Can Foreigners Buy Below RM1 Million in Johor Bahru? | 外国人能在新山以100万令吉以下买房吗？
· Malaysia Home Finder
Johor’s general minimum for foreign buyers is RM1 million for both strata and landed property, with state consent. But that is not the whole picture: some developers have obtained special foreigner consent for their own projects, and at those projects the entry price for a foreign buyer can start lower — commonly reported between about RM400,000 and RM600,000, depending on the project.柔佛对外国买家的一般最低购买价是：公寓及有地房产均为100万令吉，并须获得州政府同意。但这不是全部：部分发展商已为自己的项目取得外国人特别批准，在这些项目，外国买家的入门价可以更低——据了解，视项目而定，大约在40万至60万令吉之间。
Last checked: 14 Oct 2026.最后核对：2026年10月14日。
Where the general rule comes from一般规则的由来
The RM1 million floor is federal policy, in force since 1 March 2014, applied with state approval. Johor has publicly said it maintains it. For landed homes, Johor applies the same RM1 million minimum; single-storey and 1.5-storey terraces are not open to foreigners.100万令吉的门槛是联邦政策，自2014年3月1日起生效，由州政府批准执行。柔佛曾公开表示维持这项政策。有地房产在柔佛同样以100万令吉为门槛；单层及一层半排屋不开放外国人购买。
Every foreign purchase also needs consent from the state authority. Your lawyer handles the application. The current fee is RM2,000 per title.每一宗外国人购买都需要州政府机关的同意，由你的律师提出申请。目前的申请费为每张地契2,000令吉。
Buying as a foreigner?外国买家？
Tell us your budget. We send the projects and units that meet the foreigner minimum.告诉我们预算，我们发给您符合外国人门槛的项目与单位。
Why some projects start lower为什么有些项目可以更低
A developer can apply to the state for consent covering its own project. Where that consent is granted, foreign buyers at that project may be eligible below the general floor. Three things to understand about this:发展商可以就自己的项目向州政府申请批准。获批后，该项目的外国买家有可能以低于一般门槛的价格购买。关于这一点，有三件事要清楚：
- It is project by project. There is no general lower threshold you can rely on. One project may be open to foreign buyers from around RM400,000, another from RM600,000, another not at all below RM1 million.这是一个项目一个项目来的。没有一个你可以普遍依赖的较低门槛。某个项目可能从约40万令吉起开放给外国买家，另一个从60万令吉起，还有的在100万令吉以下完全不开放。
- It is set by the developer’s approval, not by you. You cannot apply for a lower threshold yourself.这取决于发展商的批准，不是你自己申请。买家无法自行申请较低门槛。
- It can change. These approvals have conditions and they are not published, so the position at a project today is not a permanent feature of it.它会改变。这类批准附带条件，而且不对外公布，所以某个项目今天的情况，不代表永远如此。
Because none of this is published in a public register, the only reliable way to know where a specific project stands is to ask. We check it with the developer for you before you commit to anything.由于这些资料没有公开登记可查，想知道某个项目的确切情况，唯一可靠的方式就是询问。在你做任何决定之前，我们会替你向发展商查核。
What to ask before you pay a booking fee付订金前该问的事
Four questions, and get the answers in writing:四个问题，而且要白纸黑字：
- Does this project have special foreigner consent, and at what entry price?这个项目有没有外国人特别批准？入门价是多少？
- Does my chosen unit fall within it? Approval often covers only certain unit types or a quota, not the whole building.我选的单位在批准范围内吗？批准往往只涵盖特定户型或一定配额，不是整栋楼。
- Who can I sell to later? The special consent covers buying from the developer. On the resale (subsale) market, a foreign buyer must meet Johor’s RM1 million minimum, based on the government valuation. So a unit bought below RM1 million will usually be resold to Malaysian buyers, unless it is valued at RM1 million or more. Ask your lawyer to confirm before you commit.将来我可以卖给谁？特别批准只适用于向发展商购买。在二手市场，外国买家须符合柔佛100万令吉的门槛，以政府估价为准。因此低于100万令吉买入的单位，日后通常只能转售给马来西亚买家，除非估价达到100万令吉或以上。决定前请向律师确认。
- What are the total costs on top of the price? For a foreign buyer in Johor these are substantial.除了房价，总共还要付什么？外国买家在柔佛的额外成本不低。
The costs that apply either way无论如何都要付的费用
Whatever the entry price, a foreign buyer in Johor pays:不管入门价多少，外国买家在柔佛都需支付：
- State consent levy: 3% of value, with a minimum of RM30,000. For serviced apartments under RM1 million on commercial title, the minimum reported is RM50,000. Because of that floor, a RM600,000 purchase pays RM30,000 — an effective rate of 5%, not 3%.州政府同意征费：房产价值的3%，最低30,000令吉。商业地契、价格低于100万令吉的服务式公寓，据报最低为50,000令吉。由于有这个最低额，一个60万令吉的单位要付30,000令吉，实际税率是5%，不是3%。
