Johor Bahru property under RM500,000
17 developments publish an entry price below RM500,000, from RM244,000. Every one of them is below the RM1,000,000 floor a non-citizen must clear in Johor — so this list is for Malaysian buyers.
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What can you actually buy in Johor Bahru under RM500,000?
Short version, before the table.
17 of the 92 Johor developments on this site publish an entry price below RM500,000. The cheapest two — Ceros Residences in Iskandar Puteri and D’Secret Garden 2 at Setia Tropika — start at RM244,000. Every single one of them sits below the RM1,000,000 floor a non-citizen must clear in Johor, which means this entire list is for Malaysian buyers (and permanent residents), not for Singaporeans or other foreign buyers.
- Cheapest published entry
- RM244,000Ceros Residences · D’Secret Garden 2
- Developments under RM500k
- 17of the 28 with a published price
- Open to foreign buyers
- Nonethe Johor floor is RM1,000,000
- Stamp duty at this price
- RM0first home, SPA signed by 31 Dec 2027
Every Johor development publishing a price under RM500,000
Sorted by published entry price. Prices come from the developer’s own material and its advertising and sales permit, not from portal listings.
| Development | From | Area | Tenure | What the paperwork says |
|---|---|---|---|---|
| Ceros Residences | RM244,000 | Iskandar Puteri | Freehold | Freehold · 506-883 sq ft · from RM244,000 · below the RM1m foreign-buyer floor |
| D’Secret Garden 2 | RM244,000 | Setia Tropika | Freehold | Freehold · studio to 3-bed · 506-893 sq ft · from RM244,000 · below the RM1m foreign-buyer floor |
| Sentrio Residences 2 (SN13A) | RM324,200 | Senai | Freehold | Freehold · 850–1,036 sq ft · RM324,200–RM405,300 |
| Paragon Gateway | RM348,653 | Johor Bahru | Freehold | Freehold · 2,136 units · from RM348,653 · completing Dec 2027 |
| Monterra Johor Bahru | RM382,200 | Tebrau | Tenure not published | From RM382,200 · 579–903 sq ft · Foreigners cannot buy |
| SKS Pavillion Residences | RM390,000 | Johor Bahru | Freehold | Freehold · completed · subsale only · asking RM390k-RM1.38m |
| Amberwood Resort Residences | RM390,000 | Larkin | Leasehold | 99-yr leasehold · 560–872 sq ft · RM390k–RM819k |
| Wave Serviced Apartment @ Marina Cove | RM395,900 | Johor Bahru | Freehold | Freehold · completed · 526–1,344 sq ft · from RM395,900 |
| Ponderosa Regency @ Taman Ponderosa | RM405,000 | Ponderosa | Freehold | Freehold · 532–1,211 sq ft · Golf-side · RM405k–RM1.212m on permit |
| Avenue Residences | RM407,000 | Johor Bahru | Freehold | Freehold · 435–1,001 sq ft · RM407k–RM789k · VP Dec 2027 |
| The Address @ Maxim Pelangi | RM426,000 | Taman Pelangi | Freehold | Freehold · 2,743 units · from RM426,000 |
| Adison Serviced Apartments @ W City Larkinton | RM428,800 | Larkin | Freehold | Freehold · 501–791 sq ft · RM428,800–RM717,900 |
| Mandolin Residences @ Taman Desa Tebrau | RM450,000 | Taman Desa Tebrau | Freehold | Freehold · 528–1,017 sq ft · RM450k–RM888k · Oct 2029 |
| Hillview @ Senibong Cove | RM452,000 | Senibong Cove | Freehold | Freehold · 598–1,349 sq ft · RM452k–RM1.19m |
| Sky Curve @ Taman Perling | RM454,000 | Perling | Freehold | Freehold · 579-1,111 sq ft · RM454,000-RM809,000 · June 2029 |
| Setia Sky 88 @ JB City Centre | RM480,000 | Johor Bahru | Freehold | Completed 2017 · Freehold · Sub-sale asking RM480k-RM1.89m |
| Florian Residences (Vista Tiara) | RM493,000 | Danga Bay | Freehold | Freehold · 2,003 units · from RM493,000 |
Swipe sideways to see the full table →
Empty tenure means no source has published one — ask for the land search before you pay a booking fee.
