Is Johor Bahru Oversupplied? Unsold Homes and New Supply, With Data (2026) | 新山供过于求吗？用数据看滞销房与新供应（2026）
· Malaysia Home Finder
Johor has the most unsold completed homes of any Malaysian state, but most of the pressure is in serviced apartments and SOHO, not ordinary condos. In H1 2026 Johor had 4,222 unsold completed homes and 10,329 unsold completed serviced apartments and SOHO units, according to the NAPIC Property Market Report H1 2026 (Southern Region), released on 10 Sep 2026. It is a real risk for prices and rents. But NAPIC only counts Johor as a whole state, the risk is not spread evenly, and the detail matters more than the headline.柔佛的已完工滞销房屋是全马各州最多的，但压力主要在服务式公寓和SOHO，而不是一般公寓。根据2026年9月10日发布的NAPIC 2026年上半年产业市场报告（南部区域），2026年上半年柔佛有4,222个已完工滞销住宅，以及10,329个已完工滞销服务式公寓和SOHO单位。这对房价和租金是真实的风险。但NAPIC只按整个柔佛州统计，风险并不平均分布，细节比标题更重要。
Last checked: 14 Oct 2026.最后核对：2026年10月14日。
The numbers, with dates数据与日期
| Measure指标 | Figure数字 | Period时期 | Source来源 |
|---|---|---|---|
| Unsold completed homes, Johor柔佛已完工滞销住宅 | 4,222 units, highest of any state4,222个，全国最高 | H1 20262026年上半年 | NAPIC Property Market Report H1 2026, Southern Region (Chart 10)NAPIC 2026年上半年产业市场报告（南部区域）（图表10） |
| Unsold completed Serviced Apartment/SOHO, Johor柔佛已完工滞销服务式公寓/SOHO | 10,329 units10,329个 | H1 20262026年上半年 | Same report (Chart 17)同一报告（图表17） |
| New residential launches, Johor柔佛新推出住宅 | 6,697 units, second after Selangor (8,354); 36.5% sold6,697个，仅次于雪兰莪（8,354个）；售出36.5% | H1 20262026年上半年 | Same report (Chart 9); Selangor figure via Malay Mail, 10 Sep 2026同一报告（图表9）；雪兰莪数字引自Malay Mail 2026年9月10日 |
| Unsold completed homes, Malaysia全马已完工滞销住宅 | 33,094 units worth RM17.78 billion, up 8.6% from 30,47133,094个，值178亿令吉，比30,471个增加8.6% | H1 2026 vs H2 20252026上半年对比2025下半年 | JPPH/NAPIC, via Malay Mail, 10 Sep 2026JPPH/NAPIC，Malay Mail 2026年9月10日 |
| Unsold serviced apartments, Malaysia全马滞销服务式公寓 | 23,375 units worth RM19.33 billion, up 24.7% from 18,75223,375个，值193.3亿令吉，比18,752个增加24.7% | H1 2026 vs H2 20252026上半年对比2025下半年 | Same同上 |
| Homes due to complete by 2030至2030年将完工的住宅 | Johor: 609 projects, about 115,000 homes. Johor Bahru district: 244 projects, about 70,460 homes柔佛：609个项目，约11.5万个住宅。新山县：244个项目，约70,460个住宅 | To 2030至2030年 | DOSM and NAPIC data, via EdgeProp, 4 Oct 2026DOSM和NAPIC数据，EdgeProp 2026年10月4日 |
| Serviced apartment stock cited for JB’s high-rise market新山高楼市场引用的服务式公寓存量 | 108,863 existing; 41,832 incoming by 2030; 18,712 planned by 2031现有108,863个；至2030年在建41,832个；至2031年规划18,712个 | Q1 20262026年第一季 | CIMB Research citing NAPIC, The Star, 17 Jul 2026 (the article does not state the exact area covered)联昌研究引述NAPIC，《星报》2026年7月17日（文章未注明涵盖范围） |
| Apartments due near the RTS corridorRTS沿线即将完工的公寓 | More than 14,000 units in 2029 and 2030 combined2029和2030年合计超过1.4万个 | Estimate估计 | NST, 5 Jan 2026, citing industry estimates《新海峡时报》2026年1月5日，引述业界估计 |
Not sure what fits your budget?不确定哪个适合您的预算？
Tell us your budget and plan. We send a JB shortlist with floor plans and price bands.告诉我们预算和计划，我们发给您新山精选项目、平面图与价格范围。
What the numbers say数据说明了什么
