not just the brochure: “light industry” land may not suit a heavier process.

The cash you need

For a subsale, the usual pattern is an earnest deposit of 2% to 3% with the offer, topped up to 10% when the SPA is signed, with the balance paid on completion, according to a legal guide (updated March 2024). Stamp duty and legal fees are also due around signing.

On financing, there is no single industry figure I can cite. As one published example, a bank caps its SME commercial property financing at 90% of the lower of market value or SPA price, plus up to 5% for insurance, legal and valuation costs, for tenures up to 25 years; it accepts flatted or standard light industrial buildings and warehouses in industrial areas, but not special-purpose factory buildings (page checked October 2026). Other banks set their own margins after reviewing your company accounts, the valuation and the building, so treat 90% as a ceiling, not an expectation.

Stamp duty on a factory: worked example

Malaysian individuals and Malaysian companies pay the normal tiered scale on the memorandum of transfer: 1% on the first RM100,000, 2% on the next RM400,000, 3% on the next RM500,000 and 4% above RM1 million. Foreign companies and non-citizens pay a flat 4% on non-residential property, which includes industrial; the 8% rate from 2026 is for residential only. The loan agreement is stamped at 0.5% of the loan (PwC Malaysia, October 2026). My stamp duty guide covers the residential side.

Item (RM3,000,000 factory, 90% loan)	Malaysian company	Foreign company
Deposit (10%)	RM300,000	RM300,000
MOT stamp duty	RM104,000	RM120,000
Loan stamp duty (0.5% of RM2.7m)	RM13,500	RM13,500
Cash before legal fees and other costs	RM417,500	RM433,500

How the Malaysian figure is worked out: RM1,000 + RM8,000 + RM15,000 + 4% of RM2,000,000 (RM80,000) = RM104,000.

RPGT when you sell

Many factories are bought through a company, and companies are taxed differently from individuals when they sell (StashAway, August 2026). The rates on the gain:

Year of disposal	Citizen or PR	Malaysian company	Foreign company or non-citizen
Within 3 years	30%	30%	30%
4th year	20%	20%	30%
5th year	15%	15%	30%
6th year onwards	0%	10%	10%

Note the 10% that a company keeps paying from the sixth year.

Foreign and company buyers: state consent and levy

A foreign individual or foreign-controlled company needs Johor state consent under section 433B of the National Land Code, and Johor charges a foreign acquisition levy that was revised from 1 July 2025 (October 2025). On industrial property, reports differ: The Edge (July 2025) quoted consultants describing a 4% levy on foreign purchases of industrial property after the revision, while a legal update lists 4% as the industrial rate before it. Ask your lawyer for the rate the Land Office applies on the day you file.

I could not find a published Johor minimum price for foreign purchases of industrial property; the thresholds I found are for residential. Confirm with your lawyer before you sign.

What to check before you buy

• Land use and zoning. Title category and express conditions, plus the local plan, so your process is allowed. Plot ratio and built-up limits matter if you plan to extend.
• Power. Confirm the existing supply and what you need. TNB guidance shows supply at 11kV for about 1,000 to 5,000 kVA typically takes 6 to 12 months, and 33kV for 5,000 to 25,000 kVA 18 months to two years, with land set aside for a substation (TNB, 2020).
• Fire certificate. Factories of 2,000 square metres or more with sprinklers, and general storage of 1,000 square metres or more, are designated premises that need a Bomba fire certificate renewed every year, under the 2020 amendment order (IPM Group, May 2024). Ask the seller for the current certificate and the CCC.
• Environment. MIDA says new industrial projects should sit in an industrial estate, and some need DOE written notification, an EIA or a licence before operating (MIDA, January 2024).
• Water, access and the building. Water supply, road width and turning space for 40-foot containers, floor loading, ceiling height, loading bays and drainage. Get an engineer to confirm what the slab can take.