What RM500,000 buys, in square feet
At RM244,000 the smallest layouts on this list run 506–893 sq ft, which is a compact two-bedroom or a generous studio. Around RM400,000–RM450,000 you are into 528–1,017 sq ft at Mandolin Residences in Taman Desa Tebrau, 435–1,001 sq ft at Avenue Residences, and 579–1,111 sq ft at Sky Curve in Taman Perling. The pattern is consistent: the further from the Causeway, the more floor area the same money buys.
Two of the entries are not new launches at all. SKS Pavillion Residences (asking RM390k–RM1.38m) and Setia Sky 88 (asking RM480k–RM1.89m) are completed buildings where the sub-sale market sets the price — you can view the actual unit, and you pay the seller, not a developer.
Under RM500,000 is also where the tax stops
A Malaysian citizen buying a first home priced at RM500,000 or below pays no stamp duty at all — the exemption covers both the transfer (MOT) and the loan agreement, and Budget 2026 extended it to sale and purchase agreements signed up to 31 December 2027. Cross RM500,001 and the full scale returns: 1% on the first RM100,000, 2% to RM500,000, 3% to RM1,000,000, plus 0.5% of the loan amount.
That makes the gap between a RM499,000 unit and a RM520,000 one bigger than it looks on the price tag. It is also why so many Johor launches cluster their entry layout just under the line.
Figures here are from the Budget 2026 announcements and the Stamp Act scale as reported publicly in 2026; confirm the current position with LHDN or your conveyancing lawyer before you rely on it. The buying-costs calculator on this site works the numbers for your own price.
If the budget stretches to RM1m
The next band up is where the city-centre and RTS-adjacent stock starts.
| Development | From | Area | Note |
|---|---|---|---|
| Forest City Nigella Park | RM500,000 | Forest City | On the duty-free island – 2 km from Singapore – SFZ MM2H from RM500,000 |
| Skyline One Sentosa | RM507,000 | Taman Sentosa | Freehold · 430-968 sq ft · RM507,000-RM1,128,000 · completion Mar 2031 |
| Skypark Kepler @ Lido Waterfront Boulevard | RM522,000 | Johor Bahru | Freehold · 463-807 sq ft · from RM522,000 · foreign buyers need RM1m+ |
| Duduk Santai 3 @ Eco Spring | RM555,500 | Tebrau | Freehold · 872 sq ft 3-bed · RM555,500–RM594,000 |
| Paragon Signature Suites | RM581,400 | Johor Bahru | Freehold · 645 & 649 sq ft only · RM581,400-RM650,285 permit band |
| Veranda Residences (Phase 2) | RM689,000 | Johor Bahru | Freehold · 632–1,023 sq ft · RM689k–RM1.058m |
| Fraser Heights @ Tropicana Uplands | RM730,000 | Gelang Patah | 518 terrace homes · 1,500-1,895 sq ft · 4 bed · from RM730,000 · below the RM2m foreign floor |
| South Hills @ Seri Alam | RM836,000 | Seri Alam | Freehold · 638 terraces · RM836k–RM1.55m · Seri Alam |
Swipe sideways to see the full table →
Questions buyers ask at this price
- Are there new launches in Johor Bahru under RM500,000?
- Yes. 17 of the Johor developments on this site publish an entry price below RM500,000, starting at RM244,000 (Ceros Residences in Iskandar Puteri and D’Secret Garden 2 at Setia Tropika).
- Can foreigners buy any of these?
- No. The floor for a non-citizen buying strata property in Johor is RM1,000,000 and every development on this list is below it. Foreign buyers should start from the eligibility page instead.
- What stamp duty do I pay on a first home under RM500,000?
- A Malaysian citizen buying a first residential property at RM500,000 or below pays no stamp duty on either the transfer or the loan agreement, for sale and purchase agreements signed up to 31 December 2027.
- How much space does RM500,000 buy in Johor Bahru?
- On this list the layouts at that price run from about 506 to 1,111 sq ft depending on the district — the further from the Causeway, the more floor area for the same money.
- Is sub-sale better value than a new launch?
- Sometimes. SKS Pavillion and Setia Sky 88 are completed buildings with units asking from RM390,000 and RM480,000, and you can inspect the actual unit and rent it immediately. The trade-off is building age and the quality of the management body.
Tell me the budget and whether it is your first home
If it is your first home and you stay under RM500,000, the stamp duty saving is real money. I will tell you which of these are actually still selling at the published entry price, and which have moved past it.
Louis Koh · 11 years in Malaysian property · how these pages are verified · limits of this data