- Stamp duty on transfer: a flat 8% of the price or market value, whichever is higher, for non-citizen individuals and foreign companies on residential transfers from 1 January 2026, up from 4% (Finance Act 2025). Malaysian permanent residents are excluded. This applies to both new launches and resale.转名印花税：自2026年1月1日起统一收8%，按房价或市值较高者计算，适用于住宅转让中的非公民个人与外国公司，之前是4%（《2025年财政法》）。马来西亚永久居民不在此列。新项目与二手转售同样适用。
- Legal fees, loan documentation and the consent application fee.律师费、贷款文件费，以及同意申请费。
These are general figures, not advice on your purchase. Speak to a lawyer before committing.以上是一般资料，不是针对你个案的意见。决定购买前请先咨询律师。
Projects to ask us about可以来问我们的项目
These city-centre projects have price bands that start below RM1 million. Whether a foreign buyer is eligible at a given unit depends on that project’s consent — ask us and we will check it:以下市中心项目的价格区间从100万令吉以下开始。某个单位是否开放给外国买家，取决于该项目的批准情况——问我们，我们会替你查：
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, completion 2030, from RM4XXK.永久地契，2030年完工，从RM4XXK起。
R&F Princess Cove Phase 3 (New Casa Suites)
富力公主湾 第三期
An all-in-one active zone with a 50m Olympic-size pool and a link bridge to R&F Mall
- Price价格
- From RM5XXK to RM1.9mil+≈ from S$1XXK to S$5XXK
- Completion完工
- 2028
- Layouts户型
- 1 Bedroom, 2 Bedrooms, 3 Bedrooms, 4 Bedrooms, Dual-key
- Access交通
- Link bridge to R&F Mall; about 650m to CIQ
- Foreigners外国买家
- From RM500KRM500K 起
Why we recommend this project here推荐理由
Freehold, completion 2028, from RM5XXK.永久地契，2028年完工，从RM5XXK起。
Causewayz Square @ JBCC
Freehold four-tower development by EXSIM, 600m link bridge to the CIQ
- Price价格
- From RM5XXK to RM1.2mil+≈ from S$1XXK to S$3XXK
- Completion完工
- December 2030
- Layouts户型
- 1 Bedroom, 2 Bedrooms, 3 Bedrooms, Dual-key, Studio
- Access交通
- The developer quotes about 600 m to the CIQ via an approved link bridge
- Foreigners外国买家
- From RM600KRM600K 起
Why we recommend this project here推荐理由
Freehold, completion Dec 2030, from RM5XXK.永久地契，2030年12月完工，从RM5XXK起。
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.永久地契，2030年完工，从RM6XXK起。
A price band is a range. A band starting below RM1 million does not mean every unit in it is open to a foreign buyer. See all projects in JB City Centre.价格区间是一个范围。区间从100万令吉以下开始，并不代表区间内每个单位都开放给外国买家。查看新山市中心的所有项目。
Frequently asked questions常见问题
What is the minimum price for a foreigner to buy in Johor?外国人在柔佛买房的最低价是多少？
Generally RM1 million for both strata and landed, with state consent. Some projects with special developer-obtained consent start lower, reported between about RM400,000 and RM600,000 depending on the project.一般是公寓及有地房产均为100万令吉，并需州政府同意。部分已取得发展商特别批准的项目起点更低，据了解视项目而定，约在40万至60万令吉之间。
Can I rely on the lower figure?我可以依赖这个较低的数字吗？
Not as a general rule. It applies only at projects that hold the relevant consent, often only to certain units, and it is not published publicly. Check it per project before you commit.不能当成通则。它只适用于持有相关批准的项目，往往只限特定单位，而且没有公开资料。购买前请逐个项目查核。
Do I still need state consent at those projects?在这些项目，我还需要州政府同意吗？
Yes. The purchase still needs approval from the state authority.需要。购买仍须获得州政府机关批准。
Does buying below RM1 million affect selling later?以低于100万令吉购入，会影响日后出售吗？
Possibly. The resale position for special-consent units is not published, so ask the developer and your lawyer to confirm it in writing before you buy.有可能。特别批准单位的转售情况没有公开资料，请在购买前要求发展商和律师以书面确认。
Which projects qualify?哪些项目符合资格？
It changes, and it is set per project. WhatsApp us with your budget and we will check the current position with the developer.这会变动，而且因项目而异。欢迎WhatsApp我们，告诉我们你的预算，我们会向发展商查核目前的情况。
Talk to us联络我们
Want to know which projects are currently open to foreign buyers at your budget? WhatsApp us and we will check it with the developer before you commit to anything.想知道以你的预算，目前有哪些项目开放给外国买家？欢迎WhatsApp我们，在你做任何决定之前，我们会先向发展商查核。
Sources: PTG Johor foreign interest application checklist (Aug 2025) and Circular 3/2025 on consent fees (effective 1 July 2025); federal minimum effective 1 March 2014; stamp duty change under the Finance Act 2025 (Act 874), gazetted 31 December 2025. This is general information, not legal advice.资料来源：柔佛州地税局外国权益申请查核表（2025年8月）及第3/2025号通令（同意征费，2025年7月1日生效）；联邦最低价政策，2014年3月1日生效；印花税调整，依据《2025年财政法》（第874号法令），2025年12月31日宪报颁布。本文为一般资料，不构成法律意见。
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