Johor Bahru, Kulai · NAPIC transactions to 2026-06 · refreshed each quarter.
Johor Bahru and Kulai together form the state's metropolitan market and account for roughly two thirds of all recorded residential transactions in Johor. This is the part of the state where the causeway, Iskandar Malaysia and the rail link shape demand, and it prices well above everywhere else.
It is also the only part of Johor with a substantial high-rise market. Around a quarter of Johor Bahru's sales are condominiums, apartments or flats; in most other districts that figure is close to zero. If you are comparing Johor Bahru to elsewhere in the state, you are comparing two structurally different markets, not just two price levels.
| District | Sales | Median, all types | Median terraced | High-rise share | vs prior 12 mths |
|---|---|---|---|---|---|
| Johor Bahru | 3,242 | RM580,000 | RM610,000 | 27% | +3.6% |
| Kulai | 426 | RM490,000 | RM480,000 | 5% | +2.1% |
The terraced column is the fairer comparison between districts: the all-types median moves with whatever happened to sell, while terraced houses are a consistent product across all of Johor. The high-rise share shows how much of each market is apartments and flats rather than landed housing.
Kulai prices roughly RM120,000 below Johor Bahru at the terraced median while sitting half an hour up the highway. That gap is the clearest affordability trade-off in the state's metropolitan area, and it is the reason Kulai's volumes hold up.
Within Johor Bahru itself the spread is wider than any district-level figure can show: the same district contains low-cost flats averaging under RM200,000 and semi-detached houses above RM1.5 million. The quarterly reports break Johor Bahru down by mukim, which is the level at which its numbers start to mean something.
| Property type | Sales | Median price | Median RM/sq.m |
|---|---|---|---|
| 2 1/2 Storey Terraced | 959 | RM660,000 | RM4,656 |
| 1 1/2 Storey Terraced | 644 | RM500,000 | RM6,000 |
| Condominium/Apartment | 437 | RM400,000 | RM4,059 |
| Serviced Apartment | 281 | RM495,000 | RM6,080 |
| 2 1/2 Storey Shop | 269 | RM850,000 | RM3,377 |
| Low-Cost House | 177 | RM360,000 | RM6,441 |
| 3 1/2 Storey Shop | 138 | RM1,607,500 | RM3,465 |
| 2 1/2 Storey Semi-Detached | 123 | RM1,365,000 | RM5,691 |
Schemes with at least 12 recorded sales in the last 12 months. A high count means there is enough evidence here for a reliable estimate; a scheme absent from this list is not necessarily quiet, only thinly recorded.
| Scheme | Sales | Median price |
|---|---|---|
| TAMAN BUKIT INDAH | 112 | RM735,000 |
| BANDAR BARU PERMAS JAYA | 90 | RM545,000 |
| BANDAR PUTRA | 87 | RM495,000 |
| TAMAN UNIVERSITI | 80 | RM494,500 |
| BANDAR SERI ALAM | 77 | RM500,000 |
| TAMAN KOTA MASAI | 75 | RM400,000 |
| TAMAN JOHOR JAYA | 75 | RM650,000 |
| TAMAN UNGKU TUN AMINAH | 74 | RM570,000 |
| TAMAN DAYA | 62 | RM570,000 |
| TAMAN MOUNT AUSTIN | 59 | RM880,000 |
| Quarter | Median price | Transactions |
|---|---|---|
| 2024-Q3 | RM529,000 | 4,515 |
| 2024-Q4 | RM550,000 | 1,128 |
| 2025-Q1 | RM580,000 | 784 |
| 2025-Q2 | RM618,000 | 1,029 |
| 2025-Q3 | RM578,000 | 1,043 |
| 2025-Q4 | RM566,500 | 1,036 |
| 2026-Q1 | RM580,000 | 677 |
| 2026-Q2 | RM546,000 | 912 |
The most recent quarter is always under-reported: transactions take time to be registered and released, so its count will rise in later NAPIC releases. Read the last row as incomplete rather than as a fall in activity.
Everything above is area-level. For one property, the free price estimator finds the sales nearest to it — same road first, then the surrounding scheme — and shows them to you alongside the figure. See a worked example.