Honest project reviews and market insights for Malaysian and Singaporean buyers. Watch first, then decide.
New videos on Johor Bahru developments, walkthroughs and investor guides.
Walk-throughs of JB developments: facilities, layouts, pricing and what to watch out for.
Which projects sit closest to the checkpoint and what that means for demand.
Rules, costs and steps for cross-border buyers, explained simply.
Andrew Ton is a property agent and content creator focused on Johor Bahru. He helps buyers and investors compare projects near the RTS Link and CIQ, with clear numbers and no hype. He works in English, Chinese and Bahasa Melayu, serving buyers from Singapore, Malaysia, India, Dubai, Korea, Japan, China, Taiwan and Indonesia.
The biggest difference is the extra tax a foreigner pays on day one, before any rental income or price growth.
| Singapore | Johor Bahru | |
|---|---|---|
| Extra upfront tax for foreigners | 60% ABSD on any residential property, on top of normal stamp duty | ~11% 8% stamp duty plus Johor state levy of 3% (minimum RM30,000) |
| Per 1,000,000 of purchase price | 600,000 in ABSD alone | About 110,000 in stamp duty and state levy |
| Landed homes | Generally not open to foreigners (Sentosa Cove is the main exception) | Available, with a higher minimum price in designated zones |
| Minimum price | No fixed floor, but the 60% ABSD makes entry very costly | RM1 million for most residential property in Johor |
How much the bank lends is only half the story. What matters is the total cash you must put in on day one.
| Singapore | Johor Bahru | |
|---|---|---|
| Maximum loan eligibility | Up to 75% MAS cap on a first housing loan, with at least 25% down (5% in cash). Falls to 55% if the tenure is over 30 years or runs past age 65. Banks may lend foreigners less. | Up to 80% for Singaporeans Other foreigners typically get 50–70%, depending on the bank and where your income is earned. Malaysian citizens can get up to 90%. |
| Income test | TDSR: total debts capped at 55% of gross monthly income | Bank debt service ratio check, with income documents from your home country |
| Tenure | Up to 35 years for private property | Up to 35 years, but often shorter for foreigners and repaid by age 65 at most banks |
| Typical interest rate | Roughly 1.5–3% p.a. on SORA-linked or fixed packages. Published figures vary, so check live bank rates. | Around 4.3–4.7% p.a. in early 2026 (base rate plus bank spread). Foreigners may pay a small premium. |
| Cash needed per 1,000,000 of price | ~850,000 250,000 down payment + 600,000 ABSD, before normal stamp duty and legal fees | ~410,000–510,000 300,000–400,000 down payment + 80,000 stamp duty + 30,000 state levy, before legal fees |
Enter a price to compare the upfront cash a foreign buyer needs in Singapore and Johor Bahru.
Estimation only. This calculator gives rough estimates for general information. It is not financial, legal or tax advice, and it is not a loan offer or a quotation. Actual amounts depend on your bank, the developer, your lawyer and current regulations, so they may differ. Please confirm with a lawyer and your bank before making any decision.
Tell Andrew your target price and he will send a personalised cash and loan breakdown, free of charge.
Already own one home in Singapore? See what a second one costs in duties and cash, compared with buying in Johor Bahru.
Estimation only. This calculator gives rough estimates for general information. It is not financial, legal or tax advice, and it is not a loan offer or a quotation. Actual amounts depend on your bank, the developer, your lawyer and current regulations, so they may differ. Please confirm with a lawyer and your bank before making any decision.
Buying as a Malaysian citizen? See your upfront cash and monthly instalment, with no foreigner stamp duty or state levy.
Estimation only. This calculator gives rough estimates for general information. It is not financial, legal or tax advice, and it is not a loan offer or a quotation. Actual amounts depend on your bank, the developer, your lawyer and current regulations, so they may differ. Please confirm with a lawyer and your bank before making any decision.
Share your budget and goals and get a short list of JB projects near the RTS Link and CIQ, with no obligation.
Choose a project to see its Schedule H payment stages. You pay in stages, and the bank charges interest only on the amount drawn so far.
Estimation only. This calculator gives rough estimates for general information. It is not financial, legal or tax advice, and it is not a loan offer or a quotation. Actual amounts depend on your bank, the developer, your lawyer and current regulations, so they may differ. Please confirm with a lawyer and your bank before making any decision.
Real Property Gains Tax (RPGT) is charged on the profit when you sell. See what a Malaysian citizen or PR pays compared with a foreign seller on the same sale.
Estimation only. This calculator gives rough estimates for general information. It is not financial, legal or tax advice, and it is not a loan offer or a quotation. Actual amounts depend on your bank, the developer, your lawyer and current regulations, so they may differ. Please confirm with a lawyer and your bank before making any decision.
Get help understanding the stamp duty, loan margin and monthly instalment for your situation.
See how each payment is split between principal and interest, and how extra monthly payments shorten your loan and save interest.