Johor industrial market context in 2026

Prices have moved fast. CBRE | WTW put prime industrial land in Iskandar Puteri at RM120 to RM130 psf and Pulai and Senai at around RM60 psf in July 2025 (The Edge). A year later, The Edge reported a bank’s research team saying prime industrial land in Johor had reportedly reached RM150 psf, up from RM70 to RM80 psf in 2024, led by data centre demand (July 2026).

• Napic data cited by The Edge showed Kulai industrial transaction value at RM882.05 million in 1Q2025, up from RM286.68 million a year earlier (July 2025).
• Knight Frank reported Johor Bahru and Kulai leading industrial activity in 9M2025, helped by the JS-SEZ (February 2026).
• YTL Power agreed to buy about 58.7 hectares at Sedenak Tech Park West for a data centre campus (NST, August 2026).
• The JS-SEZ offers a 5% corporate tax rate for up to 15 years for qualifying new investments (The Edge, January 2025). More in my JS-SEZ guide.

I could not find a dated, cited figure for Johor factory rents, so I have left rents out. Higher land prices help existing owners but raise entry costs for SMEs.

Where to look

My factories and warehouses in Johor page lists current units. For examples of industrial parks, see my pages on SA88 Industrial Park, Senai and Genting Industrial City, Batu Pahat. If you are also weighing shops or offices, read my commercial property guide.

Questions about your situation?

Tell me the size, area and power you need and whether you are buying as a person or a company, and I will help you shortlist and work out the cash.

Sources: PwC Malaysia, “2025/2026 Malaysian Tax Booklet: Stamp duty”, October 2026; StashAway, “Real Property Gains Tax (RPGT) Malaysia: 2026 rates, exemptions and investor guide”, August 2026; The Edge Malaysia, “Increased levy to have minimal impact on Johor property market”, July 2025; IPM Group, “Does your building require a Fire Certificate (FC)?”, May 2024; TNB (presentation hosted by MIDA), “Getting electricity supply”, 2020; MIDA, “Policy booklet, Chapter 8: environmental requirements”, January 2024; The Edge Malaysia, bank research note on Johor asset-class outlook, July 2026; The Edge Malaysia, “Tiong Nam building up its asset base for eventual REIT spin-off”, July 2025; The Edge Malaysia, “Knight Frank Malaysia: Selective demand underpins property market in 2H2025”, February 2026; New Straits Times, “YTL Power expands Johor data centre footprint”, August 2026; The Edge Malaysia, “Malaysia announces tax incentives for Johor-Singapore Special Economic Zone”, January 2025

Jason Lim, REN 84424, IQI Realty Sdn. Bhd. E (1) 1584/6. General information checked on 20 October 2026, not legal, tax or financial advice.

中文 · Bahasa Melayu · Bahasa Indonesia

This is for Johor Bahru buyers weighing a dual-key condo: a family that wants parents or grown-up children close but not in the same room, a Singapore commuter, or an investor chasing two rents from one unit. The one-line answer: a dual-key unit is one property on one title with a lockable second unit inside, so it can carry two tenancies, but it also brings two sets of furnishing, wear and tenant management, and a narrower pool of buyers when you sell. Below are the mechanics and the rent maths with dated JB figures.

What a dual-key unit actually is

A dual-key unit is a single strata parcel split into a main home and a smaller second unit, each with its own lockable door and usually its own bathroom. Kuala Lumpur City Hall (DBKL) is one of the few authorities that has written the idea down in a planning guideline. Its 2024 version says a dual-key home has only one ownership parcel, both doors open off a shared foyer, the main unit has the kitchen while the second unit gets only a pantry, and the second unit cannot be split off as a separate strata title.

