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 more unsold completed homes than any other Malaysian state. At the end of June 2026 it had 4,222 unsold completed homes and 10,329 unsold units in NAPIC’s “Serviced Apartment/SOHO” category, the highest counts in the country. That comes from the Property Market Report for the first half of 2026 by JPPH/NAPIC, released on 10 Sep 2026. It is a real risk for prices and rents. But the risk is not spread evenly, and the detail matters more than the headline.柔佛的已完工滞销房屋数量是全马各州最多的。截至2026年6月底，柔佛有4,222个已完工滞销住宅和10,329个滞销服务式公寓，两项都是全国最高。数据来自估价与产业服务局（JPPH）/国家产业资讯中心（NAPIC）2026年上半年产业市场报告，于2026年9月10日发布。这对房价和租金是真实的风险，但风险并不平均分布，细节比标题更重要。
Last checked: 13 Oct 2026.最后核对：2026年10月13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 | JPPH/NAPIC, via Malay Mail, 10 Sep 2026JPPH/NAPIC，Malay Mail 2026年9月10日 |
| Unsold completed serviced apartments, Johor柔佛已完工滞销服务式公寓 | 10,329 units, highest of any state10,329个，全国最高 | H1 20262026年上半年 | Same同上 |
| New residential launches, Johor柔佛新推出住宅 | 6,697 units, second after Selangor (8,354)6,697个，仅次于雪兰莪（8,354个） | H1 20262026年上半年 | Same同上 |
| 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 | Same同上 |
| 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 |
| 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 are the pressure point. Johor’s 10,329 unsold serviced apartments are more than double its 4,222 unsold homes. NAPIC counts serviced apartments separately because it classifies them as commercial property.服务式公寓是压力最大的部分。柔佛的10,329个滞销服务式公寓是4,222个滞销住宅的两倍多。NAPIC把服务式公寓归为商业产业，所以分开统计。
- 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. Johor launched 6,697 new homes in the first half of 2026, the second most in Malaysia.新盘继续推出。柔佛在2026年上半年推出6,697个新住宅，全国第二多。
- 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）。
What it means if you buy对买家意味着什么
- Expect competition at handover. When many towers complete in the same year, landlords compete for the same tenants. 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。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。
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 (4,222) and serviced apartments (10,329) of any state (H1 2026). Most of the pressure is in serviced apartments. Whether a given project is affected depends on its location, layout and how many units complete nearby.按最新官方数据，柔佛的已完工滞销住宅（4,222个）和服务式公寓（10,329个）都是全国最多（2026年上半年）。压力主要在服务式公寓。个别项目是否受影响，要看地点、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 classifies serviced apartments as commercial property, so they are not in the residential overhang figure. Read both numbers together.NAPIC把服务式公寓归为商业产业，所以不计入住宅滞销数字。两个数字要一起看。
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？
Official figures come from JPPH and its NAPIC unit, reported in the news on release day. Estimates from research houses and industry are labelled as such.官方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
- 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）
- NAPIC (JPPH) official siteNAPIC（JPPH）官方网站
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[…] 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 […]