At a glance
- Minimum price
- RM1m in Johor, with exceptions (Medini, approved developer units, and possibly MM2H Silver from RM600k)
- Stamp duty
- 8% flat for non-citizens from 1 Jan 2026
- Johor levy
- 3% of price, minimum RM30,000 (RM50,000 for serviced apartments under RM1m)
- State consent
- Needed for each purchase, usually 1 to 3 months
- CPF
- Cannot be used
- Selling tax (RPGT)
- 30% of the gain in years 1 to 5, 10% from year 6
The short answer
Yes. Singaporeans can buy freehold and leasehold homes in Johor Bahru, including condos next to the RTS station. The limits are a minimum price, higher taxes than Malaysians pay, a state approval step, and tighter resale if you buy below the minimum. None of these are reasons not to buy. They are reasons to work out your total cost and your exit before you pay a booking fee.
The RM1 million floor and its exceptions
Johor’s general minimum price for foreign buyers of residential property is RM1 million. There are three main ways around it.
- Developers can apply for special approval to sell units below RM1m to foreigners, usually to clear stock in new projects.
- Some zones are exempt. Medini in Iskandar Puteri is the main one, mainly for new strata units bought from the developer. Subsale units there may not qualify.
- MM2H Silver Tier participants may be able to buy from RM600,000, with a 10-year holding period. Sources disagree on whether this applies in JB city or only in Medini, so plan on RM1m until a lawyer confirms. See our MM2H guide.
Some property is closed to foreigners at any price. That includes Malay Reserve land, units set aside for Bumiputera buyers, most agricultural land and low-cost housing.
What you pay on top of the price
| Cost | Rate | On a RM1m condo |
|---|---|---|
| Stamp duty on transfer | 8% flat for non-citizens (from 1 Jan 2026) | RM80,000 |
| Johor state levy | 3% of price, minimum RM30,000 | RM30,000 |
| Legal fee (sale and purchase) | 1.25% of first RM500k, 1% of the rest | RM11,250 |
| SST on legal fee | 8% | RM900 |
| Disbursements | Varies by firm | About RM1,500 |
| Total on top | About RM123,650 (12.4%) |
A loan adds 0.5% stamp duty on the loan amount and a second legal fee. For serviced apartments under RM1m, the levy minimum is RM50,000. Our cost calculator works this out for any price, with or without a loan, in both currencies.
Stamp duty for foreigners doubled from 4% to 8% at the start of 2026, so older articles and some sales material will understate it.
State consent
Every purchase by a foreigner needs consent from the Johor state authority under the National Land Code. Your lawyer applies after you sign. Expect one to three months. Build that into your completion timeline, and make sure the sale agreement says what happens if consent is refused.
Paying for it: CPF, loans and HDB
CPF cannot be used for property outside Singapore. Your options are cash, a ringgit loan from a Malaysian bank, or financing from a Singapore lender on its own terms. Loan amounts and rates for foreigners vary by bank, so ask more than one.
If you own an HDB flat, you cannot buy private residential property, including overseas property, during the five-year Minimum Occupation Period. After the MOP, you can, and many buyers fund a JB unit by selling their flat or refinancing it (see HDB loan vs bank loan). HDB is the authority on your own case.
Selling later: RPGT and the resale wall
When a non-citizen sells, Real Property Gains Tax is 30% of the gain for the first five years and 10% from the sixth year. The buyer holds back 7% of the price and pays it to the tax office until your tax is settled.
The bigger issue for many Singapore owners is who can buy from you. If you bought a unit below RM1m under a developer’s approval, you can generally sell it only to a Malaysian. In April 2026 the New Straits Times reported Singaporean owners stuck with sub-RM1m units they could not sell to other foreigners. One analyst called it a liquidity trap. Many Malaysian buyers with RM500k or more to spend prefer a landed home to a high-rise unit.
That doesn’t make a sub-RM1m unit a bad buy. It does mean you should buy it for rental income or your own use, plan to hold it, and price in a discount if you ever sell to a local buyer.
Before you book
- Confirm in writing that your specific unit is approved for foreign purchase.
- Run the all-in cost through the calculator.
- Ask the lawyer about consent timing and what the agreement says if consent fails.
- Decide how you’d exit, and who you’d sell to.
- If you’re buying for the RTS commute, compare condos near Bukit Chagar by real walking distance.
This page is general information, not legal advice. Rules change, so confirm everything with a Malaysian conveyancing lawyer before you pay.
Common questions
Can Singaporeans buy property in Malaysia?
Yes. Foreigners, including Singaporeans, can buy residential property in Malaysia subject to a minimum price set by each state, state consent and a few excluded categories. In Johor the usual minimum is RM1 million.
Can I use CPF to buy a condo in JB?
No. CPF savings can only be used for property in Singapore. You will need cash, a Malaysian bank loan, or financing from a Singapore lender on its own terms.
Can I buy JB property while I own an HDB flat?
Owning an HDB flat does not stop you buying overseas property once you have met the five-year Minimum Occupation Period. During the MOP, HDB owners and occupiers cannot buy private residential property, which HDB applies to overseas property too. Check your case with HDB.
What is the RM1 million resale problem?
If a foreigner buys a unit below RM1m under a developer's special approval, it can generally only be resold to Malaysian buyers. Many local buyers in that price range prefer landed homes, so the pool of buyers is small.
How much tax do I pay when I sell?
Real Property Gains Tax for non-citizens is 30% of the gain if you sell within five years and 10% from the sixth year. The buyer withholds 7% of the price and pays it to the tax office until your tax is assessed.
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Sources
Facts on this page were checked against these sources on 12 October 2026.
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