# JB Property For U — full Q&A / 完整问答

## 新山置业指南
URL: https://johorbahrupropertyforu.com/zh/

Q: 外国人可以在新山买房吗？
A: 可以。一般须 RM100万以上、不能买 Bumi 单位与马来保留地，每宗都要州政府批准；2026 年起住宅印花税为固定 8%。

Q: 新加坡人可以用 CPF 买新山的房子吗？
A: 不可以，CPF 只能用于新加坡的房产，需用现金或银行贷款。

Q: 马来西亚华人可以买 Bumi lot 吗？
A: 不可以，除非该单位已获州政府正式批准释放给非土著。

Q: RTS Link 什么时候通车？
A: 最新预计 2027 年 2 月，连接新山武吉查卡与新加坡兀兰北。

Q: 咨询需要付费吗？
A: 免费。新盘佣金由发展商支付，二手房一般由卖家支付。

## 买房成本 & 月供计算器
URL: https://johorbahrupropertyforu.com/zh/tools/calculator/

马来西亚公民：印花税分级 1%–4%，首购族 RM50万以下全免；外国人：住宅印花税固定 8%，柔佛另收约 3%（最低 RM30,000）征费。律师费按法定收费表，月供按你输入的利率与年限计算。

## RPGT 产业盈利税计算器
URL: https://johorbahrupropertyforu.com/zh/tools/rpgt-calculator/

公民 / PR：3 年内 30%、第 4 年 20%、第 5 年 15%、第 6 年起 0%。外国人：5 年内 30%、第 6 年起 10%。买家律师会先扣售价 3%（公民 / PR）或 7%（外国人）。

## JB Property For U
URL: https://johorbahrupropertyforu.com/

Q: Can foreigners buy property in JB?
A: Yes. Generally at RM1 million and above, never Bumi units or Malay Reserve Land, with state consent every time; from 2026 residential stamp duty is a flat 8%.

Q: Can Singaporeans use CPF for JB property?
A: No. CPF can only be used for Singapore property; use cash or a bank loan.

Q: Can Malaysian Chinese buy Bumi lots?
A: No, unless the unit has been formally released to non-Bumiputera with state approval.

Q: When does RTS Link open?
A: It is now expected in February 2027, linking Bukit Chagar in JB with Woodlands North in Singapore.

Q: Is the consultation free?
A: Yes. Developers pay commission on new launches; sellers usually pay on subsale.

## Buying cost & instalment calculator
URL: https://johorbahrupropertyforu.com/tools/calculator/

Malaysians: tiered 1%–4% stamp duty, nil for first homes up to RM500k; foreigners: flat 8% on homes plus Johor's ~3% levy (min RM30,000). Legal fees follow the statutory scale; the instalment uses your rate and tenure.

## RPGT calculator
URL: https://johorbahrupropertyforu.com/tools/rpgt-calculator/

Citizens / PRs: 30% within 3 years, 20% in year 4, 15% in year 5, 0% from year 6. Foreigners: 30% within 5 years, 10% from year 6. The buyer's lawyer retains 3% (citizens / PRs) or 7% (foreigners) of the price.

## 外国人在柔佛新山买房完整指南（2026）
URL: https://johorbahrupropertyforu.com/zh/guide/foreigner-buy-property-johor/

可以买，但有条件：柔佛一般规定外国人只能买 RM100万或以上 的房产（个别发展区有例外报道），不能买 Bumi 单位、马来保留地和州政府平价屋，每一宗都要 州政府批准（State Consent）。从 2026 年 1 月 1 日起，外国人买住宅的产权转让印花税是 固定 8%，柔佛另收约 3%（最低 RM30,000） 征费，银行贷款一般 60%–70%。把这些成本算进去，再决定预算。

Q: 外国人可以在新山买房吗？
A: 可以。外国人（包括新加坡人）可以在柔佛买房，但一般要 RM100万或以上、不能买 Bumi 单位和马来保留地，并且每宗都需要州政府批准。

Q: 外国人在柔佛买房最低要多少钱？
A: 柔佛一般门槛是 RM100万。有报道指 Medini 区由发展商直接购买的新分层单位不受此门槛限制，但条例会变，购买前务必请律师以州政府最新条例确认。

Q: 外国人买房印花税是多少？
A: 从 2026 年 1 月 1 日起，外国人购买住宅的产权转让印花税为房价的固定 8%（之前是 4%）。贷款合约印花税仍是贷款额的 0.5%。

Q: 柔佛外国人征费是多少？
A: 据报道，从 2025 年 7 月 1 日起柔佛对外国人购房征收约 3%、最低 RM30,000 的征费（之前 2%、最低 RM20,000）。具体以律师和州土地局的计算为准。

Q: 外国人可以贷款几成？
A: 马来西亚银行一般给外国人 60%–70% 的贷款，视银行、收入与房产而定。

Q: 外国人买房后可以拿居留签证吗？
A: 买房本身不会给你签证或居留权。想长期居留，可考虑 MM2H 第二家园计划，它有存款、房产与收入等条件。

Q: 新加坡 PR 在马来西亚买房算外国人吗？
A: 如果你是马来西亚公民持有新加坡 PR，你在马来西亚仍是本地买家。如果你不是马来西亚公民，就算外国买家。

## 新加坡人在新山买房：12 件签约前必须知道的事
URL: https://johorbahrupropertyforu.com/zh/guide/singaporean-buy-property-jb/

新加坡人在新山买房按 外国买家 处理：一般要 RM100万以上、付 8% 印花税 和约 3% 柔佛征费、需要 州政府批准。CPF 不能用来买马来西亚房产，要用现金或银行贷款（一般 60%–70%）。如果你住 HDB 或打算再买组屋，先向 HDB 确认海外房产对你的资格有没有影响。若你其实是 持新加坡 PR 的马来西亚人，则按本地买家规则，成本低很多。

Q: 新加坡人可以用 CPF 买新山的房子吗？
A: 不可以。CPF 只能用于新加坡境内的房产，买马来西亚房产需要用现金或银行贷款。

Q: 新加坡人在新山买房要付多少印花税？
A: 新加坡公民在马来西亚按外国买家处理，2026 年起住宅产权转让印花税为固定 8%，另加贷款印花税 0.5%，柔佛还会收约 3%（最低 RM30,000）的州征费。

Q: 住 HDB 可以在新山买房吗？
A: HDB 对屋主拥有海外私人住宅有规定（例如须满 MOP），而且拥有海外房产可能影响你日后申请或购买组屋的资格。请先向 HDB 确认你的个案再签约。

Q: 新加坡人可以在新山贷款吗？
A: 可以。马来西亚银行一般给外国人 60%–70% 贷款；部分银行在新加坡提供以新币还款的马来西亚房贷，需准备薪水单、CPF 记录、IRAS 税单等文件。

Q: RTS Link 什么时候通车？
A: 最新消息预计 2027 年 2 月通车，连接新山武吉查卡站与新加坡兀兰北站，单程约 5 分钟。

Q: 马来西亚人持新加坡 PR 买新山房子算外国人吗？
A: 不算。你是马来西亚公民，按本地买家规则，没有 RM100万门槛，也不需付外国人 8% 印花税。

Q: 新加坡人买新山房子会影响新加坡的 ABSD 吗？
A: 一般理解是新加坡 ABSD 只计算新加坡境内的住宅，海外房产不计入；但规则可能变化，请向 IRAS 或律师确认你的情况。

## 外国人最低购买门槛：RM100万怎么算、有哪些例外
URL: https://johorbahrupropertyforu.com/zh/guide/foreigner-minimum-price-johor/

柔佛一般规定外国人购房价格须 不低于 RM100万。有报道指 Medini（依斯干达公主城） 由发展商直接出售的新分层单位不受此门槛限制，Forest City 则有自己的特别金融区安排；但这些例外的范围各方说法不一，一定要请律师以州政府最新条例确认。另外，不论价格多少，外国人都不能买 Bumi 单位和马来保留地。

Q: 柔佛外国人买房门槛是多少？
A: 柔佛一般规定外国人购房价格须不低于 RM100万。

Q: Medini 外国人可以买 RM100万以下吗？
A: 有报道指外国人向发展商直接购买 Medini 新分层单位可不受 RM100万门槛限制，但例外的范围与条件需以州政府最新条例及律师确认为准。

Q: 发展商折扣后价格低于 RM100万怎么办？
A: 一般以实际买卖价格为准。如果折扣后低于门槛，可能不获州政府批准，签约前务必请律师核对。

Q: 二手房也有 RM100万门槛吗？
A: 有。外国人购买二手房同样要符合门槛并申请州政府批准。

Q: 外国人可以买 Bumi 单位吗？
A: 不可以。不论价格多少，外国人都不能购买 Bumi 单位或马来保留地。

## 州政府批准（State Consent）与 3% 外国人征费
URL: https://johorbahrupropertyforu.com/zh/guide/johor-state-consent-foreigner/

外国人在柔佛买房，每一宗都要州政府批准，一般由 买方律师 在签 SPA 后向州土地局（PTG）提交。时间一般 数周至几个月，取决于文件是否齐全和项目类型。据报道柔佛从 2025 年 7 月 1 日起征收约 3%（最低 RM30,000） 的外国人征费。最重要的是在 SPA 里写明：若批准不获通过，订金和首期全额退还。

Q: 外国人在柔佛买房一定要州政府批准吗？
A: 是的。外国人购买柔佛房产，每一宗都需要州政府批准，一般由买方律师在签约后申请。

Q: 州政府批准要多久？
A: 一般数周至数月，市场估计由一至三个月到三至六个月都有，取决于文件、项目类型和处理量。

Q: 柔佛外国人征费怎么算？
A: 据报道从 2025 年 7 月 1 日起为房价约 3%，最低 RM30,000；之前为 2%、最低 RM20,000。具体以律师计算为准。

Q: 州政府不批准，订金会退吗？
A: 如果 SPA 写明以批准为前提并约定退款，就会按条款退还。签约前务必确认这一条。

Q: 马来西亚 PR 在柔佛买房要批准吗？
A: 有资料指柔佛在州政府批准上把马来西亚 PR 当作外国人处理。请让律师按你的身份确认。

## 外国人 / 新加坡人申请马来西亚房贷
URL: https://johorbahrupropertyforu.com/zh/guide/foreigner-home-loan-malaysia/

马来西亚银行给外国人的房贷一般是 60%–70%，年限视年龄而定（常见到 70 岁左右为止）。新加坡人可以用 新加坡收入 申请，需准备护照、近几个月薪水单、CPF 记录、IRAS 税单（NOA）和银行月结单。部分银行在新加坡提供 以新币还款 的马来西亚房贷，可避免收入与贷款货币错配。建议 订房前先拿到银行初步评估。