That guideline is for KL, not Johor, and JB developers design their own versions, so check the floor plan and strata plan in the SPA rather than the brochure label. What stays the same is that you buy one parcel:

• One title and one SPA. You sign one sale and purchase agreement and receive one strata title for the whole parcel. Neither half can be sold on its own.
• One set of charges. Maintenance and sinking fund are billed on the parcel’s share units, which follow the total floor area, so you get one bill, not two. Quit rent, assessment and fire insurance are also single items.
• One property for the bank and the taxman. It is financed with one loan and stamped once, and for Johor’s foreign-buyer rules it counts as one unit.
• Utilities. Usually one set of accounts for the parcel. Ask the developer or seller whether the sub-unit has its own sub-meter; if not, you will be splitting bills with a tenant by agreement.

My dual-key property list covers projects across Malaysia. In Johor, the projects whose cards there note dual-key layouts are Causewayz Square @ JBCC, Monterra @ Solaris Tebrau, Austin Regency, Havona and Sky Loft Premium Suites. Not every unit in them is dual-key, and listing them is not a recommendation.

Two ways owners use it

• Live in one, rent one. You live in the main unit and let the studio side. The rent offsets part of your instalment. The trade-off is sharing a foyer and often a utility bill with your tenant.
• Rent both. Two separate tenancies, often to two different kinds of tenant: a family or sharers in the main unit, a single professional in the studio. One leaving does not stop all the rent, but you have twice the paperwork and turnover.

The rent maths with JB figures

There is no official rent index for JB unit types, so I use recent dated figures. EdgeProp put 2-bedroom apartments and serviced residences in Mount Austin and other residential districts at about RM1,500 to RM2,000 a month (October 2026). SPEEDHOME’s indicative ranges put studios outside the CIQ and RTS corridor, in areas such as Mount Austin, Permas Jaya and Tebrau, at about RM800 to RM1,200 (updated October 2026). Treat both as ranges to test against live listings, not promises.

Item	Lower case	Higher case
Main unit (2-bed) rent per month	RM1,500	RM2,000
Studio sub-unit rent per month	RM800	RM1,200
Gross rent per month	RM2,300	RM3,200
Gross rent per year	RM27,600	RM38,400
Gross yield on an assumed RM700,000 price	3.9%	5.5%

Two cautions. First, a dual-key sub-unit is often smaller than a standalone studio and may have only a pantry, so it can rent below the studio range above. Second, gross yield is the flattering number. Put your own building’s maintenance fee, sinking fund, quit rent, assessment, insurance and a realistic vacancy allowance into my rental yield calculator, and compare with what single units earn in the same area in rental yields in JB by area.

Costs that rise with two units

• Furnishing twice. Two beds, two sets of air-conditioners, two water heaters, and a fridge and cooking setup in the sub-unit as well as the main kitchen.
• Two tenancies. Two agreements to stamp, two deposits to manage, two sets of viewings and agent fees when tenants change.
• Utilities split. If there is one meter, you need a clear written formula in each tenancy, or you end up paying the gap.
• Wear and repairs. More occupants means more wear on doors, locks, bathrooms and air-conditioners, and more call-outs for you.
• Maintenance fee. It is one bill, but it is charged on the whole floor area, so a large dual-key parcel pays more than a small single unit. My maintenance fee and sinking fund guide explains how it is set.

Building rules: short stays and house rules

Some owners plan to put the studio side on Airbnb. Check the building’s house rules first. In October 2020 the Federal Court, in the Verve Suites case, held that a management body can ban short-term rentals through house rules passed at a general meeting under the Strata Management Act 2013. The ruling does not ban short stays everywhere; each building’s rules decide.

Beyond the building, the federal tourism and housing ministries said in June 2025 that they were reviewing planning guidelines for short-term rental accommodation, with regulation left to states and local councils. I could not find a Johor-specific short-stay rule in force as of October 2026, so ask the JMB or management corporation and the local council before you rely on it.

Bank valuation and resale

The bank values a dual-key unit as one parcel, using recorded sales of similar units nearby. Where a project has only a handful of dual-key transactions, the valuer has less evidence to work from, so expect the bank to be cautious and keep some cash in reserve.

