621 residential sales were filed in the Johor Bahru district between April and June 2026 — half again as many as in Q1 — while the median transaction slipped from RM550,000 to RM530,000. More homes changed hands, and more of them at the affordable end.
Read those four numbers together and the quarter tells a coherent story. Volume rose sharply while every price measure edged down — and the price measures fell by far less than the volume rose. That combination usually means the extra activity came from the cheaper end of the market rather than from prices being cut across the board.
The price-band table further down confirms it: the number of sales below RM500,000 grew faster than any other band. When more affordable homes enter the mix, the median falls even if no individual property became cheaper. It is the same mix effect that made the freehold premium look larger than it was in our Q1 report, working here on the headline price instead.
341 of the 621 sales — 55% — were one, two or two-and-a-half storey terraced houses, almost exactly the 56% share recorded in Q1. Whatever else moved this quarter, the shape of the market did not.
Two categories grew noticeably against Q1. Condominiums and apartments went from 59 sales to 116, close to double; low-cost flats and houses together rose from 61 to 72. Both sit below the district median, and between them they account for much of the extra volume — and therefore much of the softer median.
| Mukim | Q1 sales | Q2 sales | Change | Q2 median |
|---|---|---|---|---|
| Pulai | 137 | 224 | +63% | RM598,000 |
| Plentong | 140 | 203 | +45% | RM425,000 |
| Tebrau | 96 | 146 | +52% | RM590,000 |
| Bandar Johor Bahru | 34 | 39 | +15% | RM500,000 |
| Jelutong | 2 | 5 | — | RM550,000 |
All four main mukims grew, so this was a district-wide pickup rather than one area running hot. But note Plentong: it added 63 sales at a median of RM425,000, well below Pulai's RM598,000 and Tebrau's RM590,000. Plentong alone pulls the district median down without any individual home losing value.
Plentong's own median also fell, from RM494,000 in Q1 to RM425,000 — a drop of RM69,000 in one quarter. On 203 sales that is a real movement rather than noise, and it is the single largest contributor to the district-level decline.
Our Q1 report showed that the headline freehold premium was largely a mix effect rather than a price paid for the title. Q2 gives a chance to test whether that held with a bigger sample:
| Comparison | Freehold avg | Leasehold avg | Gap |
|---|---|---|---|
| All types, Q1 (354 vs 56 sales) | RM651,249 | RM437,196 | +49% |
| All types, Q2 (525 vs 96 sales) | RM648,183 | RM402,354 | +61% |
| Terraced only, Q1 (210 vs 19) | RM663,176 | RM643,842 | +3% |
| Terraced only, Q2 (312 vs 29) | RM639,516 | RM539,931 | +18% |
The pattern holds, but less cleanly. Comparing like with like still shrinks the gap dramatically — from 61% to 18% in Q2, just as it fell from 49% to 3% in Q1. The conclusion that most of the headline premium is a housing-mix effect survives. But the like-for-like figure is not stable between quarters, and both terraced leasehold samples are small (19 and 29 sales). The honest reading is that the true premium on comparable terraced houses is somewhere in the low tens of percent at most, not the 50–60% the raw averages suggest — and that one quarter is not enough to pin it down more precisely than that.
| Price band | Q1 sales | Q2 sales | Q2 share |
|---|---|---|---|
| Under RM300,000 | 61 | 85 | 13.7% |
| RM300,000 – RM500,000 | 130 | 218 | 35.1% |
| RM500,000 – RM750,000 | 121 | 198 | 31.9% |
| RM750,000 – RM1,000,000 | 54 | 66 | 10.6% |
| Above RM1,000,000 | 43 | 54 | 8.7% |
The RM300,000–500,000 band grew most in absolute terms, adding 88 sales and taking a 35.1% share against 31.7% in Q1. At the other end, sales above RM1 million grew from 43 to 54 in count but slipped from 10.5% to 8.7% of the market. The mid-market got busier faster than the top did.
For a seller the practical reading is unchanged from Q1, only sharper: 81% of Q2 sales closed below RM750,000, and just under nine in ten below RM1 million. Pricing above that line means competing for a small and, this quarter, shrinking share of buyers.
Q2's 621 transactions split 416 in April, 178 in May and 27 in June. As in Q1, the most recent month is heavily under-reported — sales take time to be registered and released, so the tail of any dataset always fills in later.
This matters for the comparison. When we published the Q1 report, Q1 stood at 410 sales. With the latest release it has been revised to 409 for our residential definition, but Johor-wide the earlier quarters have grown as more records arrived. Q2's 621 will also grow. The "+51.8% volume" figure therefore understates the real gap if anything — Q1 has had an extra quarter to fill in, while Q2 has not.
The same lag means June's 27 recorded sales tell you nothing about June. Do not read a collapse into the monthly line; read it as data that has not arrived yet.
Want the number for one specific property? This report covers the district as a whole. The free estimator works the other way round — describe one property in a sentence and it finds the comparable sales nearest to it.
Try the price estimatorEvery residential transaction recorded in NAPIC's open transaction data for the Johor Bahru district with a transaction date between April and June 2026 — 621 sales. These are transacted prices, the amounts actually paid and registered, not asking prices from listing portals.
Commercial units, shop lots, industrial premises, land-only transactions and serviced apartments are excluded, keeping the definition identical to our Q1 report so the two quarters are directly comparable. Serviced apartments are a significant part of the Johor Bahru high-rise market and their exclusion should be borne in mind when reading the apartment figures.
Q1 2026 report · All reports · Greater Johor Bahru data · Price estimator