Q: 外国人在马来西亚可以贷款几成？
A: 一般 60%–70%，视银行、收入、年龄和房产而定。

Q: 新加坡人可以用新币还马来西亚房贷吗？
A: 可以，部分银行在新加坡为新加坡公民 / PR 提供马来西亚房贷，以新币计算和还款。

Q: 外国人申请房贷需要什么文件？
A: 一般需要护照、近 3–6 个月薪水单、CPF 记录（新加坡人）、IRAS 税单、银行月结单和雇主信；自雇者需公司文件和报税记录。

Q: 马来西亚房贷是固定利率还是浮动利率？
A: 大多数是浮动利率，与银行的 SBR 或 BR 挂钩，OPR 调整会影响月供。

Q: 银行估价低于买价怎么办？
A: 银行按较低者（买价或估价）计算贷款额，差额需要你自己用现金补足。

## MM2H 第二家园（2026）与柔佛 SEZ MM2H
URL: https://johorbahrupropertyforu.com/zh/guide/mm2h-sez-johor/

MM2H 现分 银级（定存 USD15万、房产至少 RM60万、5 年签证）、金级（USD50万、RM100万、15 年） 与 白金级（USD100万、RM200万、20 年）；另有针对 柔佛 Forest City 特别金融区 的 SEZ MM2H，定存门槛较低（50 岁以下 USD6.5万、50 岁及以上 USD3.2万）。注意：MM2H 的房产最低价是 联邦条件，你在柔佛买房仍要符合 州政府外国人门槛（一般 RM100万）。

Q: MM2H 2026 年需要多少存款？
A: 银级 USD150,000、金级 USD500,000、白金级 USD1,000,000；柔佛 Forest City 的 SEZ MM2H 为 50 岁以下 USD65,000、50 岁及以上 USD32,000。

Q: MM2H 一定要买房吗？
A: 根据 2026 年的条件，各级别都要求购买达到最低价格的住宅房产（银级 RM60万、金级 RM100万、白金级 RM200万）。

Q: 拿 MM2H 可以在马来西亚工作吗？
A: 一般只有白金级附带工作 / 经商权利，银级与金级不行。

Q: MM2H 银级可以在柔佛买 RM60万的房子吗？
A: MM2H 的 RM60万是联邦条件，但柔佛对外国人一般另有 RM100万门槛（例外区域除外），须同时符合。

Q: 买房可以拿马来西亚 PR 吗？
A: 不可以。买房不会获得永久居留，MM2H 也只是长期签证。

## RTS Link 与 JS-SEZ：对新山房产的真实影响
URL: https://johorbahrupropertyforu.com/zh/guide/rts-js-sez-property-impact/

RTS Link（新山武吉查卡 ↔ 新加坡兀兰北，约 5 分钟）最新预计 2027 年 2 月 通车，最直接受惠的是 步行可到武吉查卡站 的住宅与租赁市场。JS-SEZ 特别经济区（2025 年 1 月签署）给合格知识型员工 15% 个人所得税、10 年，长远带来就业与住房需求。但好消息早已部分反映在价格里，买前要算清楚溢价、供应量和出租竞争。

Q: RTS Link 什么时候通车？
A: 最新预计 2027 年 2 月通车，比原定 2026 年底延迟约两个月。

Q: RTS Link 从哪里到哪里？
A: 从新山武吉查卡站到新加坡兀兰北站，全长约 4 公里，单程约 5 分钟。

Q: JS-SEZ 对个人有什么税务优惠？
A: 合格的知识型员工在 JS-SEZ 工作可享 15% 个人所得税，为期 10 年。

Q: RTS 附近的房子值得买吗？
A: 租赁需求较强，但价格已有溢价、同区新供应也多。要比较实际成交价、出租竞争和你的持有年限再决定。

Q: JS-SEZ 会令新山房价上涨吗？
A: 长远可能带来就业与住房需求，但效果需要时间，且不同地区受惠程度不同。不应只凭消息买房。

## 马来西亚华人（非土著）在新山买房完整指南
URL: https://johorbahrupropertyforu.com/zh/guide/malaysian-chinese-buy-property-jb/

马来西亚公民（非土著）在新山买房 没有价格门槛、不需要州政府外国人批准，但 不能买 Bumi 单位和马来保留地（除非 Bumi 单位已正式释放）。第一间房 RM50万以下可 全免印花税（2027 年起建议扩大到 RM75万部分豁免），可用 公积金 Akaun Sejahtera 付首期和供款，银行贷款一般可到 90%；但 第三间房起最高 70%。

Q: 马来西亚华人可以买 Bumi lot 吗？
A: 不可以，除非该 Bumi 单位已经获州政府正式批准释放给非土著。购买前请律师查地契上的限制。

Q: 马来西亚公民在柔佛买房有最低价格吗？
A: 没有。RM100万门槛只针对外国人。

Q: 第一间房印花税怎么算？
A: 第一间住宅 RM50万以下可全免产权转让和贷款合约印花税（SPA 至 2027 年底）。财政预算案 2027 建议 2027–2030 年签约、RM75万以下的房子首 RM50万全免、余额减半。

Q: 第三间房还能贷 90% 吗？
A: 不能。第三笔（含）以上房屋贷款最高 70%。

Q: 在新加坡工作的马来西亚人可以在新山贷款吗？
A: 可以，银行接受新加坡收入，但可能以保守汇率或折算方式计算，需要新加坡薪水单、CPF 和税单。

## Bumi 单位、马来保留地与释放：非土著买家必看
URL: https://johorbahrupropertyforu.com/zh/guide/bumi-lot-non-bumi-explained/

柔佛的新住宅项目一般须把约 40% 单位 保留给土著（Bumiputera），并给 约 15% 折扣。这些 Bumi 单位 非土著和外国人都不能买，除非发展商按程序向州政府申请 释放 并获批准。马来保留地 则只能由马来人持有，不能释放给你。买二手房前，一定要请律师查 地契上的限制权益。

Q: 非土著可以买 Bumi lot 吗？
A: 不可以，除非该单位已获州政府正式批准释放给非土著。

Q: 柔佛 Bumi 配额是多少？
A: 柔佛新住宅项目一般约 40% 单位保留给土著，并给约 15% 折扣，实际以项目批准条件为准。

Q: 怎样知道一间房是不是 Bumi lot？
A: 新盘看 SPA 与发展商的单位清单；二手房请律师做土地查册，看地契上的限制权益（例如不得转让给非土著）。

Q: 马来保留地可以卖给华人吗？
A: 不可以。马来保留地只能由马来人持有。

Q: Bumi 单位释放要多久？
A: 没有固定时间，须州政府批准，可能很长，也可能不获批。买前要有正式批准文件。

## 首购族印花税豁免：RM50万全免、RM75万部分豁免
URL: https://johorbahrupropertyforu.com/zh/guide/first-home-stamp-duty-exemption/

马来西亚公民买 第一间住宅，价格 RM50万以下 的 产权转让（MOT）和贷款合约印花税全免（SPA 须在 2027 年 12 月 31 日或之前签）。财政预算案 2027 建议：2027 年 1 月 1 日至 2030 年 12 月 31 日签约、RM75万以下 的首套房，首 RM50万全免、余额享 50% 豁免（以宪报为准）。外国人不适用。

Q: 首购族印花税豁免多少？
A: 现行：第一间住宅 RM50万以下，产权转让与贷款合约印花税全免（SPA 至 2027 年底）。

Q: RM60万的房子可以豁免吗？
A: 现行豁免不适用（超过 RM50万）。财政预算案 2027 建议 2027–2030 年签约、RM75万以下的首套房，首 RM50万全免、余额享 50% 豁免，以宪报为准。

Q: 外国人可以享有首购族豁免吗？
A: 不可以，只限马来西亚公民。

Q: 联名买房可以享有首购族豁免吗？
A: 一般每位买家都必须是首次购屋者才符合，请律师按你的情况确认。

Q: 二手房也可以享有首购族豁免吗？
A: 可以，只要符合首次购屋、价格与签约日期等条件。

## 公积金提款买房：Akaun Sejahtera 怎么用
URL: https://johorbahrupropertyforu.com/zh/guide/epf-withdrawal-buy-house/

公积金自 2024 年 5 月起分为 Akaun Persaraan、Akaun Sejahtera、Akaun Fleksibel 三个户口。买房主要用 Akaun Sejahtera：可用于 付首期 / 差价、减少或还清房贷、每月供款（视提款类别与条件）。一般须是 马来西亚公民或有公积金户口的会员、房子在马来西亚、并以你（或配偶）名义购买。

Q: 公积金哪个户口可以买房？
A: 主要是 Akaun Sejahtera（原 Akaun 2 大部分功能），可用于买房、减少 / 还清贷款与每月供款。

Q: 签 SPA 之前可以提款吗？
A: 一般要有 SPA 等文件才能申请买房提款。

Q: 公积金可以用来还每月房贷吗？
A: 可以申请按月提款供房贷，视余额与条件而定。

Q: 外国人可以用公积金买房吗？
A: 外国人一般没有马来西亚公积金；新加坡人的 CPF 不能用于马来西亚房产。

## 房贷批不批？DSR、CCRIS、CTOS 一次看懂
URL: https://johorbahrupropertyforu.com/zh/guide/home-loan-approval-dsr-ccris/

银行主要看三样：DSR（每月所有债务 ÷ 月净收入，一般 60%–70% 内较稳）、CCRIS（国家银行的过去 12 个月还款记录）和 CTOS（法律诉讼、商业记录等）。先免费下载 CCRIS、清理拖欠、减少信用卡额度和分期，再申请，批准率高很多。

Q: DSR 多少才能批房贷？
A: 一般 60%–70% 以内较稳，不同银行与收入水平标准不同；高收入者可能获较高 DSR。

Q: CCRIS 有拖欠还能贷款吗？
A: 看严重程度与时间。最近几个月都准时还款、已清理拖欠，批准机会会提高。

Q: PTPTN 会影响房贷吗？
A: 会，PTPTN 每月供款计入 DSR；拖欠也会影响记录。

Q: 自雇人士怎么申请房贷？
A: 一般需要至少 2 年报税（B 表）、公司注册文件和 6–12 个月银行流水。

## 在新山买房要准备多少钱？首期与税费全表
URL: https://johorbahrupropertyforu.com/zh/guide/property-buying-costs-johor/

除了首期，还要准备 印花税、律师费、贷款相关费用。马来西亚公民买 RM80万的房子（贷款 90%），首期以外约需 RM4.3万；外国人买 RM120万的公寓（贷款 70%），首期以外约需 RM16万，因为 8% 印花税 和 约 3% 州征费。新盘发展商有时会包律师费或给回扣，要看清楚条件。