On resale, your buyers are mostly investors and multi-generation families, so the pool is narrower than for a standard 2- or 3-bedroom unit; even a sponsored PropertyGuru guide flags this. That does not make dual-key a bad buy, but it is a reason to buy one only if the layout suits your own plan, not just the rent illustration.

Who a dual-key unit suits

• Multi-generation families who want parents or adult children close, with their own door.
• Singapore commuters who live in the main unit and let the studio, or the reverse. My guide on renting a JB unit to Singapore commuters covers what that tenant group asks for.
• Hands-on investors who accept more management work in return for rent from two tenants. Areas with steady tenant demand, such as Mount Austin, are where the maths is easiest to test.

It suits less well a buyer who wants a simple, low-effort rental, or one who may need to sell quickly.

Dual-key projects in Johor Bahru on my site

These JB projects have dual-key layouts on record. Not every unit in each project is dual-key, so ask for the dual-key unit types and their sizes.

Project	Area	Tenure, sizes and status
Causewayz Square @ JBCC	JB city centre	Freehold · 366–850 sq ft · keys due Nov 2030
Hitown Oasis (Residensi Oasis)	JB city centre	Freehold · 513–1,191 sq ft · keys due Mar 2028
Residensi Gen	JB city centre	Freehold · 497–1,930 sq ft · keys due Jan 2029
R&F Princess Cove Phase 2	JB city centre	Freehold · 468–1,471 sq ft · completed 2024
UOA Residensi Aethera	JB city centre	Freehold · 650–2,594 sq ft
Gen Sfera	JB city centre	Freehold · 459–755 sq ft · keys due Feb 2030
M Grand Minori	Taman Pelangi	Freehold · 403–835 sq ft
Trellis Residences	JB city centre	Freehold · from 295 sq ft · completed
Botanika	Mount Austin, Tebrau	Leasehold · 1,126–1,488 sq ft · completed
Monterra @ Solaris Tebrau	Tebrau	Leasehold · 579–903 sq ft
Mandolin Residence	Taman Desa Tebrau	Freehold · 528–1,017 sq ft
Austin Regency	Mount Austin	Freehold · 490–1,317 sq ft · completed 2019
Havona	Mount Austin	Freehold · completed
The Straits View Duo	Permas Jaya	Freehold · 654–1,291 sq ft
Macrolink Medini	Medini, Iskandar Puteri	Private lease · 506–1,119 sq ft · completed 2019
Sunway Citrine Residences	Sunway City, Iskandar Puteri	Leasehold · 626–1,528 sq ft · completed 2017
One Sentral Serviced Residence	Nusa Sentral, Iskandar Puteri	Freehold · 426 units
Sky Loft Premium Suites	Bukit Indah, Iskandar Puteri	Freehold · completed

Questions about your situation?

Tell me the layout you are looking at and how you plan to use it, and I will go through the rent and cost numbers with you.

Sources: DBKL (Kuala Lumpur City Hall), “Garis Panduan Perancangan: Unit Kediaman Dual Key”, February 2024; PropertyGuru Malaysia, “What’s The Deal With Dual Key Condos?”, January 2021; PropertyGuru Malaysia (sponsored guide), “Dual Key Unit Meaning: Are Dual-Key Condominiums a Good Investment in Malaysia?”, accessed October 2026; EdgeProp, “What Can RM2,000 Rent You in Johor Bahru?”, October 2026; SPEEDHOME, “JB vs Singapore Rental Prices 2026: How JB Landlords Should Actually Price”, October 2026; The Edge Malaysia, “Getting around apex court ruling on short-term stays”, November 2020; New Straits Times, “Short-term rental rules under review to protect consumers”, June 2025

Jason Lim, REN 84424, IQI Realty Sdn. Bhd. E (1) 1584/6. General information checked on 20 October 2026, not legal, tax or financial advice.