Estimation only. This calculator gives rough estimates for general information. It is not financial, legal or tax advice, and it is not a loan offer or a quotation. Actual amounts depend on your bank, the developer, your lawyer and current regulations, so they may differ. Please confirm with a lawyer and your bank before making any decision.
Day-to-day running costs are another reason buyers compare Johor with Singapore.
| Singapore | Johor Bahru | |
|---|---|---|
| Petrol (RON95 / 95-octane) per litre | ~S$3.42 About RM10.60. Latest dated pump price I found (late June 2026). No subsidy. | RM1.99 For eligible Malaysians under BUDI95. Singapore-registered cars pay the unsubsidised RM4.32 (from 22 Oct 2026). |
| Vehicle Entry Permit (VEP) for a foreign car | S$35 → S$50 Per day, rising from 1 Jan 2027 (about RM156). Free days removed. Motorcycles go from S$4 to S$7. | RM20 Road charge per entry, plus a one-off RM10 sticker valid for 5 years. No increase announced. |
| VEP increase | +S$15 per day (about +43%) | Unchanged for now |
Book a free chat about living in Johor, from property and commuting to running costs.
One reason many Singaporeans look at Johor: the same kind of car costs far less to buy and run. Figures below are rough estimates for a small family car driven about 15,000 km a year, at about RM3.10 to S$1.
| Singapore | Johor Bahru | |
|---|---|---|
| Right to own the car | COE ~S$139,000 Category A (small cars), Nov 2026 bidding, about RM431,000. Valid 10 years, and the car price is on top. | No COE A new Myvi starts from about RM46,500 and an Axia from about RM22,000. |
| Road tax per year | ~S$742 For a 1,600cc car (about S$1,284 for 2,000cc). About RM2,300. | RM70 to RM90 Typical for a Myvi or Saga. |
| Insurance per year | S$1,200 to S$3,500 About RM3,700 to RM10,900. | RM600 to RM2,100 Comprehensive cover, depending on the model. |
| Fuel per year | ~S$4,250 About 1,250 litres at the S$3.42 pump price above. | RM3,360 to RM4,800 About RM280 a month at the subsidised RM1.99 per litre, or about RM400 a month unsubsidised. |
| Parking and ERP per year | S$1,700 to S$2,000 Season parking about S$110 a month, plus ERP of S$30 to S$60 a month. | Usually low Many Johor homes include parking and there is no ERP, so it is not counted here. |
| Running cost per year (no depreciation) | ~S$7,900 to S$10,500 About RM24,000 to RM33,000. | ~RM4,000 to RM7,000 About S$1,300 to S$2,300. |
| Rough monthly cost | ~S$660 to S$880 Running cost only. Add roughly S$1,150 a month if you spread the COE over 10 years. | ~RM340 to RM580 Running cost only. |
| Plate | What it means | Cost |
|---|---|---|
| Black (white letters) | The standard plate on a normal private car. Drive any day, any time. | No extra cost A random number is assigned free. Choosing your own number is by bidding (see below). |
| White front, yellow rear (black letters) | Another style allowed on normal private cars, made of reflective material. It is the same type of car as the black plate, with no difference in rules. | Same as black It is only a plate style, not a different scheme. |
| Red (white letters) | An off-peak car (ROPC). It cannot be driven on weekdays from 7am to 7pm without buying an e-Day licence. Weekends and public holidays are free. | Up to S$17,000 rebate About RM52,700, on a new car registered as ROPC, plus about S$500 (RM1,550) off road tax a year. Converting an existing car gives up to S$1,100 every 6 months. |
| Choosing your own number | Bidding for a vehicle registration number through LTA. | From S$1,000 About RM3,100 minimum bid, S$18.53 service fee per bid, and S$327 (about RM1,000) to replace the number on a car you already own. Lucky numbers like 8888 can go into five figures. |
Other plates exist but are not for ordinary buyers: orange (hazardous goods), green (Pulau Ubin), and red and yellow split (vintage and classic cars).
Sources: LTA COE results (Nov 2026) via motorist.sg and littlebigreddot.com; LTA OneMotoring and motorist.sg for plate types and number bidding; Budget Direct and DirectAsia for off-peak car rebates; ShopBack Singapore car cost guide; Malaysian road tax, insurance and fuel figures from malaysia4u and BUDI95 pump-price reports. Estimates are rounded and for general information only.
Get the starter guide before you talk to any agent.
Quick answers. Rules change, so always verify before you commit.
Yes. Foreigners can buy in Johor, subject to state minimum price thresholds and approval requirements. Confirm current rules with a lawyer before committing.
Projects close to the RTS Link and CIQ attract cross-border demand, but returns depend on price, location and developer. Compare several projects first.
Singapore charges foreign buyers a 60% ABSD on any residential property, while Johor charges roughly 11% in stamp duty and state levy, with a RM1 million minimum price. Rules change, so confirm before buying.
Andrew Ton specialises in JB developments near the RTS Link and CIQ, and speaks English, Chinese and Bahasa Melayu.