Q: 在新山买房除了首期还要准备多少？
A: 本地买家一般为房价约 3%–5%（视首购豁免与律师费配套）；外国人因 8% 印花税和约 3% 州征费，一般约 13% 左右。

Q: 律师费是怎样计算的？
A: 按法定收费表：首 RM50万 1.25%，其后部分 1%，最低 RM500，另加 8% SST 和杂费。

Q: 外国人买房印花税是多少？
A: 2026 年起住宅产权转让印花税固定为 8%，贷款合约 0.5%。

Q: 新盘免律师费是真的吗？
A: 很多新盘发展商会负担买卖合约甚至贷款合约律师费，但条件各有不同，要看清楚是否只限指定律师和银行。

## 房贷利率、锁定期与转贷：一次看懂
URL: https://johorbahrupropertyforu.com/zh/guide/home-loan-rates-lock-in-refinance/

马来西亚房贷大多是 浮动利率，与银行的 SBR 挂钩，而 SBR 跟着国家银行 OPR（2026 年 9 月维持 2.75%）走。比较时看 实际利率、锁定期（一般 3–5 年，提早还清罚贷款额约 2%–3%）、是 Term / Semi-flexi / Full-flexi，以及保险是 MRTA 还是 MLTA。伊斯兰房贷非穆斯林也可以申请。

Q: 马来西亚房贷是浮动利率吗？
A: 大多数是浮动利率，与银行的 SBR 挂钩，SBR 随 OPR 变动。

Q: 锁定期内卖房会怎样？
A: 一般要付提早还清罚款，约贷款额的 2%–3%，以合约为准。

Q: 非穆斯林可以申请伊斯兰房贷吗？
A: 可以，伊斯兰房贷对所有人开放。

Q: MRTA 和 MLTA 哪个好？
A: MRTA 便宜、保额随贷款递减，转贷或卖房一般终止；MLTA 较贵但保额固定、可保留。看预算与需要。

## RPGT 产业盈利税：税率、扣留款与计算
URL: https://johorbahrupropertyforu.com/zh/guide/rpgt-guide/

卖房赚钱要付 RPGT。马来西亚公民 / PR：3 年内 30%、第 4 年 20%、第 5 年 15%、第 6 年起 0%。外国人：5 年内 30%、第 6 年起 10%。成交时 买家律师先扣售价 3%（公民 / PR）或 7%（外国人） 交给税局，多扣的会退回。盈利 = 卖价 − 买价 − 可扣除费用（律师费、印花税、中介费、提升价值的装修等）。

Q: 外国人卖房 RPGT 是多少？
A: 持有 5 年内 30%，第 6 年起 10%。

Q: 马来西亚人卖房第几年免 RPGT？
A: 马来西亚公民 / PR 从第 6 年起出售，RPGT 为 0%。

Q: 卖房时律师会扣多少钱？
A: 买家律师会先扣售价 3%（卖方为公民 / PR）或 7%（卖方为外国人）交给税局，评税后多扣的退回。

Q: RPGT 的盈利怎么算？
A: 卖价减去买价和可扣除费用（如买卖律师费、印花税、中介费、提升价值的资本性装修）。

Q: 亏本卖也要申报 RPGT 吗？
A: 要。即使没有盈利也要在 60 天内申报，才能拿回扣留款。

## 出租收入税：本地人 vs 非居民
URL: https://johorbahrupropertyforu.com/zh/guide/rental-income-tax-malaysia/

在马来西亚收租属于 马来西亚来源收入。税务居民（一般一年在马来西亚住满 182 天）按 个人累进税率；非居民（大多数新加坡人和外国业主）一般按 净租金 30% 课税、没有个人减免。净租金 = 租金 − 可扣除开支（门牌税、地税、贷款利息、管理费、火险、维修）。新加坡税务居民汇回的海外收入一般在新加坡不课税（以 IRAS 为准）。

Q: 新加坡人在新山出租房子要缴马来西亚税吗？
A: 要。租金属于马来西亚来源收入，非居民一般按净租金 30% 课税，须每年申报。

Q: 出租收入可以扣除哪些开支？
A: 一般包括门牌税、地税、房贷利息、管理费与 sinking fund、火险、维修保养等；本金和改善性装修不能扣。

Q: 新加坡会再对新山的租金课税吗？
A: 根据 IRAS，个人税务居民在新加坡收到的海外来源收入一般免税（经合伙企业收取的除外），请向 IRAS 或税务顾问确认。

Q: 公寓可以做 Airbnb 吗？
A: 要看该公寓管理层的规定，很多公寓禁止或限制短租，买前要问清楚。

## 永久地契、99 年地契、分层与商业地契
URL: https://johorbahrupropertyforu.com/zh/guide/freehold-leasehold-strata/

永久地契（Freehold） 没有年限，转售面广；99 年地契（Leasehold） 到期须向州政府续约并付地价，剩余年限短时银行贷款会受限。公寓属 分层地契（Strata title），由管理机构（JMB / MC）管理公共设施。很多服务式公寓建在 商业地 上：水电费率、贷款与税务处理可能与住宅不同。买前请律师查 地契类型、剩余年限和限制。

Q: 永久地契和 99 年地契哪个好？
A: 永久地契没有年限、转售较容易，价格一般较高；99 年地契价格较低，但剩余年限短时会影响贷款与转售。看你的持有计划。

Q: 99 年地契到期后怎样？
A: 须向州政府申请续约并缴付地价，费用视州政府计算。

Q: 服务式公寓和普通公寓有什么分别？
A: 很多服务式公寓建在商业地上，水电与门牌税可能按商业费率，贷款与税务处理也可能不同。

Q: 外国人可以买哪种地契？
A: 外国人在柔佛最常买分层地契的公寓或有门禁的分层有地房产，永久或租借地契都有，须符合门槛与州政府批准。

## 每年持有成本：地税、门牌税、管理费
URL: https://johorbahrupropertyforu.com/zh/guide/holding-costs-quit-rent-assessment/

在柔佛持有房产主要有：地税（cukai tanah） 每年 5 月 31 日前 缴给土地局；门牌税（cukai pintu） 分 2 月底、8 月底两期 缴给所属市议会（新山 MBJB、依斯干达公主城 MBIP 等）；公寓另有 管理费 与 sinking fund（一般为管理费的 10%）。外国业主人不在马来西亚，也要准时缴，逾期会有罚款。

Q: 柔佛地税什么时候要缴？
A: 每年 5 月 31 日前缴给土地局。

Q: 门牌税一年缴几次？
A: 一般分两期，2 月底和 8 月底前缴给所属市议会。

Q: sinking fund 是什么？
A: 公寓的维修基金，用于大型维修（如外墙、电梯、屋顶），一般为管理费的 10%。

Q: 外国业主怎样缴地税和门牌税？
A: 可以通过土地局和市议会的网上系统缴付，或委托管理公司、中介代缴。

## 马来西亚房产的遗嘱与继承
URL: https://johorbahrupropertyforu.com/zh/guide/property-will-inheritance/

非穆斯林在马来西亚的房产，有遗嘱按 遗嘱 分配（向高庭申请 遗嘱认证 Probate）；没有遗嘱则按 1958 年分配法令 由法定继承人分配，手续更长。重要：马来西亚土地的 联名业主是“分权共有”，一方去世，他的份额 不会自动归另一方，而是进入他的遗产。外国业主建议为马来西亚资产 另立一份马来西亚遗嘱。

Q: 马来西亚联名买房，一方去世房子会自动归另一方吗？
A: 一般不会。马来西亚土地的联名业主按份额共有，去世一方的份额按他的遗嘱或法定分配处理。

Q: 外国人在马来西亚有房产需要立马来西亚遗嘱吗？
A: 建议另立一份马来西亚遗嘱处理马来西亚资产，家人办理继承会更快更简单。

Q: 没有遗嘱怎么办？
A: 非穆斯林须向法庭申请管理书，按 1958 年分配法令分配，程序一般较长。

Q: 什么是小额遗产？
A: 包含不动产、总值在规定上限内（目前为 RM500万）且符合条件的遗产，可经土地局 / 小额遗产单位处理。

## 新盘 vs 二手房：完整流程与时间表
URL: https://johorbahrupropertyforu.com/zh/guide/new-launch-vs-subsale-process/

新盘：订房 → 约 14–21 天内签 SPA 付 10% → 按建筑进度分期付款 → 有地 24 个月、分层 36 个月 内交屋（法定合约），迟交发展商须付 LAD 赔偿。二手房：出价付订金 → 签 SPA 付到 10% → 一般 3 个月（+1 个月延长） 内付清余款完成，外国人因要等州政府批准时间较长。新盘有保障、可分期，二手房可马上住、看得到实物。

Q: 新盘多久可以交屋？
A: 根据住屋发展法令的法定合约，有地房产一般 24 个月、分层房产 36 个月内交屋。

Q: 发展商迟交屋怎么办？
A: 可按合约索取迟交赔偿（LAD），一般按房价每年 10% 计算迟交期间。

Q: 二手房多久可以完成？
A: 一般 3 个月加 1 个月延长期；外国人要等州政府批准，时间可能更长。

Q: 新盘和二手房哪个好？
A: 新盘可分期、有法令保障和优惠；二手房能马上入住、看得到实物。看你的入住时间、资金和风险偏好。

## 新山买房防骗：7 条铁律
URL: https://johorbahrupropertyforu.com/zh/guide/avoid-property-scams-check-developer/

七条铁律：① 查发展商执照与广告准证（APDL）；② 在 TEDUH 查项目进度和是否“生病”；③ 中介要有 REN / REA / PEA 注册，可在 LPPEH 查；④ 钱只付到 发展商公司 / 项目户口 或律师户口，绝不付到个人户口；⑤ 二手房请律师查册核实业主；⑥ 小心“保证租金回报”；⑦ 不做名义持有（nominee）。