中文 · Bahasa Melayu

This is for Malaysians and Singaporeans thinking of buying a shop lot in Johor Bahru to rent out or use. The short answer: in established JB shopping streets a whole shop sells for roughly RM1 million to RM2.3 million, the ground floor earns most of the rent, banks lend more selectively than on a house, and the tenancy and title you inherit matter as much as the price.

For listings, new projects and the taxes on commercial property, see my commercial property guide for Johor Bahru.

What shop lots sell for in the main JB areas

Recorded subsale prices beat asking prices. Property Genie publishes medians compiled from NAPIC records; the page does not state the period covered, so treat these as a rough level, not a valuation.

Area	Median shop price	Median per sq ft	Recorded deals
Taman Molek	RM2,301,500	RM1,020	12
Taman Mount Austin	RM2,190,000	RM1,054	12
Taman Ungku Tun Aminah (Skudai)	RM1,080,000	RM702	17
Taman Johor Jaya	RM910,000	RM591	24
All Johor Bahru commercial	RM700,000	RM575	n/a

Twelve deals is a thin sample, and a main-road corner unit can sell well above the median. Ask for recorded prices in the same row, not just the taman.

Ground floor versus upper floors

A typical JB shop lot is two or three storeys on one title. The ground floor carries the rent because it has frontage and walk-in trade; upper floors suit offices, tuition centres and salons, and sit empty longest. October 2026 asking rents:

Area	Unit	Asking rent per month
Mount Austin (Austin Crest)	Ground floor, 1,650 sq ft, 3-storey end lot	RM6,000
Mount Austin (Austin Perdana)	Ground floor, 1,320 sq ft	RM2,600
Mount Austin	First floor, 1,680 sq ft, main road	RM3,500
Mount Austin (Austin Heights)	Whole 3-storey shop	RM10,000
Skudai (Taman Universiti)	Ground floor, 1,540 sq ft, main road	RM4,500
Skudai (Nusa Jaya Mas)	Ground floor, 1,540 sq ft	RM3,500
Skudai (Taman Ungku Tun Aminah)	First floor, 1,400 sq ft	RM1,200
Taman Setia Indah	Shop, floor not stated	RM2,100
Kulai (Vervocity)	Whole 3-storey corner lot, 2,660 sq ft	RM20,000

In Skudai the listed ground floors ask roughly three times the first-floor rent; in Mount Austin the street matters as much as the floor. I found too few dated listings in Bukit Indah and Taman Molek to quote single-floor rents, so I have left them out.

A worked gross yield

Gross yield is the year’s rent divided by the price. Using the Mount Austin median price and asking rents from the table above:

Scenario	Annual rent	Gross yield
Whole shop let at RM10,000 a month	RM120,000	5.5%
Whole shop let 10% below asking, RM9,000	RM108,000	4.9%
Only the ground floor let, RM6,000	RM72,000	3.3%

The same sum for Skudai: a RM1,080,000 shop with a ground floor at RM3,500 and a first floor at RM1,200 gives RM56,400 a year, or 5.2% gross; with the first floor empty it falls to 3.9%. Quit rent, assessment, repairs and empty months come off that. Try your own figures in my rental yield calculator and compare with home yields by area.

How banks finance a shop lot

• Margin. Commercial loans have no Bank Negara loan-to-value cap of the kind that limits a third home loan to 70%, so each bank sets its own. One major bank, for example, lists up to 85% for shop and office lots, plus up to 5% more to cover credit insurance or entry costs, and accepts foreign applicants.
• Tenure. Usually 25 to 30 years. Alliance lists up to 30 years or age 70, whichever comes first.
• Which shops qualify. Loanstreet notes banks are much stricter on commercial property: location, floor level and the number of storeys can all affect whether they lend at all.
• Rates. Bank Negara held the OPR at 2.75% on 3 September 2026. Commercial loans are priced case by case on top of each bank’s base rate, so get written offers from two or three banks.

