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By Jason Lim, REN 84424 · IQI Realty · Checked on 5 November 2026
For owners and buyers of landed homes in Johor Bahru, including buyers from Singapore, Indonesia, India and China, the short answer is this: Net Energy Metering (NEM) closed to new applications on 30 June 2025, and since 1 January 2026 new home systems go through Solar ATAP. Single-phase homes can install up to 5 kW and three-phase homes up to 15 kW, and power you export is credited only at the energy-charge part of the TNB tariff, with no carry-forward to the next month.
Quick answer
- Scheme open in 2026: Solar ATAP, run by SEDA under Energy Commission guidelines dated 30 December 2025. It has no fixed quota and runs first-come, first-served.
- NEM is closed: NEM 3.0 took its last applications on 30 June 2025. Existing NEM contracts carry on for their 10-year term.
- Size caps for homes: up to 5 kW on single-phase supply and up to 15 kW on three-phase supply.
- Export credit: credited at the domestic energy charge (27.03 sen per kWh for the first 1,500 kWh), capped each month and lost if unused. No cash is paid out.
- Who applies: a SEDA Registered PV Service Provider (RPVSP) submits the application once the system is installed and commissioned. SEDA’s fee is RM7.50 per kW.
- Buying a house with panels: the contract does not pass automatically. The new owner must apply to SEDA and sign a new contract with TNB for the remaining term.
The rooftop solar schemes for homes in 2026
Peninsular Malaysia has had three home solar routes; two take new homes in 2026:
| Scheme | Status in November 2026 | What happens to surplus power | Home size limit |
|---|---|---|---|
| NEM 3.0 (NEM Rakyat for homes) | Closed to new applications since 30 June 2025. Existing contracts continue. | Exported energy offset at the same gazetted energy rate as imports; credit could roll over for up to 12 months, then lapsed. | As approved under the old contract |
| Solar ATAP | Open since 1 January 2026, no fixed quota. | Credited at the domestic energy charge, up to a monthly cap. Unused credit is forfeited each month. | 5 kW single-phase, 15 kW three-phase |
| Self-consumption (SELCO) | Open. Energy Commission guideline revised 15 June 2026. | No export to the grid at any time of day. | 5 kWac single-phase, 15 kWac three-phase |
NEM Rakyat’s 600 MW residential quota was fully taken up by May 2025 (The Edge, from SEDA data). By 30 April 2026, the minister told Parliament, NEM systems totalled 2,903 MW and Solar ATAP 6.61 MW (The Star, July 2026).
How Solar ATAP credits your bill
Your panels supply the house first and the surplus goes to the grid. The Energy Commission’s guideline sets these rules:
- Credit rate. Exported energy is valued at the energy charge for domestic consumers (businesses get an average system marginal price instead). On the tariff in force from 1 July 2025 that is 27.03 sen per kWh up to 1,500 kWh a month.
- Monthly cap. Credited export cannot exceed the system’s capacity in kWac × 5 sun hours × the days in the billing period, and cannot exceed what you import from TNB in the same period. For a 5 kWac system over 30 days the first cap works out at 750 kWh (my calculation).
- No carry-forward. Credit not used in a billing period is forfeited, and a negative net bill is set to zero, with no cash paid out.
- What it cannot offset. Credits cannot offset the automatic fuel adjustment (AFA). Service tax still applies to imports where relevant, and the energy efficiency incentive is adjusted for exports used as an offset.
- Ten years. The contract runs for up to 10 years from the date TNB installs the meter. After that, exports earn nothing.
On 29 October 2026 the minister told Parliament the government would keep this mechanism for now. He said the scheme is mainly for self-consumption, and paying the full retail tariff for exports could shift costs to households without solar (The Star).