Q: 怎样确认发展商可靠？
A: 核对发展商执照与广告准证号码，在 TEDUH 查项目进度，并了解发展商过往项目的记录。

Q: 怎样知道中介有没有注册？
A: 马来西亚房产中介须注册为 REN / REA / PEA，可以在 LPPEH 网站以名字或号码查询。

Q: 订金可以转到中介个人户口吗？
A: 不可以。新盘付到发展商公司或项目户口，二手房由律师或注册中介公司的客户户口保管。

Q: 保证租金回报可信吗？
A: 要小心，保证回报常已计入房价，保证期过后租金可能下跌。要看保证方能力与周边实际租金。

## 收楼验屋清单与 24 个月保修（DLP）
URL: https://johorbahrupropertyforu.com/zh/guide/vacant-possession-defect-checklist/

拿钥匙后，你有 24 个月保修期（DLP）。发现问题要 书面通知发展商，发展商一般须在 30 天内 维修；不修的话，你可在通知后自行维修并向发展商索回费用（可从律师保管的 stakeholder 款项扣）。争议可向 购屋者索偿审裁庭 申请，索偿上限 RM50,000。验屋重点：地砖空鼓、墙裂、漏水、门窗、水电、排水。

Q: 新房保修期多久？
A: 住屋发展法令下，交屋后一般有 24 个月保修期（DLP）。

Q: 发展商要多久维修？
A: 收到书面通知后一般须在 30 天内维修。

Q: 发展商不维修怎么办？
A: 按合约通知后可自行维修，并向发展商索回费用；也可向购屋者索偿审裁庭申请，上限 RM50,000。

Q: 装修前要先验屋吗？
A: 要。先完成验屋与报修，避免装修后难分责任。

## 新山房产投资：回报率、供应风险与退出
URL: https://johorbahrupropertyforu.com/zh/guide/rental-yield-oversupply-jb/

投资新山先算 净回报，不是毛回报：净回报 = （年租金 − 管理费 − 门牌税 − 地税 − 保险 − 维修 − 空置损失 − 税）÷ 总投入。新山 服务式公寓供应量大，据 NAPIC 历年报告柔佛长期是滞销单位较多的州之一，出租竞争激烈。选 真实租客需求（RTS / 关卡附近、工业区、大学、医院）、保守估租金、并想好 持有年限与 RPGT。

Q: 新山公寓租金回报率多少？
A: 视项目、地点与管理差异很大。计算时应扣除管理费、税费、维修、空置和出租税，看净回报而不是毛回报。

Q: 新山房产供过于求吗？
A: 服务式公寓供应量大，据 NAPIC 历年报告柔佛长期是滞销单位较多的州之一，部分区域出租竞争激烈。

Q: RTS 附近的房子租得出吗？
A: 需求较强，但同区新供应也多。要比较实际成交租金与竞争项目数量。

Q: 外国人投资新山要注意什么？
A: RM100万门槛、8% 印花税和州征费、出租税 30%、5 年内卖 30% RPGT，以及日后能否转售给外国人。

## 新山学校指南：华小、独中、国际学校
URL: https://johorbahrupropertyforu.com/zh/guide/schools-guide-jb/

为孩子选房，先决定 教育路线：华小 + 独中（新山有宽柔一小至五小及多所华小，独中有 宽柔中学 新山本校、古来分校、士年纳分校）；国际学校 集中在 依斯干达公主城 / EduCity、Mount Austin、Forest City；大学有 南方大学学院、UTM（士姑来） 和 EduCity 的海外分校。住在学校 15–20 分钟车程内，上下学塞车会轻松很多。

Q: 新山有哪些独中？
A: 宽柔中学是新山的独中，有新山本校、古来分校和士年纳分校。

Q: 新山国际学校集中在哪里？
A: 较集中在依斯干达公主城 / EduCity、Mount Austin 一带，以及 Forest City。

Q: 买房可以决定孩子读哪间华小吗？
A: 华小一般按住址申请，但热门学校学额竞争大，买房前请向学校或教育局了解学区与入学情况。

Q: 住哪里方便孩子读宽柔？
A: 读本校可考虑市区成熟住宅区，读古来分校可住古来 / Senai，读士年纳分校可住 Seri Alam、Masai、Permas 一带。

## 买房风水与华人习俗：实用版
URL: https://johorbahrupropertyforu.com/zh/guide/feng-shui-buying-tips/

很多华人买家会注意 朝向（避免西晒）、路冲（T 字路口正对大门）、门对门 / 门对电梯、靠近坟场、医院、高压电或庙宇，以及 门牌数字（避 4、喜 8）。不管你信不信，这些因素会 影响转售 —— 因为下一位买家可能在意。实用上，西晒与通风 对热带居住舒适度和电费影响最大。

Q: 买房一定要看风水吗？
A: 看个人信仰。但在以华人买家为主的地区，风水顾虑会影响转售，值得了解。

Q: 新山房子什么朝向比较好？
A: 从实用角度，避免客厅与主卧西晒会凉快很多、电费较低；北向或南向较受欢迎。

Q: 什么是路冲？
A: 大门正对 T 字路口或直路，传统认为不吉，实用上也有车灯与噪音问题。

Q: 门牌有 4 的房子会比较便宜吗？
A: 部分华人买家避开数字 4，这类单位转售时买家群可能较小，有议价空间。

## 搬到新山生活：签证、通关、医疗与开户
URL: https://johorbahrupropertyforu.com/zh/guide/moving-to-jb-living-cost/

买房不等于可以长住：新加坡人一般可免签入境短期停留（约 30 天），长期居住要看 MM2H、DE Rantau 数码游民准证、工作准证或家属准证 等。每天过关上班的人最关心 通关时间：RTS Link 预计 2027 年 2 月通车。新山有多家 私人医院，生活费明显低于新加坡；开马来西亚银行户口一般需要护照及地址或身份证明，不同银行要求不同。

Q: 买了新山的房子可以长住吗？
A: 买房不会获得签证。长期居住需要 MM2H、数码游民准证、工作准证或家属准证等。

Q: 新加坡人可以在马来西亚停留多久？
A: 新加坡人一般可免签入境短期停留（约 30 天），以马来西亚移民局最新规定为准。

Q: 住新山去新加坡上班方便吗？
A: 视居住地点与时间。住市中心靠近关卡或 RTS 站较方便；第二通道一带适合依斯干达公主城与 Bukit Indah。RTS Link 预计 2027 年 2 月通车。

Q: 外国人可以开马来西亚银行户口吗？
A: 可以，一般需要护照和地址或身份证明，不同银行要求不同，部分可能要求准证。

## Foreigners buying property in Johor Bahru: the complete 2026 guide
URL: https://johorbahrupropertyforu.com/guide/foreigner-buy-property-johor/

Yes, with conditions. Johor generally requires foreigners to buy at RM1 million or above (some zones are reported as exceptions), bars them from Bumi units, Malay Reserve Land and state affordable housing, and every purchase needs state consent. From 1 January 2026 the transfer stamp duty for foreign buyers of residential property is a flat 8%, Johor adds a levy of about 3% (minimum RM30,000), and banks usually lend 60%–70%. Budget for all of it before choosing a home.

Q: Can foreigners buy property in Johor Bahru?
A: Yes. Foreigners, including Singaporeans, can buy in Johor, but generally only at RM1 million or above, not Bumi units or Malay Reserve Land, and every purchase needs state consent.

Q: What is the minimum price for foreigners in Johor?
A: Johor's general floor is RM1 million. Some reports say new strata units bought direct from developers in Medini are exempt, but rules change — have a lawyer confirm against the latest state rules before you commit.

Q: What stamp duty do foreigners pay in Malaysia?
A: From 1 January 2026, foreign buyers of residential property pay a flat 8% transfer stamp duty (previously 4%). The loan agreement duty remains 0.5% of the loan.

Q: How much is the Johor levy for foreigners?
A: Johor reportedly charges about 3% of the price, minimum RM30,000, from 1 July 2025 (previously 2%, minimum RM20,000). Your lawyer and the land office will confirm the exact amount.

Q: How much can a foreigner borrow?
A: Malaysian banks usually lend foreigners 60%–70%, depending on the bank, your income and the property.

Q: Does buying property give me a visa?
A: No. Buying property gives no visa or residency. For long stays, consider MM2H, which has deposit, property and income conditions.

Q: Is a Singapore PR a foreigner in Malaysia?
A: If you are a Malaysian citizen with Singapore PR, you are a local buyer in Malaysia. If you are not a Malaysian citizen, you are a foreign buyer.

## Singaporeans buying property in JB: 12 things to know before you sign
URL: https://johorbahrupropertyforu.com/guide/singaporean-buy-property-jb/

Singaporeans buy in JB as foreign buyers: generally RM1 million and above, 8% stamp duty, a Johor levy of about 3% and state consent. CPF cannot be used for Malaysian property — you pay with cash or a bank loan (usually 60%–70%). If you live in an HDB flat or plan to buy one, check with HDB how overseas property affects you. If you are actually a Malaysian with Singapore PR, you buy under local rules at much lower cost.

Q: Can Singaporeans use CPF to buy property in JB?
A: No. CPF can only be used for property in Singapore. A Malaysian purchase needs cash or a bank loan.

Q: How much stamp duty do Singaporeans pay in JB?
A: Singapore citizens are foreign buyers in Malaysia: from 2026, a flat 8% transfer stamp duty on residential property, 0.5% loan stamp duty, plus Johor's levy of about 3% (min RM30,000).

Q: Can HDB owners buy property in JB?
A: HDB has rules on owners holding overseas private residential property (for example, after MOP), and owning overseas property can affect future flat applications or purchases. Check your case with HDB before signing.

Q: Can Singaporeans get a loan for JB property?
A: Yes. Malaysian banks usually lend foreigners 60%–70%; some banks in Singapore offer Malaysian property loans repayable in SGD. You'll need payslips, CPF statements and your IRAS Notice of Assessment.

Q: When will RTS Link open?
A: It is now expected to open in February 2027, linking Bukit Chagar in JB with Woodlands North in Singapore in about 5 minutes.

Q: Is a Malaysian with Singapore PR a foreign buyer?
A: No. As a Malaysian citizen you buy under local rules: no RM1m floor and no 8% foreigner stamp duty.

Q: Does a JB property count for Singapore ABSD?
A: The general understanding is that Singapore ABSD counts only residential property in Singapore, not overseas property, but rules can change — confirm with IRAS or a lawyer.

## The minimum price for foreigners in Johor: RM1 million and the exceptions
URL: https://johorbahrupropertyforu.com/guide/foreigner-minimum-price-johor/

Johor generally requires foreign buyers to pay at least RM1 million. Several sources report that new strata units sold directly by developers in Medini (Iskandar Puteri) are exempt, and Forest City has its own special financial zone arrangements — but sources disagree on the scope, so have a lawyer confirm against Johor's latest rules. Whatever the price, foreigners can never buy Bumi units or Malay Reserve Land.