On the Mount Austin example, an 85% loan is RM1,861,500, leaving RM328,500 plus costs to pay yourself, if the valuation matches the price.

The tenancy you inherit

Generally the new owner steps into the seller’s place: the fixed term, rent and deposit clauses carry on, and you cannot raise the rent mid-term without a review clause. Before you sign, ask for:

• The stamped tenancy agreement and any renewal letters. Check the expiry date, the renewal option and who pays for repairs.
• The deposits held. Residential norms are two months’ security plus half a month for utilities; shop and F&B landlords often take three to six months’ security. The seller should hand these to you at completion, in writing.
• Six to twelve months of rent receipts.
• Any side promises. A verbal rent cut from the seller does not bind you, but ask.

An empty shop is not automatically worse: you set the rent, but carry the vacancy risk from day one.

Bumiputera-reserved shop lots in Johor

Johor reserves a share of new units for Bumiputera buyers: 40% across residential, commercial and industrial units for projects whose land conversion was approved before 11 December 2004. Later rules tier residential quotas by price; I found no published separate figure for commercial. Points to know:

• Developers can apply to release a Bumi unit unsold for a year, paying the state 7.5% to 10% of the price. Releases in 2022 included commercial buildings.
• In April 2026 the state housing exco said only about 20% of Bumi lots priced above RM300,000 in Johor Bahru had sold, and that controls would stay.
• A released Bumi lot does not lose its status. Selling it later to a non-Bumi buyer needs fresh state consent.
• Bumi status is often not shown in the SPA, so have your lawyer check the title first.

What drives tenant demand in JB

Knight Frank described the suburban shoplot market as active in early 2026, supported by small and medium business demand. Its 1H2026 review counted about 6.1 million visitors to Johor in the first quarter, 77.4% of them from Singapore, which helps food, beauty and service tenants near the Causeway and the established Mount Austin and Molek strips. Consultants polled by The Edge in January 2026 expect stronger rental demand within 1 to 2 km of the RTS Link station at Bukit Chagar. In my experience, shops that stay let have parking, homes within walking distance and a row already mostly occupied.

Browse current shop lots and shop offices for sale in Johor Bahru.

Questions about your situation?

Send me the shop, the asking price and the tenancy details, and I will help you check the rent, the title and the numbers.

Sources: Property Genie (NAPIC subsale data), “Johor Bahru commercial transaction prices”, October 2026; Mudah.my, “Shop lot for rent in Johor”, October 2026; PropertyGuru, “Retail Shops for Rent in Johor Bahru, Johor, Oct 2026”, October 2026; Loanstreet, “Basics of Commercial Property Loans in Malaysia”, September 2025; Bernama, “BNM's Decision To Hold OPR At 2.75 Pct Reflects Confidence In Growth Outlook — Economists”, September 2026; SPEEDHOME, “Property is being sold: does the new owner have to honour my tenancy?”, June 2026; New Straits Times (from Recommend.my), “Guide to tenancy agreements in Malaysia”, June 2018; Thirst Magazine, “Property rental for F&B outlets in Malaysia”, October 2023; iProperty, “Bumi Lot: How to check its status and the reasoning behind different Bumi quota in each state”, May 2024; The Iskandarian, “Johor is Releasing Unsold Bumi Lots – Exco”, August 2022; RTM Berita, “Hanya 20% unit hartanah, lot bumiputera RM300,000 ke atas terjual di Johor Bahru”, April 2026; Loanstreet, “4 Bumi Attributes You Should Know About Malaysian Properties”, May 2023; The Edge Malaysia, “Cover Story: Local Consultants' Poll – Stronger momentum in real estate sector”, January 2026; The Edge Malaysia, “Knight Frank: Selective demand drives narrowing market in 1H2026”, August 2026

Jason Lim, REN 84424, IQI Realty Sdn. Bhd. E (1) 1584/6. General information checked on 17 October 2026, not legal, tax or financial advice.