- Serviced apartments and SOHO are the pressure point. Johor’s 10,329 unsold completed serviced apartments and SOHO units are more than double its 4,222 unsold completed homes. NAPIC reports this category separately from residential property, so the two numbers must be read together.服务式公寓和SOHO是压力最大的部分。柔佛的10,329个已完工滞销服务式公寓和SOHO单位，是4,222个已完工滞销住宅的两倍多。NAPIC把这一类别与住宅产业分开统计，所以两个数字要一起看。
- Much of the unsold stock is old. Nationally, 71.1% of unsold serviced apartments were launched 6 to 10 years ago. 55.2% are priced from RM500,001 to RM1 million (H1 2026).很多滞销单位是旧盘。全国滞销服务式公寓中，71.1%是6至10年前推出的，55.2%的价格介于50万零1令吉至100万令吉（2026年上半年）。
- Launches continue, but sell more slowly. Johor launched 6,697 new homes in H1 2026, the second most in Malaysia, and 36.5% of them sold, down from 40.4% in H1 2025.新盘继续推出，但卖得较慢。柔佛在2026年上半年推出6,697个新住宅，全国第二多，其中售出36.5%，低于2025年上半年的40.4%。
- More units are coming near the RTS. NST reported more than 14,000 apartment units due in 2029 and 2030 near the RTS corridor, citing industry estimates. NST also reported that new launch prices are often 40% to 50% above comparable resale units (5 Jan 2026).RTS附近还有更多单位。《新海峡时报》引述业界估计，RTS沿线在2029和2030年将有超过1.4万个公寓完工。该报也指出，新盘价格往往比同类二手单位高40%至50%（2026年1月5日）。
So where are those 10,329 unsold units?那10,329个滞销单位在哪里？
NAPIC publishes Johor at state level only. Its H1 2026 report gives no breakdown by district or township, so no official figure tells you how many unsold units are in the JB city centre.NAPIC只公布柔佛全州的数字。2026年上半年报告没有按县或镇区细分，所以没有任何官方数字能告诉你新山市中心有多少滞销单位。
News reports of NAPIC’s Q1 2026 data described the unsold serviced apartments as “almost all located in JB”. That “JB” is the Johor Bahru district, an administrative area that also takes in Iskandar Puteri, Puteri Harbour, Medini, Danga Bay and Pasir Gudang. It is not the city centre around the CIQ and the RTS. Earlier official comments point the same way: in June 2023 the state government placed the unsold serviced apartments above RM500,000 “around Johor Baru and Iskandar Puteri”, and in February 2025 it said about 90% of Johor’s unsold stock was serviced apartments priced from RM500,000, with no split by location.有关NAPIC 2026年第一季数据的新闻报道说，滞销服务式公寓“几乎全部位于JB”。这里的“JB”指的是新山县，这个行政区还包括依斯干达公主城、Puteri Harbour、Medini、Danga Bay和巴西古当。它并不是关卡和RTS周边的市中心。更早的官方说法也是如此：2023年6月，州政府指RM50万以上的滞销服务式公寓位于“新山和依斯干达公主城一带”；2025年2月，州政府表示柔佛约90%的滞销单位是RM50万起的服务式公寓，但没有按地点细分。
The pipeline points the same way. Of the 609 projects due to complete in Johor by 2030, 244 projects with about 70,460 homes are in the Johor Bahru district (DOSM and NAPIC data, via EdgeProp, 4 Oct 2026). That district is far larger than the walk zone. So “Johor is oversupplied” and “the JB city centre is oversupplied” are different claims, and only the first is backed by official data.未来供应也说明同样的情况。柔佛至2030年将完工的609个项目中，有244个项目、约70,460个住宅位于新山县（DOSM和NAPIC数据，EdgeProp 2026年10月4日）。新山县的范围远比步行区大。所以“柔佛供过于求”和“新山市中心供过于求”是两种不同的说法，只有前者有官方数据支持。
Today’s rental market near the RTSRTS附近的今日租赁市场
No public source publishes an occupancy or vacancy rate for homes in Johor Bahru. NAPIC gives Johor occupancy only for shopping complexes (74.2%) and offices (66.3%). So anyone who says city-centre rentals are “full”, or “empty”, cannot prove it.没有任何公开来源公布新山住宅的入住率或空置率。NAPIC只公布柔佛购物中心（74.2%）和办公楼（66.3%）的入住率。所以说市中心租房“全满”或“很空”的人，都无法证明。