Q: What is the minimum price for foreigners in Johor?
A: Johor generally requires foreigners to buy at RM1 million or above.

Q: Can foreigners buy below RM1 million in Medini?
A: Reports say foreigners buying new strata units directly from developers in Medini are exempt from the RM1 million floor, but the scope and conditions must be confirmed with a lawyer against Johor's latest rules.

Q: What if a developer discount takes the price below RM1 million?
A: The actual SPA price generally counts. If it falls below the floor, consent may be refused — have your lawyer check before signing.

Q: Does the RM1 million floor apply to subsale?
A: Yes. Foreigners buying subsale must also meet the floor and obtain state consent.

Q: Can foreigners buy Bumi units?
A: No. Whatever the price, foreigners cannot buy Bumi units or Malay Reserve Land.

## Johor state consent and the 3% foreign-buyer levy
URL: https://johorbahrupropertyforu.com/guide/johor-state-consent-foreigner/

Every foreign purchase in Johor needs state consent, normally applied for by the buyer's lawyer to the state land office (PTG) after the SPA is signed. It usually takes a few weeks to a few months, depending on paperwork and project type. Johor reportedly charges a foreign-buyer levy of about 3% (minimum RM30,000) from 1 July 2025. Most important: the SPA should say that if consent is refused, your booking fee and deposit are refunded in full.

Q: Do foreigners always need state consent in Johor?
A: Yes. Every foreign purchase of Johor property needs state consent, usually applied for by the buyer's lawyer after the SPA.

Q: How long does Johor state consent take?
A: Usually weeks to months; market estimates range from one to three months up to three to six months, depending on documents, project type and workload.

Q: How is the Johor foreign-buyer levy calculated?
A: Reportedly about 3% of the price, minimum RM30,000, from 1 July 2025 (previously 2%, minimum RM20,000). Your lawyer confirms the exact amount.

Q: Will I get my deposit back if consent is refused?
A: If the SPA makes consent a condition and sets out a refund, yes, under those terms. Check this clause before signing.

Q: Do Malaysian PRs need consent in Johor?
A: Some sources say Johor treats Malaysian PRs as foreigners for state consent. Ask your lawyer to confirm for your status.

## Malaysian home loans for foreigners and Singaporeans
URL: https://johorbahrupropertyforu.com/guide/foreigner-home-loan-malaysia/

Malaysian banks usually lend foreigners 60%–70%, with tenure depending on age (commonly up to about 70). Singaporeans can apply with Singapore income: passport, recent payslips, CPF statement, IRAS Notice of Assessment and bank statements. Some banks in Singapore offer Malaysian property loans repayable in SGD, avoiding a currency mismatch. Get a preliminary assessment before you book.

Q: How much can a foreigner borrow in Malaysia?
A: Usually 60%–70%, depending on the bank, income, age and property.

Q: Can Singaporeans repay a Malaysian home loan in SGD?
A: Yes — some banks in Singapore offer Malaysian property loans to Singapore citizens and PRs, denominated and repaid in SGD.

Q: What documents do foreigners need for a home loan?
A: Usually passport, 3–6 months' payslips, CPF statement (Singaporeans), IRAS Notice of Assessment, bank statements and an employer letter; the self-employed need company and tax documents.

Q: Are Malaysian home loans fixed or floating?
A: Most are floating, linked to the bank's SBR or BR, so OPR changes affect your instalment.

Q: What if the bank's valuation is below my price?
A: The bank lends on the lower of price or valuation; you pay the difference in cash.

## MM2H in 2026 and Johor's SEZ MM2H
URL: https://johorbahrupropertyforu.com/guide/mm2h-sez-johor/

MM2H now has Silver (USD150k deposit, property from RM600k, 5-year visa), Gold (USD500k, RM1m, 15 years) and Platinum (USD1m, RM2m, 20 years). There is also an SEZ MM2H for Forest City's special financial zone in Johor, with a lower deposit (USD65k under 50, USD32k at 50 and above). Note: the MM2H property minimum is a federal condition — buying in Johor you must still meet Johor's foreigner floor (generally RM1 million).

Q: How much deposit does MM2H need in 2026?
A: Silver USD150,000, Gold USD500,000, Platinum USD1,000,000; the SEZ MM2H for Forest City needs USD65,000 under 50 or USD32,000 at 50 and above.

Q: Do I have to buy property for MM2H?
A: Under the 2026 conditions every tier requires residential property at a minimum price (Silver RM600k, Gold RM1m, Platinum RM2m).

Q: Can MM2H holders work in Malaysia?
A: Generally only the Platinum tier carries work or business rights; Silver and Gold do not.

Q: Can an MM2H Silver holder buy a RM600k home in Johor?
A: The RM600k is a federal MM2H condition, but Johor generally has a separate RM1 million floor for foreigners (outside exception zones). Both must be met.

Q: Does buying property give Malaysian PR?
A: No. Buying property does not grant permanent residency, and MM2H is a long-term visa only.

## RTS Link and JS-SEZ: the real impact on JB property
URL: https://johorbahrupropertyforu.com/guide/rts-js-sez-property-impact/

RTS Link (Bukit Chagar, JB ↔ Woodlands North, Singapore — about 5 minutes) is now expected in February 2027. The clearest winners are homes within walking distance of Bukit Chagar, especially for rentals. The JS-SEZ (signed January 2025) gives qualifying knowledge workers a 15% personal income tax rate for 10 years, supporting jobs and housing demand over time. But much of the good news is already in prices — check the premium, supply and rental competition before you buy.

Q: When will RTS Link open?
A: It is now expected to open in February 2027, about two months after the original end-2026 target.

Q: Where does RTS Link run?
A: From Bukit Chagar station in JB to Woodlands North station in Singapore — about 4 km and a 5-minute ride.

Q: What tax benefit does JS-SEZ give individuals?
A: Qualifying knowledge workers in the JS-SEZ get a 15% personal income tax rate for 10 years.

Q: Are homes near RTS worth buying?
A: Rental demand is strong, but prices already carry a premium and new supply nearby is heavy. Compare transacted prices, rental competition and how long you'll hold.

Q: Will JS-SEZ push up JB property prices?
A: It may support jobs and housing demand over time, but the effect takes years and varies by area. Don't buy on headlines alone.

## Malaysian non-Bumiputera buyers in JB: the complete guide
URL: https://johorbahrupropertyforu.com/guide/malaysian-chinese-buy-property-jb/

Malaysian citizens (non-Bumiputera) buying in JB face no price floor and no foreigner consent, but cannot buy Bumi units or Malay Reserve Land (unless a Bumi unit has been formally released). A first home up to RM500k is fully stamp-duty exempt (Budget 2027 proposes partial relief up to RM750k from 2027), EPF Akaun Sejahtera can fund the deposit and instalments, and banks usually lend up to 90% — but 70% maximum from your third housing loan.

Q: Can Malaysian Chinese buy a Bumi lot?
A: No, unless the Bumi unit has been formally released to non-Bumiputera with state approval. Have a lawyer check the title restrictions first.

Q: Is there a minimum price for Malaysians in Johor?
A: No. The RM1 million floor applies only to foreigners.

Q: How does first-home stamp duty work?
A: A first home up to RM500k is fully exempt on the transfer and loan agreement (SPAs to end-2027). Budget 2027 proposes, for SPAs in 2027–2030, the first RM500k fully exempt and the balance halved for homes up to RM750k.

Q: Can I still get 90% on a third property?
A: No. Third and subsequent housing loans are capped at 70%.

Q: Can Malaysians working in Singapore get a loan in JB?
A: Yes. Banks accept Singapore income, possibly at a conservative rate or with a haircut; bring SG payslips, CPF and tax statements.

## Bumi units, Malay Reserve Land and release: a must-read for non-Bumi buyers
URL: https://johorbahrupropertyforu.com/guide/bumi-lot-non-bumi-explained/

New residential projects in Johor generally reserve about 40% of units for Bumiputera buyers with about a 15% discount. Non-Bumiputera Malaysians and foreigners cannot buy these Bumi units unless the developer applies to the state for release and it's approved. Malay Reserve Land can only be held by Malays and is never released to you. Before buying subsale, have a lawyer check the restrictions on the title.

Q: Can non-Bumiputera buy a Bumi lot?
A: No, unless the unit has been formally released to non-Bumiputera with state approval.

Q: What is Johor's Bumi quota?
A: New Johor housing projects generally reserve about 40% of units for Bumiputera with about a 15% discount; actual terms depend on each project's approval.

Q: How do I know if a home is a Bumi lot?
A: For new launches, check the SPA and the developer's unit list; for subsale, have a lawyer run a land search and read the title's restriction in interest.

Q: Can Malay Reserve Land be sold to Chinese buyers?
A: No. Malay Reserve Land can only be held by Malays.

Q: How long does a Bumi release take?
A: There's no fixed time — it needs state approval, may be slow and may be refused. Only buy with formal approval in hand.

## First-home stamp duty exemption: RM500k free, RM750k partial
URL: https://johorbahrupropertyforu.com/guide/first-home-stamp-duty-exemption/

Malaysian citizens buying their first home at RM500k or less pay no stamp duty on the transfer (MOT) or the loan agreement (SPA signed by 31 December 2027). Budget 2027 proposes that for SPAs signed from 1 January 2027 to 31 December 2030, first homes up to RM750k get the first RM500k fully exempt and 50% off the balance (subject to gazette). Not available to foreigners.

Q: How much is the first-home stamp duty exemption?
A: Currently a first home up to RM500k is fully exempt from transfer and loan agreement duty (SPAs to end-2027).

Q: Is a RM600k home exempt?
A: Not under the current scheme (over RM500k). Budget 2027 proposes, for SPAs in 2027–2030, first homes up to RM750k get the first RM500k exempt and 50% off the balance, subject to gazette.

Q: Can foreigners claim the first-home exemption?
A: No, it is for Malaysian citizens only.

Q: Can joint buyers claim it?
A: Generally every buyer must be a first-time buyer; ask your lawyer to confirm.

Q: Does it apply to subsale homes?
A: Yes, if the first-home, price and signing-date conditions are met.