How the July 2025 TNB tariff affects the numbers
The tariff in force from 1 July 2025 to 31 December 2027 splits a domestic bill into separate charges, and that split decides what each solar kWh is worth:
| Domestic charge (general tariff) | Rate | Part of the Solar ATAP export credit? |
|---|---|---|
| Energy charge, up to 1,500 kWh a month | 27.03 sen/kWh | Yes, this is the credit rate |
| Energy charge, above 1,500 kWh | 37.03 sen/kWh | Credit follows the applicable energy charge |
| Capacity charge | 4.55 sen/kWh | No |
| Network charge | 12.85 sen/kWh | No |
| Retail charge | RM10 a month, waived at 600 kWh or less | No |
Put simply, most homes pay about 44.43 sen for each kWh they buy from TNB before fuel adjustment and tax, but an exported kWh is credited at 27.03 sen. So solar power you use while the sun is up generally does more for your bill than power you send to the grid. That favours homes that run air-conditioning or an EV charger in the daytime; a family out all day exports more and may hit the monthly cap.
For smaller users, households using 600 kWh a month or less are outside the fuel adjustment, The Edge noted in April 2026, and from September to 31 December 2026 TNB raised that line to 800 kWh for the fuel adjustment, retail charge and 8% service tax. Both mean solar takes less off a smaller bill. My guides to setting up TNB and other utilities and the cost of living in JB put electricity in a full monthly budget.
Approvals and who does what
- Check your supply. Your TNB bill or meter shows whether the house is single-phase (up to 5 kW) or three-phase (up to 15 kW). A larger home system needs a TNB connection confirmation check, which SEDA lists at RM1,000.
- Appoint a SEDA Registered PV Service Provider. Only an RPVSP can submit a Solar ATAP application. Check SEDA’s directory before you sign. I do not recommend any provider over another.
- Design and roof check. The application needs an endorsed civil and structural drawing for the PV mounting, and the design and installation must be certified by a competent person.
- Install and commission. SEDA only accepts applications for commissioned systems.
- Apply and pay. The RPVSP files through SEDA’s eATAP system. The fee is RM7.50 per kW, non-refundable. SEDA aims to notify the result within two months.
- TNB meter and contract. TNB installs the bi-directional meter, and the 10-year contract starts on that date.
Local council. The guideline does not itself require council approval, but work must meet other authorities’ rules. In Johor, structural roof work such as a new roof needs council approval with plans (my renovation guide). Ask your RPVSP or council (MBJB, MBIP, MBPG or MPKu) whether your installation needs a submission.
Foreign owners. Solar ATAP sets no citizenship rule. SuRIA Home, the one-off government cash incentive of RM600 per kWac up to RM3,000 for Solar ATAP homes, is limited to Malaysian citizens. SEDA says it runs from 1 June to 31 December 2026, first-come, first-served, until its RM150 million allocation is used; check the current status on myTNB.
Looking at a landed home with solar in JB?
Send me the listing or the area and your budget. I’ll ask the seller for the solar paperwork (contract, owner of the panels, warranties) before you view.
WhatsApp JasonSystem size and cost: what reliable sources say
There is no official price list for home solar. These are the published figures I could find from official or reliable sources:
| Item | Figure | Source and date |
|---|---|---|
| Maximum size, single-phase home | 5 kW | Energy Commission guideline, December 2025 |
| Maximum size, three-phase home | 15 kW (up from 12.5 kW under NEM) | Energy Commission guideline, December 2025; The Star, 19 December 2025 |
| Upfront cost of a home system | From about RM16,000 | The Edge, April 2026 |
| Simple payback, The Edge’s own estimates | Up to about 7 years on RM300–350 monthly bills; about 4 years on RM900 bills | The Edge, April 2026 |
| SEDA application fee | RM7.50 per kW (RM37.50 for 5 kW) | Energy Commission guideline, December 2025 |
I found no official source for “typical” terrace or semi-D sizes, so I give none. A sensible approach is to size the system to your daytime use rather than the roof’s full area, because exports earn less and anything above the monthly cap earns nothing. Ask for quotes based on 12 months of TNB bills from more than one RPVSP. JB’s monsoon rain, cloudy spells and haze months also cut output on some days; my JB weather, haze and monsoon guide explains the seasons.
Owning, financing or leasing the system
- Outright purchase or bank loan. You own the panels.
