Renting to Students in Johor Bahru: A Landlord’s Guide (2026)

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By Jason Lim, REN 84424 · IQI Realty · Checked on 15 November 2026

To rent a Johor Bahru home to students, let it by the room or as a whole unit near UTM in Skudai or EduCity in Iskandar Puteri, have a parent sign as the tenant or as a guarantor, match the term to the academic calendar, check every international student’s pass and stamp each agreement within 30 days.

This guide is for owners in JB or abroad (Singapore, Indonesia, India, China) thinking of letting to university students. It is general information, not legal or tax advice.

Where do students rent in Johor Bahru?

Student demand in JB sits in two clusters on the west side of the city. My student housing guide covers them from the parents’ side.

• Skudai, around UTM. UTM says its residential colleges house more than 12,000 students (UTM admissions page, accessed November 2026). New local undergraduates get a college place; senior, postgraduate and international students only if space remains (UTM hostel FAQ). For 2026/2027, international students could apply for a college room only from 6 to 8 July 2026 (UTM notice, June 2026).
• EduCity and Eco Botanic, Iskandar Puteri. Foreign university branch campuses and colleges share this area. Purpose-built residences compete with private studios and rooms in Medini, Eco Botanic and Gelang Patah.

In the Dewan Rakyat on 26 October 2026, Higher Education Minister Zambry Abd Kadir asked off-campus students to tell their universities where they live, and said the ministry was considering working with states and property owners on controlled-rate student rentals near public universities (Bernama). That is a proposal, not a rule.

Should you let by the room or the whole unit?

The choice changes who signs, how bills are split and how much managing you do.

Set-up	Who signs	Suits	Watch out for
Room by room	Each student (or parent), one agreement per room	Landed homes and larger condos near UTM	House rules, shared bills, replacing one tenant at a time, partition approvals
Whole unit to a group of students	One lead tenant or all of them jointly, with guarantors	2- and 3-bedroom condos	Who is responsible when one housemate leaves; subletting without consent
Whole unit to a parent	The parent as tenant, the student as named occupant	Studios and 1-bedroom units near EduCity; younger students	Enforcing the agreement against a parent who lives abroad

For the mechanics of room lets, see renting out rooms in JB. For unit choice, see studio vs one-bedroom condos and furnished vs unfurnished rentals. Students expect a bed, desk, wardrobe, air-conditioning and internet.

Who should sign the tenancy agreement: the student or the parent?

Section 11 of the Contracts Act 1950 says a person can contract once they reach the age of majority, which the Age of Majority Act 1971 sets at 18. Many first-year students are 17 or 18, so check the date of birth.

• Student under 18: the parent or legal guardian should sign as the tenant, with the student named as the occupant.
• Student 18 or over: the student can sign as tenant, and a parent can sign a guarantee. A guarantee is a promise to meet another person’s liability if they default (Contracts Act, section 79).
• Changing terms later: under section 86, changing the contract without the guarantor’s consent discharges the guarantor for later transactions, so have the guarantor sign any renewal or rent change.
• Who actually pays: EMGS says international students may work only during semester breaks or holidays of more than seven days, up to 20 hours a week, with prior Immigration approval. So rent usually comes from family or a sponsor; record who pays.

Have your lawyer draft the guarantee clause.

What deposit and tenancy term suit a student let?

No law fixes rental deposits in Malaysia. The common pattern is two months’ security deposit, one month’s advance rent and about half a month’s utility deposit (Malay Mail, July 2026). Write down deductions, the refund deadline and that it is not the last month’s rent.

The term is where student lets differ. UTM’s 2026/2027 bachelor’s calendar runs Semester I from 12 October 2026 to 21 March 2027 and Semester II from 22 March 2027, with a short semester from 26 July to 3 October 2027 (UTM Academic Circular 6/2026). Many students leave during the long break, so landlords usually choose between:

• a 12-month term, with rent paid through the break whether the student stays or not; or
• a term matched to the academic session, accepting a possible empty period and agreeing in writing whether belongings may stay over the break.

Ask for the expected graduation date and add a fair early-termination clause in case the student changes course; see ending a tenancy early.

Stamp duty on a student agreement

Each agreement is stamped under Item 49 of the Stamp Act 1949’s First Schedule, per RM250 (or part) of annual rent, within 30 days.

Monthly rent	Annual rent	Term up to 1 year (RM1 per RM250)	Term over 1 year, up to 3 years (RM3 per RM250)
RM500 (room)	RM6,000	RM24	RM72
RM700 (room)	RM8,400	RM34	RM102
RM900 (room)	RM10,800	RM44	RM132
RM1,800 (studio)	RM21,600	RM87	RM261

Late stamping costs the higher of RM50 or 10% of the duty within three months, then the higher of RM100 or 20% (LHDN, May 2026). See my tenancy stamp duty guide and landlord’s guide to tenancy agreements.