## Using EPF to buy a home: how Akaun Sejahtera works
URL: https://johorbahrupropertyforu.com/guide/epf-withdrawal-buy-house/

Since May 2024 EPF has three accounts: Akaun Persaraan, Akaun Sejahtera and Akaun Fleksibel. For housing you mainly use Akaun Sejahtera: to pay the deposit / price difference, reduce or settle a housing loan, or pay monthly instalments (subject to the withdrawal type). Generally the home must be in Malaysia and bought in your (or your spouse's) name.

Q: Which EPF account can be used to buy a house?
A: Mainly Akaun Sejahtera, for buying, reducing or settling a loan and monthly instalments.

Q: Can I withdraw before signing the SPA?
A: Generally you need the SPA and other documents to apply for the housing withdrawal.

Q: Can EPF pay my monthly instalments?
A: Yes, you can apply for monthly withdrawals for the loan, subject to balance and conditions.

Q: Can foreigners use EPF?
A: Foreigners generally have no Malaysian EPF, and Singaporeans' CPF can't be used for Malaysian property.

## Will your home loan be approved? DSR, CCRIS and CTOS explained
URL: https://johorbahrupropertyforu.com/guide/home-loan-approval-dsr-ccris/

Banks look at three things: DSR (all monthly debt ÷ net monthly income; within 60%–70% is generally safe), CCRIS (Bank Negara's 12-month repayment record) and CTOS (legal cases, business records and more). Download your free CCRIS, clear any arrears and cut credit card limits and instalment plans before applying — your odds rise a lot.

Q: What DSR do I need for a home loan?
A: Generally within 60%–70%; banks differ by income level, and higher earners may get a higher DSR.

Q: Can I get a loan with arrears on CCRIS?
A: It depends how serious and how recent. Clearing arrears and paying on time for several months improves your chances.

Q: Does PTPTN affect a home loan?
A: Yes. PTPTN repayments count in DSR, and arrears hurt your record.

Q: How do self-employed people get a home loan?
A: Usually at least 2 years of tax returns (Form B), company registration and 6–12 months of bank statements.

## How much cash do you need to buy in JB? Deposit and fees in full
URL: https://johorbahrupropertyforu.com/guide/property-buying-costs-johor/

On top of the deposit you need stamp duty, legal fees and loan costs. A Malaysian buying an RM800k home with a 90% loan needs about RM43k beyond the deposit; a foreigner buying an RM1.2m condo with a 70% loan needs about RM160k, because of the 8% stamp duty and Johor's ~3% levy. Developers of new launches sometimes absorb legal fees or offer rebates — read the conditions.

Q: How much do I need beyond the deposit to buy in JB?
A: Local buyers typically need about 3%–5% of the price (depending on first-home relief and legal fee packages); foreigners about 13% because of the 8% stamp duty and ~3% Johor levy.

Q: How are legal fees calculated?
A: On the statutory scale: 1.25% on the first RM500k, 1% on the next portion, minimum RM500, plus 8% SST and disbursements.

Q: What stamp duty do foreigners pay?
A: From 2026, a flat 8% transfer stamp duty on residential property, and 0.5% on the loan agreement.

Q: Are 'free legal fees' on new launches real?
A: Many developers absorb SPA and sometimes loan legal fees, but conditions vary — often only with panel lawyers and banks.

## Home loan rates, lock-in and refinancing explained
URL: https://johorbahrupropertyforu.com/guide/home-loan-rates-lock-in-refinance/

Most Malaysian home loans are floating, linked to the bank's SBR, which follows Bank Negara's OPR (held at 2.75% in September 2026). Compare the effective rate, the lock-in (usually 3–5 years, with an early-settlement penalty of about 2%–3% of the loan), the term / semi-flexi / full-flexi structure, and MRTA vs MLTA insurance. Islamic home financing is open to non-Muslims too.

Q: Are Malaysian home loans floating rate?
A: Most are, linked to the bank's SBR, which moves with the OPR.

Q: What happens if I sell during the lock-in?
A: You usually pay an early-settlement penalty of about 2%–3% of the loan, per your agreement.

Q: Can non-Muslims take Islamic home financing?
A: Yes, Islamic financing is open to everyone.

Q: MRTA or MLTA?
A: MRTA is cheaper with cover that reduces with the loan and usually ends on refinance or sale; MLTA costs more but stays level and portable.

## RPGT: rates, retention and how it's calculated
URL: https://johorbahrupropertyforu.com/guide/rpgt-guide/

Selling at a profit triggers RPGT. Malaysian citizens / PRs: 30% within 3 years, 20% in year 4, 15% in year 5, 0% from year 6. Foreigners: 30% within 5 years, 10% from year 6. At completion the buyer's lawyer retains 3% (citizen/PR sellers) or 7% (foreign sellers) of the price for the tax office; any excess is refunded. Gain = sale price − purchase price − allowable costs (legal fees, stamp duty, agent fees, value-adding renovation).

Q: What RPGT do foreigners pay?
A: 30% if sold within 5 years, 10% from year 6.

Q: When is RPGT zero for Malaysians?
A: Malaysian citizens / PRs pay 0% when selling from year 6.

Q: How much does the lawyer retain on sale?
A: The buyer's lawyer retains 3% (citizen/PR seller) or 7% (foreign seller) of the price for LHDN; the excess is refunded after assessment.

Q: How is the RPGT gain calculated?
A: Sale price minus purchase price and allowable costs such as legal fees, stamp duty, agent fees and capital renovation.

Q: Do I file RPGT if I sell at a loss?
A: Yes. File within 60 days even with no gain to recover the retention.

## Rental income tax: residents vs non-residents
URL: https://johorbahrupropertyforu.com/guide/rental-income-tax-malaysia/

Rent from a Malaysian property is Malaysian-sourced income. Tax residents (generally 182+ days a year in Malaysia) pay progressive personal rates; non-residents (most Singaporean and foreign owners) are generally taxed at 30% of net rent with no personal reliefs. Net rent = rent − allowable expenses (assessment, quit rent, loan interest, maintenance, fire insurance, repairs). Singapore generally doesn't tax foreign-sourced income received by individual residents (check with IRAS).

Q: Do Singaporeans pay Malaysian tax on rent from a JB home?
A: Yes. It is Malaysian-sourced income; non-residents are generally taxed at 30% of net rent and must file yearly.

Q: What expenses can be deducted from rental income?
A: Generally assessment, quit rent, loan interest, maintenance and sinking fund, fire insurance and repairs; not loan principal or improvements.

Q: Will Singapore tax my JB rent too?
A: Per IRAS, foreign-sourced income received in Singapore by individual tax residents is generally exempt (except through partnerships). Confirm with IRAS or a tax adviser.

Q: Can I run an Airbnb in my condo?
A: It depends on the building's management rules — many condos ban or restrict short-term rentals. Ask before you buy.

## Freehold, leasehold, strata and commercial titles
URL: https://johorbahrupropertyforu.com/guide/freehold-leasehold-strata/

Freehold has no expiry and resells easily; 99-year leasehold must be renewed with the state for a premium, and a short remaining lease limits bank loans. Condos have strata titles, with common areas run by a JMB / MC. Many serviced apartments sit on commercial land, which can mean different utility tariffs, loan and tax treatment. Have a lawyer check the title type, remaining lease and restrictions.

Q: Freehold or 99-year leasehold?
A: Freehold has no expiry and resells more easily, usually at a higher price; leasehold is cheaper but a short remaining lease affects loans and resale. Decide by your holding plan.

Q: What happens when a 99-year lease expires?
A: You apply to the state to renew and pay a premium set by the state.

Q: How is a serviced apartment different from a condo?
A: Many serviced apartments are on commercial land, so utilities and assessment may be at commercial rates and loans and taxes may be treated differently.

Q: Which titles do foreigners buy?
A: In Johor foreigners mostly buy strata condos or gated strata landed homes, freehold or leasehold, subject to the floor and state consent.

## Yearly holding costs: quit rent, assessment, maintenance
URL: https://johorbahrupropertyforu.com/guide/holding-costs-quit-rent-assessment/

Owning in Johor means quit rent (cukai tanah) paid to the land office by 31 May each year, assessment tax (cukai pintu) paid to your city council in two halves by end-February and end-August (MBJB for JB, MBIP for Iskandar Puteri, etc.), and for condos a maintenance fee plus sinking fund (generally 10% of the maintenance fee). Foreign owners must pay on time even when away — late payment attracts penalties.

Q: When is quit rent due in Johor?
A: By 31 May each year, paid to the land office.

Q: How often is assessment tax paid?
A: Usually in two halves, by end-February and end-August, to your city council.

Q: What is a sinking fund?
A: A condo's reserve for major repairs (facade, lifts, roof), generally 10% of the maintenance fee.

Q: How do foreign owners pay quit rent and assessment?
A: Online through the land office and council systems, or via a property manager or agent.

## Wills and inheritance for Malaysian property
URL: https://johorbahrupropertyforu.com/guide/property-will-inheritance/

For non-Muslims, Malaysian property passes under your will (via a High Court grant of probate); without a will it is distributed under the Distribution Act 1958, which takes longer. Key point: joint owners of Malaysian land hold shares — when one dies, that share does not automatically pass to the other but goes into the estate. Foreign owners should make a separate Malaysian will for Malaysian assets.

Q: If joint owners buy in Malaysia, does the survivor get the property automatically?
A: Generally no. Co-owners of Malaysian land hold shares, and the deceased's share passes under their will or by law.

Q: Do foreigners with Malaysian property need a Malaysian will?
A: It's recommended — a separate Malaysian will for Malaysian assets makes the process faster and simpler for your family.

Q: What if there is no will?
A: Non-Muslims' families apply for letters of administration and the estate is distributed under the Distribution Act 1958, which usually takes longer.

Q: What is a small estate?
A: An estate including immovable property within the statutory cap (currently RM5 million) and meeting conditions, handled by the land office / small estates unit.

## New launch vs subsale: full process and timeline
URL: https://johorbahrupropertyforu.com/guide/new-launch-vs-subsale-process/

New launch: book → sign the SPA within about 14–21 days paying 10% → pay in stages as it's built → delivery within 24 months (landed) or 36 months (strata) under the statutory contract, with LAD payable for late delivery. Subsale: offer with earnest deposit → SPA up to 10% → pay the balance within usually 3 months (+1 month extension); longer for foreigners awaiting consent. New launches offer protection and staged payment; subsale lets you see the home and move in sooner.

Q: How long until a new launch is handed over?
A: Under the Housing Development Act's statutory contracts, generally within 24 months for landed and 36 months for strata homes.

