← All Johor projects · Buyer guide for Japan · Updated October 2026
Japanese families and investors look at Johor Bahru for international schools, freehold homes and its link to Singapore. This page sets out Malaysia’s rules for foreign buyers, the Japan side, a cost example and the steps.
Malaysia’s rules for foreign buyers in Johor
| Rule | What it means for you |
|---|---|
| Minimum price | Generally RM1 million or more per property in Johor, for both apartments and landed homes. |
| State consent | Johor state approval is needed for every foreign purchase. Your lawyer applies for consent. Since 1 July 2025 Johor’s consent levy for foreign buyers is 3% of the price or RM30,000, whichever is higher (PTG Johor Circular 1/2025), plus application fees. |
| Not open to foreigners | Bumiputera lots, low-cost and affordable units, Malay Reserve land, and single or one-and-a-half-storey terraces. |
| Stamp duty on transfer | 8% of the price for foreign buyers of homes from 1 January 2026. |
| Selling later (RPGT) | 30% of the gain within five years; 10% from the sixth year. |
| Source of funds | Malaysian lawyers and banks must check where the purchase money comes from, so keep clear bank records of every transfer. |
| Residence | Owning property does not give you the right to live in Malaysia. Long-stay programmes such as MM2H are separate applications. |
The Japan side
- Sending money. There are no exchange controls, but banks report overseas remittances above ¥1 million to the tax office.
- Foreign asset report. Japanese residents whose overseas assets exceed ¥50 million at year-end must file a foreign asset report (国外財産調書).
- Rental income. Rent from a Malaysian property is taxable in Japan for residents, with credit for Malaysian tax; rules limit using depreciation losses on overseas used buildings. Ask your tax accountant.
Jason works with your Malaysian lawyer on the purchase; please confirm the rules in your own country with your bank and tax adviser before you pay.
What it costs: a worked example
| Item | RM1,000,000 unit | How it is worked out |
|---|---|---|
| Down payment | RM100,000 or more | 10% at the SPA; more if you pay without a Malaysian loan |
| Stamp duty on the transfer | RM80,000 | 8% for foreign home buyers from 2026 |
| Lawyer’s fee, SPA and transfer | About RM11,250 plus SST | 1.25% of the first RM500,000 and 1% of the next RM500,000 |
| State consent fee | Quoted by your lawyer | Varies by district and price |
| Disbursements | About RM2,000 to RM4,000 | Searches, registration, consent application and copying |
Buying remotely: the steps
- Shortlist on a video call. Jason walks you through projects above RM1 million that foreigners can buy, with the fact sheet for each.
- Visit if you can. Japanese passport holders can visit Malaysia visa-free for up to 90 days. Submit the Malaysia Digital Arrival Card at least three days before you travel.
- Book the unit. Pay the booking fee and sign the booking form. Keep the receipt for your bank.
- Sign the SPA. The SPA can be signed in Malaysia or, if your lawyer arranges it, signed and attested abroad.
- Transfer the funds. Pay from an account in your own name to the lawyer’s or developer’s account, with the SPA as the supporting document.
- State consent and completion. Your lawyer obtains Johor state consent, then completes the purchase and the transfer.
- Keys and rental. Jason can arrange handover, defect checks and a tenant if you plan to rent the unit out.
Buying in Johor from Japan: quick answers
Can Japanese citizens buy property in Johor Bahru?
Yes. Foreign buyers, including Japanese citizens, can buy property in Johor priced at RM1 million or more, with state consent and 8% stamp duty on the transfer of a home.
Do I need a visa to view property in Johor?
Japanese passport holders can visit Malaysia visa-free for up to 90 days. Submit the Malaysia Digital Arrival Card at least three days before arrival.
日本人はジョホールバルで不動産を購入できますか？
はい。外国人は、ジョホール州で価格100万リンギット以上の物件を、州政府の承認を得て購入できます。2026年から外国人が支払う所有権移転の印紙税（Stamp Duty）は8%です。対象物件のリストと費用の見積もりは、WhatsAppでJasonにお問い合わせください。
Also read: projects for foreign buyers · larger units in the RM500k to RM1 million band · buying a subsale property
Useful tools: buying costs calculator · can a foreigner buy it? · projects for foreign buyers · all Johor projects
Sources: Johor foreign ownership guidelines and Stamp Act 1949 rates as published for 2026; Malaysia Immigration visa arrangements; Japan National Tax Agency rules on overseas remittance reports and the foreign asset report. General information by a registered agent, not legal, tax or foreign exchange advice; confirm with your lawyer and adviser. By Jason Lim (REN 84424, IQI Realty Sdn. Bhd. E (1) 1584/6).