NAPIC’s house price index for Johor rose from 100 points in 2010 to 303.1 in 2025 (provisional), roughly tripling, while the national index reached 233.1. That is about 7.7% a year for Johor against 5.8% for Malaysia. Over the last ten years (2015 to 2025) Johor averaged about 5.4% a year. Growth slowed to around 3% a year in 2020 to 2022, then picked up to 6.7% to 6.9% a year in 2023 to 2025. The latest reading, 2Q2026, is 313.9 points with an average price of RM489,881, up 3.6% year on year.
“Have JB prices already run up too much?” and “Did I miss the boat?” are the questions behind most searches for the Johor house price index. The honest way to answer them is with the long series, not with last quarter’s headline. This guide sets out 15 years of NAPIC Malaysian House Price Index (MHPI) data for Johor next to the national index, explains the three distinct phases in the trend, and lines them up with the infrastructure timeline from Iskandar Malaysia to the RTS Link and the Johor–Singapore Special Economic Zone (JS-SEZ).
The index measures price changes for a standardised home, so it is a better guide to the trend than average transaction prices, which shift with the mix of homes sold.
Johor house price index trend: the 15-year table
Johor outpaced the national index in 11 of the 15 years from 2011 to 2025, according to NAPIC’s annual figures.
| Year | Johor annual change | Johor index (2010 = 100) | Malaysia annual change | Malaysia index |
|---|---|---|---|---|
| 2010 | −1.8% | 100.0 | 5.5% | 100.0 |
| 2011 | 9.0% | ~109.0 | 10.9% | 110.9 |
| 2012 | 12.3% | ~122.4 | 13.4% | 125.8 |
| 2013 | 21.6% | ~148.8 | 11.2% | 140.0 |
| 2014 | 14.1% | ~169.8 | 9.4% | 153.2 |
| 2015 | 5.5% | ~179.2 | 7.4% | 164.5 |
| 2016 | 8.0% | ~193.5 | 7.1% | 176.1 |
| 2017 | 6.6% | ~206.3 | 6.5% | 187.6 |
| 2018 | 6.0% | ~218.7 | 3.3% | 193.7 |
| 2019 | 4.1% | ~227.6 | 2.2% | 198.0 |
| 2020 | 3.2% | ~234.9 | 1.2% | 200.3 |
| 2021 | 3.0% | ~242.0 | 1.2% | 202.7 |
| 2022 | 2.9% | ~249.0 | 3.5% | 209.8 |
| 2023 | 6.8% | ~265.9 | 4.1% | 218.3 |
| 2024 | 6.7% | 283.5 | 4.1% | 227.3 |
| 2025P | 6.9% | 303.1 | 2.6% | 233.1 |
How we built this table: annual changes and the national index are from NAPIC’s MHPI 2025P report. NAPIC publishes Johor index points for 2010, 2024 and 2025P (shown in bold). The Johor values for 2011 to 2023 marked “~” are our own chain of NAPIC’s annual percentages; the chain lands at 283.7 for 2024 and 303.3 for 2025, within 0.2 points of the official figures, which confirms the series is consistent. P = provisional.
Average Johor house prices: 2010 versus today
The average Johor home in NAPIC’s index went from RM162,136 in 2010 to RM472,977 in 2025, and RM489,881 in 2Q2026.
| Measure (NAPIC MHPI) | 2010 | 2024 | 2025P | 2Q2026P |
|---|---|---|---|---|
| Johor index | 100.0 | 283.5 | 303.1 | 313.9 |
| Johor average price | RM162,136 | RM442,425 | RM472,977 | RM489,881 |
| Malaysia index | 100.0 | 227.3 | 233.1 | 234.7 |
| Malaysia average price | RM217,857 | RM490,313 | RM502,922 | RM506,317 |
| Johor average as % of national | 74% | 90% | 94% | 97% |
The last row is our calculation and tells a clear story: in 2010 the average Johor home cost about three-quarters of the national average; by 2026 it is almost level. Johor has moved from a lower-priced market to a mainstream one.
The three phases of Johor’s price trend
The series falls into three phases: a surge, a long cooling, and a steady re-acceleration.
Phase 1, 2011 to 2014: the Iskandar surge
Johor’s index rose an average of about 14% a year, peaking at 21.6% in 2013, well ahead of the national pace. This coincided with the first big wave of investment and launches in Iskandar Malaysia, the economic corridor established in 2006, and strong foreign interest in southern Johor.
Phase 2, 2015 to 2022: the long cooling
Annual growth eased from 8.0% in 2016 to 2.9% in 2022, an average of about 4.9% a year. Large volumes of new high-rise supply, tighter lending conditions and the pandemic years all played a part. Importantly, Johor’s index still rose every single year of this phase; it slowed, but it did not fall.
Phase 3, 2023 to 2025: steady re-acceleration
Growth returned to 6.8%, 6.7% and 6.9%, roughly double the national pace in 2025. NAPIC reported Johor as the state with the strongest price growth in 2023. This phase lines up with construction progress on the RTS Link and the signing of the JS-SEZ in January 2025.
The early 2026 readings show a gentler pace: +5.9% year on year in 1Q2026 and +3.6% in 2Q2026, still ahead of the national +0.9%. This came alongside softer transaction volume after the foreign-buyer stamp duty rose to a flat 8% in January 2026 and the July state election. Our Johor property transactions 2026 guide covers the volume side in detail.