What we can show is dated asking rents. On PropertyGuru, checked 13 to 14 Oct 2026, there were 224 rental listings around Bukit Chagar, with whole units asking about RM2,400 to RM3,500 a month. These are asking rents, not achieved rents, but they show an active market. For rents by area and unit size, compared like with like, see our rental market guide.我们能提供的是有日期的叫价租金。2026年10月13至14日在PropertyGuru查看，武吉查卡一带有224个出租房源，整间出租的叫价约每月RM2,400至RM3,500。这些是叫价，不是成交租金，但说明租赁市场是活跃的。按地区和户型的同类比较，请看我们的租赁市场指南。
What it means if you buy对买家意味着什么
- Know which product you are buying. The official unsold count is much higher for serviced apartments and SOHO than for residential homes. Ask whether the unit is on residential or commercial title before you compare it with anything.弄清楚你买的是什么产品。官方的滞销数字中，服务式公寓和SOHO远高于住宅。在做任何比较之前，先问清楚单位是住宅地契还是商业地契。
- Expect competition at handover. When many towers complete in the same year, landlords compete for the same tenants. CBRE WTW expects high-rise completions in Iskandar Malaysia to peak around 2029 (via StarProperty, 10 Jan 2026). Ask how many units nearby complete in the same year as yours.交屋时会有竞争。同一年有很多栋楼完工时，屋主会争抢同一批租客。CBRE WTW预计依斯干达区域的高楼完工量约在2029年达到高峰（StarProperty，2026年1月10日）。请问清楚附近同年完工的单位有多少。
- Compare like with like. A completed building nearby tells you more than a brochure. See today’s asking rents by area in our rental market guide.同类比较。附近已完工的大楼比宣传册更能说明问题。可在我们的租赁市场指南查看各区目前的叫价租金。
- Location still splits the market. Homes a short walk to the RTS (walk zone, from RM4XXK) and homes 10 km away (from RM3XXK) are different products with different tenants.地点仍然决定市场。步行可到RTS的住宅（步行区，RM4XXK起）和10公里外的住宅（RM3XXK起）是不同的产品，租客也不同。
- Think about your exit. If you are a foreigner, a foreign buyer of your unit later also needs Johor state consent and must meet the state’s price rules. See our foreigner guide.想好退出方式。如果您是外国人，日后向您购买单位的外国买家同样须获柔佛州政府批准，并须符合州政府的价格规定。详见外国人购房指南。
- Choose what tenants want. Practical layouts, a fair maintenance fee and good access matter more when there is plenty of choice.选租客想要的。选择多的时候，实用的户型、合理的管理费和方便的交通更重要。
Projects worth comparing on these terms值得用这些标准比较的项目
Four city-centre projects with different completion years and entry bands. Use them to test the points above, not as a shortlist.以下四个市中心项目的完工年份和入门价格范围各不相同。可用来检验上面几点，而不是直接当作推荐名单。
Gen Sphere
Freehold serviced apartments minutes from JB Sentral and the RTS Link
- Price价格
- From RM5XXK to RM8XXK+≈ from S$1XXK to S$2XXK
- Completion完工
- 2028
- Layouts户型
- 1 Bedroom, 2 Bedrooms, 3 Bedrooms, Dual-key
- Access交通
- About 440m to JB Sentral
- Foreigners外国买家
- From RM600KRM600K 起
Why we recommend this project here推荐理由
Freehold serviced apartments, completion around 2028, from RM5XXK. It completes before the expected 2029 peak in high-rise completions.永久地契服务式公寓，约2028年完工，RM5XXK起。在预计2029年的高楼完工高峰之前交屋。
Summer Suites
Freehold dual-key serviced apartments next to the JB CIQ, opposite R&F Mall
- Price价格
- From RM6XXK≈ from S$1XXK
- Completion完工
- 2029
- Layouts户型
- 1 Bedroom, 2 Bedrooms, 3 Bedrooms, Dual-key, Studio
- Access交通