Q: What if the developer delivers late?
A: You can claim liquidated ascertained damages (LAD) under the SPA, generally 10% of the price per year of delay.

Q: How long does a subsale take?
A: Usually 3 months plus a 1-month extension; longer for foreigners awaiting state consent.

Q: New launch or subsale?
A: New launches offer staged payment, statutory protection and perks; subsale lets you move in sooner and see what you buy. It depends on timing, cash and risk appetite.

## Avoiding property scams in JB: 7 rules
URL: https://johorbahrupropertyforu.com/guide/avoid-property-scams-check-developer/

Seven rules: 1 check the developer licence and advertising permit (APDL); 2 check the project's status on TEDUH; 3 make sure the agent is a registered REN / REA / PEA (verifiable with LPPEH); 4 pay only into the developer's company / project account or a lawyer's account — never a personal account; 5 for subsale, have a lawyer verify the owner; 6 be wary of "guaranteed returns"; 7 never use a nominee.

Q: How do I know a developer is reliable?
A: Check the licence and advertising permit numbers, look up the project on TEDUH and review the developer's past projects.

Q: How do I check if an agent is registered?
A: Malaysian estate agents must be registered as REN / REA / PEA — search by name or number on the LPPEH website.

Q: Can I pay the booking fee into an agent's personal account?
A: No. New launches: the developer's company or project account. Subsale: a lawyer's or registered agency's client account.

Q: Are guaranteed rental returns reliable?
A: Be careful — the guarantee is often priced in and rents may fall afterwards. Check the guarantor and actual rents nearby.

## Handover inspection checklist and the 24-month DLP
URL: https://johorbahrupropertyforu.com/guide/vacant-possession-defect-checklist/

After you get the keys you have a 24-month defect liability period (DLP). Report defects in writing; the developer generally must repair within 30 days. If it doesn't, you can repair after giving notice and recover the cost (including from the stakeholder sum held by lawyers). Disputes can go to the Tribunal for Homebuyer Claims, up to RM50,000. Focus on hollow tiles, cracks, leaks, doors and windows, electrics and drainage.

Q: How long is the warranty on a new home?
A: Under the Housing Development Act, generally a 24-month defect liability period after handover.

Q: How quickly must the developer repair defects?
A: Generally within 30 days of written notice.

Q: What if the developer won't repair?
A: After notice you can repair and recover the cost from the developer, or apply to the Tribunal for Homebuyer Claims (up to RM50,000).

Q: Should I inspect before renovating?
A: Yes. Inspect and report first so responsibility is clear.

## Investing in JB: yield, supply risk and exit
URL: https://johorbahrupropertyforu.com/guide/rental-yield-oversupply-jb/

Judge JB investments on net yield, not gross: (annual rent − maintenance − assessment − quit rent − insurance − repairs − vacancy − tax) ÷ total outlay. JB has a large supply of serviced apartments, and NAPIC reports have long placed Johor among the states with the most unsold units, so rental competition is stiff. Pick real tenant demand (near RTS / checkpoints, industrial zones, universities, hospitals), estimate rent conservatively and plan your holding period and RPGT.

Q: What rental yield do JB condos give?
A: It varies widely by project, location and management. Deduct maintenance, taxes, repairs, vacancy and rental tax and look at net yield, not gross.

Q: Is JB property oversupplied?
A: Serviced apartment supply is large, and NAPIC reports have long placed Johor among the states with the most overhang; some areas face stiff rental competition.

Q: Will homes near RTS rent out?
A: Demand is strong, but so is new supply nearby. Compare actual transacted rents and the number of competing projects.

Q: What should foreigners investing in JB watch?
A: The RM1m floor, 8% stamp duty and state levy, 30% rental tax, 30% RPGT within 5 years, and whether you can resell to foreigners later.

## JB schools guide: Chinese primary, Foon Yew and international schools
URL: https://johorbahrupropertyforu.com/guide/schools-guide-jb/

Choose the education path first: Chinese primary + independent secondary (JB has Foon Yew 1–5 and many other SJKCs; Foon Yew High School has its JB main campus plus Kulai and Seri Alam branches); international schools cluster in Iskandar Puteri / EduCity, Mount Austin and Forest City; universities include Southern University College and UTM in Skudai and EduCity's branch campuses. Living within 15–20 minutes of school makes the school run far easier.

Q: Which independent Chinese secondary schools are in JB?
A: Foon Yew High School, with its JB main campus and Kulai and Seri Alam branches.

Q: Where are JB's international schools?
A: Mainly in Iskandar Puteri / EduCity and Mount Austin, plus Forest City.

Q: Does buying a home decide which SJKC my child attends?
A: SJKC applications are generally by address, but popular schools are competitive — check with the school or education office first.

Q: Where should I live for Foon Yew?
A: Mature city neighbourhoods for the main campus, Kulai / Senai for the Kulai branch, and Seri Alam, Masai or Permas for the Seri Alam branch.

## Feng shui and Chinese customs: a practical guide
URL: https://johorbahrupropertyforu.com/guide/feng-shui-buying-tips/

Many Chinese buyers look at orientation (avoiding west sun), T-junctions facing the front door, doors facing doors or lifts, nearby cemeteries, hospitals, pylons or temples and house numbers (avoid 4, like 8). Whether or not you believe, these affect resale because the next buyer may care. Practically, afternoon sun and ventilation matter most for tropical comfort and power bills.

Q: Do I need to consider feng shui?
A: It's personal. But in areas with mostly Chinese buyers, feng shui concerns affect resale, so it's worth understanding.

Q: Which orientation is best in JB?
A: Practically, avoiding west sun in the living room and master bedroom keeps the home cooler and bills lower; north or south facing is popular.

Q: What is a T-junction (lu chong)?
A: When a road points straight at the front door — traditionally unlucky, and practically brings headlights and noise.

Q: Are homes numbered 4 cheaper?
A: Some Chinese buyers avoid the number 4, so the resale buyer pool may be smaller and there may be room to negotiate.

## Moving to JB: visas, commuting, healthcare and banking
URL: https://johorbahrupropertyforu.com/guide/moving-to-jb-living-cost/

Buying a home doesn't let you live here long-term: Singaporeans can generally visit visa-free for short stays (about 30 days); long stays need MM2H, the DE Rantau digital nomad pass, a work pass or a dependant pass. Daily commuters care most about crossing time — RTS Link is expected in February 2027. JB has several private hospitals and living costs well below Singapore's; opening a Malaysian bank account generally needs your passport plus proof of address or status, varying by bank.

Q: Can I live in JB long-term if I buy a home?
A: No visa comes with property. Long stays need MM2H, a digital nomad pass, a work pass or a dependant pass.

Q: How long can Singaporeans stay in Malaysia?
A: Singaporeans can generally visit visa-free for short stays (about 30 days), per the latest Malaysian Immigration rules.

Q: Is commuting from JB to Singapore practical?
A: It depends on where you live and when you travel. Near the Causeway or RTS is easiest; the Second Link suits Iskandar Puteri and Bukit Indah. RTS Link is expected in February 2027.

Q: Can foreigners open a Malaysian bank account?
A: Yes, generally with a passport and proof of address or status; requirements vary and some banks may ask for a pass.

## 新山市中心 · 武吉查卡（RTS）：买房地区指南
URL: https://johorbahrupropertyforu.com/zh/areas/jb-city-bukit-chagar/

步行可到关卡与 RTS 站，过关上班最方便；高楼公寓为主，外国人选择多。

Q: 武吉查卡 RTS 附近的房子适合外国人吗？
A: 外国人可买 RM100万以上的单位，RTS 周边有不少项目；但同区新供应多，要比较步行距离、实际成交价和出租竞争。

Q: 住新山市中心去新加坡上班要多久？
A: 视通关方式与时段。RTS Link 通车后单程约 5 分钟（不含通关排队）；走长堤则高峰时段可能很久。

Q: 市中心的服务式公寓有什么要注意？
A: 很多建在商业地上，水电与门牌税可能较高；也要看管理层规定（例如是否允许短租）。

## 依斯干达公主城 · Medini · Puteri Harbour：买房地区指南
URL: https://johorbahrupropertyforu.com/zh/areas/iskandar-puteri-medini/

州行政中心、EduCity、Legoland、Puteri Harbour；近第二通道，Medini 有外国人门槛例外报道。

Q: 外国人在 Medini 可以买 RM100万以下的房子吗？
A: 有报道指 Medini 由发展商直接出售的新分层单位不受 RM100万门槛限制，但范围与条件须以州政府最新条例及律师确认为准。

Q: 依斯干达公主城去新加坡方便吗？
A: 去新加坡西部（Tuas、Jurong）走第二通道较顺；去市中心或北部则要考虑长堤或 RTS。

Q: 依斯干达公主城适合自住吗？
A: 适合喜欢宽敞、规划新城和国际学校的家庭；日常生活多需要开车。

## 奥斯汀 Mount Austin · 地不佬 Tebrau：买房地区指南
URL: https://johorbahrupropertyforu.com/zh/areas/mount-austin-tebrau/

美食街、AEON / IKEA / Toppen 商圈，成熟的华人生活圈，有地与公寓都有。

Q: Mount Austin 适合外国人买吗？
A: 有部分 RM100万以上的公寓与有门禁的有地项目；外国人要确认项目有外国人配额并符合门槛。

Q: Mount Austin 去新加坡要多久？
A: 要开车到长堤或 RTS 站，视交通而定，高峰时段较久。

Q: Mount Austin 生活方便吗？
A: 非常方便，餐饮、商场、诊所、补习中心都集中，是新山最热闹的生活圈之一。

## Taman Molek · Johor Jaya · Permas Jaya：买房地区指南
URL: https://johorbahrupropertyforu.com/zh/areas/taman-molek-permas/

成熟老牌住宅区，美食多、价格比 Mount Austin 友善；Permas 有河景公寓，经东部疏散道去关卡。

Q: Taman Molek 和 Mount Austin 哪个好？
A: Mount Austin 较新、较热闹但价格较高；Taman Molek 更成熟、价格一般较友善，看你的预算与喜好。