How the trend lines up with the RTS and JS-SEZ timeline
The infrastructure timeline does not prove cause and effect, but it helps explain why sentiment shifted when it did.
| Year | Milestone | Johor index change that year |
|---|---|---|
| 2006 | Iskandar Malaysia economic region established | Before series |
| 2013 | Peak of the first Iskandar launch wave | +21.6% |
| 2020 | RTS Link bilateral agreement signed (July) | +3.2% |
| 2023 | RTS construction well under way; Johor leads MHPI growth | +6.8% |
| 2025 | JS-SEZ agreement signed (January) | +6.9% |
| 2026 | RTS trial runs; 2Q2026 index 313.9 | +3.6% year on year (2Q) |
| 2027 | RTS Link passenger service targeted for February | Not yet known |
RTS Link passenger service is targeted for February 2027, according to the October 2026 joint statement by Singapore’s LTA and Malaysia’s Ministry of Transport, and the fare has not yet been announced. Our RTS impact on JB property guide looks at what studies of other rail lines suggest, and the JS-SEZ guide covers the economic zone.
Johor price index by house type: landed versus high-rise
Terraced houses carry the highest index level in Johor, but high-rise homes posted the faster growth in 2025.
| Johor, NAPIC MHPI | Index | Average price | Change |
|---|---|---|---|
| Terraced, 2Q2026P | 373.9 | RM479,396 | +4.0% year on year |
| High-rise, 2025P | 242.4 | RM272,095 | +9.6% for 2025 (2024: +6.0%) |
| High-rise, 2Q2026P | 248.9 | RM279,399 | +0.9% on the quarter |
| All houses, 2Q2026P | 313.9 | RM489,881 | +3.6% year on year |
NAPIC’s high-rise average covers every high-rise home in Johor, including low-cost flats, so it sits well below city-centre condo prices. For condo prices per square foot near the CIQ and RTS, use our JB condo transaction prices near CIQ dataset and the JB condo price psf guide.
Index versus transaction prices: why the numbers differ
If you compare this page with portal listings or our transaction data, the numbers will not match, and that is expected.
- The index tracks a standard home. NAPIC’s MHPI adjusts for the type and characteristics of homes sold, so it shows how prices for comparable homes changed. A quarter with many expensive sales does not automatically push it up.
- Average transaction prices follow the mix. When more high-end serviced apartments sell, average psf jumps even if like-for-like prices barely move. JLL reported Johor’s serviced apartment average rising from RM549 psf in 2024 to RM711 psf in 2025, partly because of high-end launches.
- Asking prices are opening bids. Portal prices are what sellers hope for and usually sit above recorded deals.
- Provisional figures are revised. Johor’s 2023 growth was first reported at 6.2% and now stands at 6.8% in the 2025 report.
Use the index for the trend, transaction records for pricing, and asking prices only as a starting point for negotiation.
A worked example: what the index implies over ten years
To make the index tangible, apply it to a hypothetical home. This is an illustration of the index, not a valuation of any property.
- A Johor home bought for RM300,000 in 2015 (index about 179.2).
- Index in 2025P: 303.1, a ratio of about 1.69.
- Index-implied value in 2025: about RM507,000, or roughly 5.4% a year.
- The same calculation on the national index (164.5 to 233.1) gives about RM425,000, or roughly 3.5% a year.
Real outcomes vary widely by building, unit and condition, and costs such as stamp duty, legal fees, maintenance and interest reduce the net result. The example simply shows how much the state-wide trend has differed from the national one over a decade.
What the long-run trend means for buyers today
The 15-year record supports a patient, fundamentals-based approach rather than a rush.
- Johor has a long record of positive annual growth. Apart from a 1.8% dip in 2010, the index rose every year from 2011 to 2025. Historically, holding through slow years has still meant modest gains, though past performance does not guarantee future results.
- Growth comes in phases. Buyers who bought at the 2013 peak saw much slower growth over the following years. Timing matters less if your holding period is long.
- The gap with the national average has nearly closed. Johor is no longer a deep-value market, so future value depends more on location quality and less on catching up.
- Infrastructure helps most where it is closest. State-wide indices average out the effect; projects within walking distance of the CIQ and RTS are where connectivity is most direct.
Run your own scenarios, including a flat-price case, with the JB property calculator.
But what if prices flatten after the RTS opens?
That is possible, and the data shows Johor has been through flat-ish periods before.
- Plan on income, not only on price. If you are investing, check that the rent covers a meaningful share of your costs using our JB RTS and CIQ rent index.
- Remember 2015 to 2022. Even in Johor’s slowest phase, the index rose about 4.9% a year on average, but individual oversupplied buildings did worse than the index.
- Prefer scarcity of location to scarcity claims. Our JB new housing supply guide shows why walkable-to-CIQ homes are a small slice of the pipeline.
Where Causewayz Square fits in this timeline
Causewayz Square (also searched as “Causeway Square JB”) is a freehold project about 600 m from the CIQ and about 800 m from the Bukit Chagar RTS station, with completion targeted around 2030 and a pedestrian link bridge proposed by the developer. Buyers today are positioning for the market several years after the RTS opens, not for the next quarter’s index. For context on what completed buildings nearby have traded at, see Johor property transactions 2026. WhatsApp us for the latest SPA price list.
How to cite this dataset
We will update this page when NAPIC publishes new quarterly MHPI figures. To cite it, please use: “Source: exsimciqrts.com, Johor House Price Index Trend 2010 to 2026 (NAPIC MHPI data), November 2026” and link to this page.
Sources
- NAPIC: Malaysian House Price Index 2025P report
- NAPIC: Malaysian House Price Index Q1–Q2 2026P report
- EdgeProp: Johor sees highest price rise in 2023, says NAPIC
- EdgeProp: Property transactions hit RM241.9b in 2025; MHPI up 2.6% (Mar 2026)
- EdgeProp: Johor tops residential price increase, JLL (Nov 2025)
- LTA: RTS Link service targeted for February 2027 (Oct 2026)
This guide is general information, not financial advice.