- Jalan Bukit Meldrum, opposite R&F Mall; about 700 m on foot to the CIQ, 1.4 km to RTS Bukit Chagar
Why we recommend this project here推荐理由
Freehold dual-key serviced apartments, completion 2029, from RM6XXK. It completes in the peak year, so check today’s rents in completed buildings nearby first.永久地契双钥匙服务式公寓，2029年完工，RM6XXK起。正好在高峰年交屋，所以请先查看附近已完工大楼的今日租金。
Coronade Twins @ Coronation Square
Freehold serviced residences 210m from the RTS via a proposed link bridge
- Price价格
- From RM4XXK to RM9XXK≈ from S$1XXK to S$2XXK
- Completion完工
- 2030
- Layouts户型
- 1 Bedroom, 2 Bedrooms, 3 Bedrooms
- Access交通
- The developer quotes about 210 m to the RTS and 250 m to JB Sentral/CIQ via proposed link bridges
- Foreigners外国买家
- From RM600KRM600K 起
Why we recommend this project here推荐理由
Freehold serviced residences, completion around 2030, from RM4XXK. The lowest entry band of the four; count what else completes nearby in 2030.永久地契服务式住宅，约2030年完工，RM4XXK起。四个项目中入门价格最低；请算一算2030年附近还有多少单位完工。
Aethera Residences
52-storey freehold residence by UOA with rooftop sky pools, 400m covered walkway to the RTS
- Price价格
- From RM6XXK to RM2.8mil≈ from S$1XXK to S$8XXK
- Completion完工
- 2030
- Layouts户型
- 1 Bedroom, 2 Bedrooms, 3 Bedrooms, 4 Bedrooms, Dual-key
- Access交通
- The developer quotes about 400 m to the RTS by covered walkway
- Foreigners外国买家
- From RM700KRM700K 起
Why we recommend this project here推荐理由
Freehold, completion 2030, from RM6XXK, 1+1 to 3-bedroom and duplex layouts. Larger layouts face a different tenant pool from studios, so compare with completed family-size units nearby.永久地契，2030年完工，RM6XXK起，1+1至3房及复式户型。大户型的租客群体与单间不同，所以请与附近已完工的家庭户型比较。
WhatsApp us for floor plans and price bands for these four.WhatsApp我们，索取这四个项目的户型图和价格范围。
Is JB another Forest City?新山会不会变成另一个森林城市？
It is a common fear, but the two situations are different. Forest City is a new township built on reclaimed land in Gelang Patah, near the Second Link. The projects around the RTS sit inside an existing city, next to JB Sentral, the CIQ and shopping streets that are already busy. The risk in the city centre is not an empty town. It is many new units competing for the same tenants and buyers at the same time. That is a reason to check the numbers, not a reason to panic.这是常见的担忧，但两者情况不同。森林城市是在格朗巴达（Gelang Patah）填海地上兴建的新城镇，靠近第二通道。RTS周边的项目位于现有城市之中，紧邻新山中央车站（JB Sentral）、关卡和本来就热闹的商业街。市中心的风险不是变成空城，而是大量新单位同时争抢同一批租客和买家。这是要看清数据的理由，不是恐慌的理由。
Where to look next下一步看哪里
Browse JB City Centre, Iskandar Puteri, Permas and Austin, or all new launches in Johor Bahru. We will update this page after each NAPIC release.可浏览新山市中心、依斯干达公主城、百万镇和奥斯汀，或查看全部新山新盘。每次NAPIC发布新数据后，我们都会更新本页。
FAQ常见问题
Is Johor Bahru oversupplied?新山是不是供过于求？
By the latest official count, Johor has the most unsold completed homes of any state: 4,222 homes, plus 10,329 serviced apartments and SOHO units (NAPIC, H1 2026). Those figures cover the whole state; NAPIC does not publish a figure for the JB city centre. Most of the pressure is in serviced apartments and SOHO. Whether a given project is affected depends on its product type, location, layout and how many units complete nearby.按最新官方数据，柔佛的已完工滞销房屋是全国最多：4,222个住宅，另有10,329个服务式公寓和SOHO单位（NAPIC，2026年上半年）。这些数字涵盖全州，NAPIC没有公布新山市中心的数字。压力主要在服务式公寓和SOHO。个别项目是否受影响，要看产品类型、地点、户型和附近同期完工的单位数量。