- Leasing, hire purchase or a power purchase agreement (PPA). The Solar ATAP form lists these, with a field for a SEDA Registered Solar PV Investor. Under NEM, SEDA said the investor owns the system during a lease, with ownership passing to the consumer at the end where the lease says so.
- Roof leasing under CREAM. Since 2025, the Community Renewable Energy Aggregation Mechanism lets a homeowner lease the roof to a local aggregator that runs the panels and sells the power to nearby consumers, on terms set in the lease (TNB). The panels do not serve your bill.
Strata, landed strata and gated homes
- Condos and serviced residences. Solar ATAP is for panels on the roof of your own premises and excludes multi-tenant premises. A condo owner normally has no roof of their own, so any project is for the management body. See condo vs landed vs SOHO.
- Landed strata (many gated and guarded schemes). KPKT’s strata handbook says the Strata Management Act 2013 covers landed strata as well as condos. The model by-laws require the management body’s prior written approval for renovations and changes to a parcel’s exterior, as a legal update explained in June 2022. Panels change the exterior, so get written approval first.
- Individual title in a guarded neighbourhood. There is no strata body, but check any deed of mutual covenant or residents’ association rules on the look of houses.
- New developments. The guideline has a separate “domestic group” route for developers who plan solar for a whole new scheme at the planning stage. Ask a developer whose name the system and contract will be in.
My guide to gated and guarded homes in JB explains strata titles, management fees and by-laws in more detail, and my maintenance fee and sinking fund guide covers the charges.
Buying a JB house that already has solar panels
Panels help only if the paperwork is clear. Ask for these before you sign the offer, and have your lawyer reflect the answers in the SPA:
| Check | What to ask for | Why it matters |
|---|---|---|
| Which scheme | The NEM or Solar ATAP contract, its start date and the TNB account | Tells you how many of the 10 years are left and which credit rules apply. |
| Who owns the panels | Purchase invoice, or the lease, hire purchase, PPA or CREAM roof-lease agreement | A leased system may belong to a third party, with payments or obligations that a new owner would have to take over or end. |
| Contract transfer | Confirmation the seller will cooperate with the change of ownership | Under both NEM and Solar ATAP, the new owner applies to SEDA and signs a new contract with TNB for the remaining term. NEM credits cannot be transferred, and the NEM rules put transfer costs on the NEM consumer. |
| Warranties | Panel, inverter and installation warranty documents, and the installer’s details | Each is separate. Check they transfer and the installer still trades. |
| Roof and waterproofing | Inspection of the roof, flashing, ceiling and fixings; history of leaks | Fixings through tiles or metal sheets can let water in during heavy rain. A roof repair may mean removing and refitting the panels. |
| Performance | 12 months of TNB bills since installation and the inverter’s app or log | Real output, not a seller’s estimate. |
| Safety and approvals | SEDA approval letter, endorsed structural drawing, testing and commissioning records | Proof of a proper, approved installation. |
Time the solar contract change with the TNB change of tenancy at handover, and tell your insurer about the panels; my property insurance guide explains cover. A building inspector can check the roof as part of a subsale house inspection, and my guide to making an offer on a subsale home shows how to put conditions in writing.
Foreign buyers should remember the price floor: Johor’s minimum price for most foreign residential purchases is generally RM1 million, with some exceptions in designated zones (New Straits Times, April 2026). See my Johor foreigner minimum price guide.
Where to buy if this matters to you
- Iskandar Puteri: newer landed townships near EduCity and the Second Link, many of them gated, so check by-laws.
- Mount Austin: established terraces and semi-Ds with family amenities nearby.
- Tebrau, Setia Indah and Molek: established neighbourhoods with older subsale terraces and semi-Ds.
- Bukit Indah and Gelang Patah: landed homes on the west side toward the Second Link.
- Permas Jaya and Senibong: east-side landed and waterfront homes.
- Kulai and Senai: landed townships north of the city, near Senai airport.
Compare them on my JB property map, or see new landed launches in JB.
More Johor living guides: Utilities and internet when you move in · JB weather, haze and monsoon · Gated and guarded homes in JB · Renovation and furnishing costs
Frequently asked questions
Is NEM 3.0 still open in Malaysia in 2026?