What checks should a landlord do on a student tenant?

• Identity and study status. IC or passport, offer letter or student ID, and course end date.
• A valid pass for international students. Section 55E of the Immigration Act 1959/63 makes it an offence for an owner or occupier to let a person without a valid pass stay; a 2024 court report cited fines of RM5,000 to RM30,000 per person, jail of up to a year, or both (Daily Express, April 2024). EMGS issues student passes for up to one year at a time and recommends renewing up to three months before expiry, so note the expiry date and ask for the renewed pass.
• The parent or sponsor. ID and contact details of whoever guarantees or pays.
• Personal data. Under the Personal Data Protection Act 2010, collect only what you need, keep it secure and delete it when it is no longer needed. See PDPA for landlords.

My tenant screening and inventory checklist and the guide to renting to foreign tenants go further.

Which house rules and building rules apply to student tenants?

Attach house rules to the agreement as a schedule.

• Condo by-laws bind tenants. Section 32(4) of the Strata Management Act 2013 makes a building’s by-laws binding on tenants and occupiers. See condo by-laws, access cards and visitors.
• Occupants and guests. Name every occupant and set rules on overnight guests.
• No subletting or short stays. Ban subletting without written consent, including to travellers during the break. KPKT said on 26 October 2026 that national short-term rental guidelines were being finalised (Bernama), and many by-laws restrict short stays. See subletting rules and short-stay rules in JB.
• Quiet hours, smoking and rubbish. See condo smoking rules and condo rubbish and recycling.
• Partitions need approval. Uniform Building By-Laws 1984 set minimum room areas (by-law 42) and window sizes (by-law 39); councils such as MBJB and MBIP, and condo management, must approve alterations. See renovation permits.
• Fire safety. Smoke alarms, clear escape routes and no cooking in bedrooms. See home fire safety for landed houses.

Agree in writing when you may enter and with how much notice; see landlord entry rights.

Who pays utilities and repairs in a student let?

For room lets, the electricity and water accounts normally stay in the owner’s name. TNB’s landlord and tenant booklet says only one registered user can hold an account, and if that is the landlord, the landlord is responsible for arrears. Common models are a monthly cap, per-room aircon sub-meters or an equal split; write yours down and show the bill when charging extra.

The owner usually fixes structural problems, concealed leaks and items worn out by normal use; the tenant pays for damage they cause. Say who arranges aircon servicing. See who pays repairs and electricity and water bills in JB.

What happens at the end of a student tenancy?

Student tenancies often end together, and international graduates may fly home within days:

1. Inspect before the student’s flight, against the signed inventory and move-in photos.
2. Take meter readings and collect all keys and access cards.
3. Refund the deposit within the agreed time, with itemised deductions, to the account in the agreement.

If repairs exceed the deposit, see tenant damage beyond the deposit; claims up to RM5,000 can go through the Magistrates’ Court small claims procedure (Malay Mail, February 2025). If rent stops, never change the locks or cut the power: section 7 of the Specific Relief Act 1950 requires a court order to recover possession. See when a tenant stops paying and deposit refunds.

How is rent from students taxed?

Rent from students is rental income like any other. Residents pay scale rates of 0% to 30% on net rent; non-resident individuals pay a flat 30% with no reliefs (LHDN, November 2026). Public Ruling No. 12/2018 allows deductions such as quit rent, assessment, loan interest, insurance and repairs, but not the costs of finding your first tenant. Individuals not conducting a business are exempt from e-invoicing (LHDN, 30 August 2026).

See rental income tax for residents, for non-residents, deductible rental expenses and e-invoicing for landlords. Tell your insurer the home is let; see home insurance.

Where should you buy if you want to let to students?

• Skudai, Tampoi and Kempas: UTM, with landed homes and older condos suited to room lets.
• Iskandar Puteri: EduCity, Eco Botanic and Medini studios.
• Bukit Indah and Gelang Patah: family homes and rooms a short drive from EduCity.

Foreign buyers should note that Johor generally sets a RM1 million minimum price for foreign buyers of residential property, with only limited exceptions (for example, some serviced apartments sold by developers with state approval); no area is exempt as a whole. See my foreigner minimum price guide, the JB property map and the first-time landlord checklist.

More Johor living guides: Student housing near JB universities · Renting out rooms in JB · Residential Tenancy Act status · Rent collection for landlords

Frequently asked questions

Can I rent my Johor Bahru property to students?