Why are serviced apartments counted separately?为什么服务式公寓要分开统计？
NAPIC reports serviced apartments and SOHO in their own “Serviced Apartment/SOHO” category, separate from residential property, so they are not in the 4,222 figure. Read both numbers together.NAPIC把服务式公寓和SOHO归入单独的“服务式公寓/SOHO”类别，与住宅产业分开，所以不计入4,222这个数字。两个数字要一起看。
Are rentals in the city centre full?市中心的出租房是不是都租满了？
Nobody can prove it either way, because no public source publishes a home occupancy rate for Johor Bahru. What we can show: asking rents near Bukit Chagar in October 2026 were about RM2,400 to RM3,500 a month for whole units, across 224 PropertyGuru listings.无论说满还是不满，都没人能证明，因为没有公开来源公布新山住宅的入住率。我们能提供的是：2026年10月，武吉查卡一带224个PropertyGuru房源中，整间出租的叫价约每月RM2,400至RM3,500。
Will rents fall when the RTS opens?RTS通车后租金会下跌吗？
We don’t forecast rents. The RTS may bring new tenants, and new supply brings competition. Check today’s asking rents in completed buildings nearby and count what completes around your handover year.我们不预测租金。RTS可能带来新租客，新供应也带来竞争。请查看附近已完工大楼的叫价租金，并算一算你交屋那年附近有多少单位完工。
Is buying a new launch a bad idea, then?那买新盘是不是不好？
Not by itself. Compare the price band with completed resale units nearby. NST reported new launches are often priced 40% to 50% above comparable resale units (5 Jan 2026). Make sure the difference is worth it to you.不一定。请把价格范围与附近已完工的二手单位比较。《新海峡时报》报道新盘往往比同类二手单位贵40%至50%（2026年1月5日）。确认这个差价对你来说值得。
Where does this data come from?这些数据从哪里来？
Johor figures come from NAPIC’s Property Market Report H1 2026 for the Southern Region. National figures are from JPPH and its NAPIC unit, as reported on release day. Estimates from research houses and industry are labelled as such.柔佛的数字来自NAPIC 2026年上半年南部区域产业市场报告。全国数字来自估价与产业服务局（JPPH）及其NAPIC单位，并在发布当天由新闻报道。研究机构和业界的估计会另外注明。
Sources资料来源
- NAPIC: Property Market Report H1 2026, Southern Region (Charts 9, 10 and 17)NAPIC：2026年上半年产业市场报告，南部区域（图表9、10和17）
- Malay Mail: unsold completed homes rise 8.6% in H1 2026 (JPPH Property Market Report H1 2026, 10 Sep 2026)Malay Mail：2026上半年已完工滞销住宅增加8.6%（JPPH 2026上半年产业市场报告，2026年9月10日）
- The Star: Johor high-rise segment faces oversupply risks (17 Jul 2026)《星报》：柔佛高楼市场面临供过于求风险（2026年7月17日）
- NST: RTS and JS-SEZ fuel Johor property boom, oversupply risks loom (5 Jan 2026)《新海峡时报》：RTS与新柔经济特区带动柔佛房市，供过于求风险（2026年1月5日）
- EdgeProp: Johor completions pipeline, DOSM and NAPIC data (4 Oct 2026)EdgeProp：柔佛完工供应，DOSM和NAPIC数据（2026年10月4日）
- StarProperty: CBRE WTW on Iskandar Malaysia high-rise supply (10 Jan 2026)StarProperty：CBRE WTW谈依斯干达区域高楼供应（2026年1月10日）
- PropertyGuru rental listings around Bukit Chagar, checked 13 to 14 Oct 2026PropertyGuru武吉查卡一带出租房源，2026年10月13至14日查看
- NAPIC (JPPH) official siteNAPIC（JPPH）官方网站
WhatsApp us for floor plans and price bands.WhatsApp我们，索取户型图和价格范围。
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Ask us on WhatsApp. No obligation.在WhatsApp问我们，无需承诺。
[…] published only at state level, so nobody can tell you how much of it sits in any one township. Our supply guide sets out what the data does and does not […]