No. NEM 3.0 took its last applications on 30 June 2025, according to SEDA and TNB. Existing NEM contracts continue for their 10-year term. New home systems from 1 January 2026 go through Solar ATAP or the no-export self-consumption scheme.
What is Solar ATAP?
Solar ATAP is the rooftop solar programme for TNB customers in Peninsular Malaysia that replaced NEM on 1 January 2026. You use your solar power first and export the surplus for a bill credit, under Energy Commission guidelines with no fixed quota.
How is exported solar power credited under Solar ATAP?
For homes, exports are credited at the energy charge, 27.03 sen per kWh for the first 1,500 kWh on the tariff from July 2025, not the full retail rate. Credit is capped each month, unused credit is forfeited, it cannot offset the fuel adjustment and no cash is paid.
How big a solar system can I install on a landed house in Johor?
Under Solar ATAP, up to 5 kW on single-phase supply and up to 15 kW on three-phase supply. Larger domestic systems need a TNB connection confirmation check.
Can a foreigner who owns a house in JB join Solar ATAP?
Solar ATAP asks for a registered TNB consumer acting for the owner and sets no citizenship rule. The SuRIA Home cash incentive for 2026, however, is limited to Malaysian citizens.
What happens to the solar contract when I buy a house with panels?
It does not transfer automatically. Under both NEM and Solar ATAP rules, the new owner applies to SEDA to continue for the remaining term and signs a new contract with TNB. NEM credits cannot be transferred. Also check who owns the panels and whether warranties transfer.
Do I need approval to install solar panels in a gated and guarded scheme?
In a landed strata scheme, the model by-laws require the management body’s written approval before changes to a house’s exterior, so get approval first. For individual-title homes, check any deed of mutual covenant.
Buying a landed home in JB?
Tell me the areas you like, your budget and whether solar is a must-have or a nice extra. I will shortlist landed homes, ask sellers for the solar contract, ownership and warranty papers before viewings, and flag roof and by-law questions early. You can also book an appointment for viewings, or a Zoom consultation if you are still abroad.
Sources: Energy Commission (Suruhanjaya Tenaga), Guidelines for Solar Accelerated Transition Action Programme (Solar ATAP), GP/ST/No.60/2025, 30 December 2025; SEDA Malaysia, Solar ATAP programme page and documents (contract v1.1, April 2026), checked November 2026; SEDA Malaysia, Solar ATAP FAQ (general), checked November 2026; myTNB, Solar ATAP page, checked November 2026; SEDA Malaysia, NEM 3.0 page, checked November 2026; Energy Commission, Guidelines for NEM Rakyat and NEM GoMEn, GP/ST/No.27/2021 (Pin. 2025), March 2025; Energy Commission, Guidelines for Solar Photovoltaic for Self-Consumption in Peninsular Malaysia, revision of 15 June 2026; The Star, “Ministry to implement solar renewable energy programme effective Jan 1”, 19 December 2025; The Edge Malaysia, residential rooftop solar quota under NEM fully taken up, 21 May 2025; The Star, “Msia’s rooftop solar momentum grows”, 2 July 2026; The Star, “No increase in home solar credit incentives for now, Dewan Rakyat told”, 29 October 2026; SEDA Malaysia, SuRIA Home announcement, 4 June 2026 (PETRA statement of 22 May 2026); The Star, “SuRIA scheme timely for residential solar adoption”, 28 May 2026; The Edge Malaysia, “Rooftop solar remains out of reach for low-income group”, 28 April 2026; Suruhanjaya Tenaga, TNB tariff table, valid 1 July 2025 to 31 December 2027, checked November 2026; TNB press release on the 800 kWh bill protection, 2 October 2026; TNB, CREAM (Community Renewable Energy Aggregation Mechanism), checked November 2026; KPKT, Handbook Pengurusan Strata 2.0, accessed November 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, tax, engineering or financial advice. Solar schemes, tariffs and incentives change; confirm with SEDA, the Energy Commission, TNB, a registered PV service provider and your lawyer before you commit. Installers are not endorsed.