Yes. Renting a Johor Bahru home to students is an ordinary tenancy governed by the written agreement, because Malaysia had no residential tenancy act in force as of November 2026. Owners still need to follow building by-laws, stamp each agreement and check that international students hold a valid pass.

Should the student or the parent sign a student tenancy agreement?

A student under 18 has not reached the age of majority under the Age of Majority Act 1971, so a parent or guardian should sign the tenancy agreement as tenant. A student aged 18 or over can sign as tenant, ideally with a parent signing a guarantee that also covers renewals.

How much deposit do landlords ask from students in JB?

JB landlords commonly ask students for the same deposits as other tenants: two months’ security deposit, one month’s advance rent and about half a month’s utility deposit. No law fixes these amounts, so the tenancy agreement should state the deposits, permitted deductions and the refund deadline.

Can a landlord rent to an international student in Malaysia?

Yes, a landlord can rent to an international student who holds a valid student pass. Section 55E of the Immigration Act 1959/63 makes it an offence to let someone without a valid pass stay, and EMGS issues student passes for up to one year at a time, so landlords should record the pass expiry date and ask for the renewed pass.

How long should a student tenancy in Johor Bahru be?

Most student tenancies in Johor Bahru run 12 months or follow the academic session. UTM’s 2026/2027 bachelor’s calendar starts Semester I on 12 October 2026, with Semester II from 22 March 2027 and a short semester from 26 July 2027, so landlords should agree in writing how the long break is handled.

Is rent from student tenants taxable in Malaysia?

Yes, rent from student tenants is rental income that must be declared to LHDN each year. Residents are taxed on net rent at scale rates of 0% to 30%, non-resident individuals pay a flat 30%, and Public Ruling No. 12/2018 sets out which letting expenses can be deducted.

Thinking of letting to students in JB?

Tell me where your unit is and whether you prefer rooms or a whole-unit let. I will share what students near that campus pay, help set the term around the academic calendar and prepare the inventory at handover. You can also book an appointment, or a Zoom consultation if you own from abroad.

Sources: UTM, Academic Circular No. 6/2026, academic calendar 2026/2027, May 2026; UTM, Academic Circular No. 7/2026 on in-person teaching, 14 August 2026; UTM admissions, accommodation in UTM Johor Bahru, accessed November 2026; UTM hospitality, residential college FAQ, accessed November 2026; UTM, residential college application notice for session 2026/2027, June 2026; Bernama, Higher Education Minister on off-campus student accommodation (Dewan Rakyat), 26 October 2026; Malay Mail, “MOHE urges off-campus students to report residential addresses for monitoring”, 26 October 2026; Education Malaysia (EMGS), FAQ on student pass validity, renewal and part-time work, accessed November 2026; Contracts Act 1950 (Act 136), sections 11, 79 and 86, reprint (FAOLEX copy), checked November 2026; Attorney General’s Chambers, Laws of Malaysia: Age of Majority Act 1971, Immigration Act 1959/63 (section 55E), Specific Relief Act 1950 (section 7) and Stamp Act 1949, checked November 2026; Bernama, “Residential Tenancy Bill being finalised to balance rights of tenants and landlords”, 4 August 2026; Bernama, “KPKT moves to standardise short-term rental accommodation rules nationwide”, 26 October 2026; LHDN, Garis Panduan Pengenaan Duti Setem, First Schedule, Stamp Act 1949 (Item 49), 30 June 2026; LHDN, stamp duty penalties, updated 13 May 2026; Malay Mail, on rental deposits for first-time renters, 10 July 2026; Daily Express, Immigration Act section 55E case, 26 April 2024; PDP Commissioner, Personal Data Protection Act 2010 (Act 709) reprint as at 15 September 2026; Strata Management Act 2013 (Act 757), section 32 (copy published by DBKL), checked November 2026; Uniform Building By-Laws 1984, by-laws 39 and 42, text published by JKR, accessed November 2026; TNB, landlord and tenant booklet, 2016, accessed November 2026; Malay Mail, on the small claims procedure (Order 93, Rules of Court 2012), 28 February 2025; LHDN, who is taxable (non-resident individuals), checked November 2026; LHDN, Public Ruling No. 12/2018, Income from Letting of Real Property, 19 December 2018; LHDN, e-Invoice Guideline version 4.8, 30 August 2026

Jason Lim, REN 84424, IQI Realty Sdn. Bhd. E (1) 1584/6. General information checked on 15 November 2026, not legal, tax or immigration advice. Rules, academic calendars and passes change; confirm with the university, EMGS, the Immigration Department, LHDN and your lawyer before you sign.