Q: Permas Jaya 去新加坡方便吗？
A: 经东部疏散道（EDL）去长堤关卡较快，但要视交通时段。

Q: 外国人在 Permas 可以买吗？
A: 可以买 RM100万以上、开放给外国人的单位，但这一带此类选择较少。

## 武吉英达 Bukit Indah · Nusa Bestari：买房地区指南
URL: https://johorbahrupropertyforu.com/zh/areas/bukit-indah-nusa-bestari/

西部成熟生活圈，AEON Bukit Indah 一带吃喝方便，去第二通道与依斯干达公主城都近。

Q: Bukit Indah 适合在新加坡上班的人吗？
A: 如果在新加坡西部上班、走第二通道，Bukit Indah 是不错的选择。

Q: Bukit Indah 生活方便吗？
A: 方便，以 AEON Bukit Indah 为中心，餐饮超市诊所齐全。

Q: 外国人可以在 Bukit Indah 买房吗？
A: 可以买符合门槛、开放给外国人的项目，但选择有限。

## 士姑来 Skudai · Sutera · Perling：买房地区指南
URL: https://johorbahrupropertyforu.com/zh/areas/skudai-sutera/

UTM、南方大学学院所在；Sutera、Mutiara Rini、Perling 是成熟华人住宅区，价格较友善。

Q: 士姑来适合出租给学生吗？
A: UTM 与南方大学学院带来学生租屋需求，但要看距离校园、交通与竞争。

Q: 外国人可以在士姑来买房吗？
A: 这一带大部分房价低于 RM100万，外国人选择较少。

Q: Taman Sutera 和 Mutiara Rini 怎么样？
A: 都是成熟的华人住宅区，生活方便，价格相对友善。

## 丹加湾 Danga Bay：买房地区指南
URL: https://johorbahrupropertyforu.com/zh/areas/danga-bay/

海滨高楼公寓集中，经滨海大道去关卡较快；海景好，但供应多、出租竞争大。

Q: Danga Bay 的公寓值得投资吗？
A: 海景与近关卡是优点，但供应多、出租竞争大；要看实际租金与入住率，不要只看宣传回报。

Q: Danga Bay 去新加坡方便吗？
A: 经滨海大道去长堤关卡较快，也可转去 RTS 站，视交通而定。

Q: Danga Bay 适合自住吗？
A: 适合喜欢海景、以开车为主的人；步行可达的日常配套较少。

## Horizon Hills · Eco Botanic · Gelang Patah：买房地区指南
URL: https://johorbahrupropertyforu.com/zh/areas/horizon-hills-eco-botanic/

有门禁的有地社区（高尔夫、公园），近第二通道与国际学校；适合要空间的家庭。

Q: 外国人可以买 Horizon Hills 或 Eco Botanic 的有地房产吗？
A: 部分有门禁的分层有地项目开放给外国人，须符合 RM100万门槛并获州政府批准；请先确认项目有外国人配额。

Q: Gelang Patah 去新加坡方便吗？
A: 离第二通道近，去新加坡西部较顺。

Q: 这一带适合退休吗？
A: 环境安静、绿地多，适合喜欢空间的退休人士，但生活需要开车。

## 古来 Kulai · Indahpura · Senai：买房地区指南
URL: https://johorbahrupropertyforu.com/zh/areas/kulai-indahpura-senai/

华人小镇氛围、价格友善，近士乃机场与宽柔古来分校；离新加坡较远。

Q: 古来适合在新加坡上班的人吗？
A: 离关卡较远，每天通勤较辛苦，更适合在新山北部工作的人。

Q: 外国人可以在古来买房吗？
A: 大部分房价低于 RM100万，外国人选择很少。

Q: 古来的房价怎么样？
A: 一般比新山市区与依斯干达公主城友善，有地房产选择多。

## 森林城市 Forest City：买房地区指南
URL: https://johorbahrupropertyforu.com/zh/areas/forest-city/

人工岛大型项目，特别金融区与 SEZ MM2H；价格已大幅调整，但入住率与配套仍是主要风险。

Q: Forest City 外国人可以买吗？
A: 可以，但门槛与条件各方说法不一（特别金融区有专门安排），购买前请律师以最新条例确认。

Q: Forest City 值得投资吗？
A: 价格已大幅调整，但入住率、配套与转售流动性都是主要风险，较适合了解风险、以自用或特定签证用途为主的买家。

Q: 什么是 SEZ MM2H？
A: 针对 Forest City 特别金融区的 MM2H 类别，定存门槛较低：50 岁以下 USD65,000，50 岁及以上 USD32,000。

## JB City Centre · Bukit Chagar (RTS)
URL: https://johorbahrupropertyforu.com/areas/jb-city-bukit-chagar/

Walk to the checkpoint and RTS station — the easiest commute to Singapore; mostly high-rise, many options for foreigners.

Q: Are homes near Bukit Chagar RTS suitable for foreigners?
A: Foreigners can buy units at RM1m and above, and many projects surround RTS; but supply is heavy, so compare walking distance, transacted prices and rental competition.

Q: How long is the commute from JB city to Singapore?
A: It depends on how and when you cross. RTS Link will take about 5 minutes (plus clearance); the Causeway can take very long at peak hours.

Q: What should I check with city serviced apartments?
A: Many are on commercial land, so utilities and assessment may cost more; also check management rules, e.g. on short-term rentals.

## Iskandar Puteri · Medini · Puteri Harbour
URL: https://johorbahrupropertyforu.com/areas/iskandar-puteri-medini/

State admin centre, EduCity, Legoland and Puteri Harbour; near the Second Link, with a reported foreigner-floor exception in Medini.

Q: Can foreigners buy below RM1 million in Medini?
A: Reports say new strata units sold directly by developers in Medini are exempt from the RM1m floor, but the scope and conditions must be confirmed with a lawyer against the latest state rules.

Q: Is Iskandar Puteri convenient for Singapore?
A: For western Singapore (Tuas, Jurong) the Second Link is smooth; for the city or the north consider the Causeway or RTS.

Q: Is Iskandar Puteri good to live in?
A: It suits families who like space, a planned city and international schools; daily life usually needs a car.

## Mount Austin · Tebrau
URL: https://johorbahrupropertyforu.com/areas/mount-austin-tebrau/

Food streets and the AEON / IKEA / Toppen cluster — a mature, mostly Chinese neighbourhood with landed homes and condos.

Q: Is Mount Austin suitable for foreign buyers?
A: Some condos and gated landed projects are above RM1m; foreigners must confirm foreigner quota and the floor.

Q: How long from Mount Austin to Singapore?
A: You drive to the Causeway or RTS station — it depends on traffic, longer at peak hours.

Q: Is Mount Austin convenient to live in?
A: Very — food, malls, clinics and tuition centres are all close; it's one of JB's liveliest hubs.

## Taman Molek · Johor Jaya · Permas Jaya
URL: https://johorbahrupropertyforu.com/areas/taman-molek-permas/

Mature estates with great food and friendlier prices than Mount Austin; Permas has riverside condos and the EDL to the checkpoint.

Q: Taman Molek or Mount Austin?
A: Mount Austin is newer and livelier but pricier; Taman Molek is more established and usually more affordable — it depends on budget and taste.

Q: Is Permas Jaya convenient for Singapore?
A: The EDL to the Causeway is quick, depending on the time of day.

Q: Can foreigners buy in Permas?
A: Yes, units at RM1m+ that are open to foreigners — but such options are fewer here.

## Bukit Indah · Nusa Bestari
URL: https://johorbahrupropertyforu.com/areas/bukit-indah-nusa-bestari/

A mature west-side hub around AEON Bukit Indah, close to Iskandar Puteri and the Second Link.

Q: Does Bukit Indah suit people working in Singapore?
A: If you work in western Singapore and use the Second Link, Bukit Indah is a good choice.

Q: Is Bukit Indah convenient?
A: Yes — centred on AEON Bukit Indah with food, supermarkets and clinics.

Q: Can foreigners buy in Bukit Indah?
A: Yes, in projects meeting the floor and open to foreigners, but choices are limited.

## Skudai · Taman Sutera · Perling
URL: https://johorbahrupropertyforu.com/areas/skudai-sutera/

Home to UTM and Southern University College; Sutera, Mutiara Rini and Perling are mature, more affordable Chinese neighbourhoods.

Q: Is Skudai good for student rentals?
A: UTM and Southern UC create demand, but check distance to campus, transport and competition.

Q: Can foreigners buy in Skudai?
A: Most homes here are below RM1m, so foreigners have few options.

Q: What are Taman Sutera and Mutiara Rini like?
A: Both are mature Chinese neighbourhoods — convenient and relatively affordable.

## Danga Bay
URL: https://johorbahrupropertyforu.com/areas/danga-bay/

Waterfront high-rises with quick Coastal Highway access to the checkpoint; great views but heavy supply and rental competition.

Q: Are Danga Bay condos a good investment?
A: Sea views and checkpoint access are pluses, but supply is heavy and rental competition stiff — look at actual rents and occupancy, not promised returns.

Q: Is Danga Bay convenient for Singapore?
A: The Coastal Highway reaches the Causeway quickly, or you can head to the RTS station, traffic permitting.

Q: Is Danga Bay good to live in?
A: It suits people who like sea views and drive everywhere; few daily amenities are walkable.

## Horizon Hills · Eco Botanic · Gelang Patah
URL: https://johorbahrupropertyforu.com/areas/horizon-hills-eco-botanic/

Gated landed communities (golf, parks) near the Second Link and international schools — for families wanting space.

Q: Can foreigners buy landed homes in Horizon Hills or Eco Botanic?
A: Some gated strata landed projects are open to foreigners, subject to the RM1m floor and state consent — confirm foreigner quota first.

Q: Is Gelang Patah convenient for Singapore?
A: It's near the Second Link, so western Singapore is easy.

Q: Is the area good for retirement?
A: Quiet and green — good for retirees who like space, but you'll need a car.

## Kulai · Indahpura · Senai
URL: https://johorbahrupropertyforu.com/areas/kulai-indahpura-senai/

A Chinese small-town feel at friendlier prices, near Senai Airport and Foon Yew's Kulai branch; far from Singapore.

Q: Does Kulai suit people working in Singapore?
A: It's far from the checkpoints, so daily commuting is tiring; better for people working in northern JB.

Q: Can foreigners buy in Kulai?
A: Most homes are below RM1m, so foreigners have very few options.

Q: How are Kulai prices?
A: Generally friendlier than JB city and Iskandar Puteri, with many landed homes.

## Forest City
URL: https://johorbahrupropertyforu.com/areas/forest-city/

A large reclaimed-island project with Special Financial Zone status and SEZ MM2H; prices have fallen sharply, but occupancy and amenities remain the key risks.

Q: Can foreigners buy in Forest City?
A: Yes, but the floor and conditions are reported inconsistently (the SFZ has special arrangements) — have a lawyer confirm against the latest rules.

Q: Is Forest City a good investment?
A: Prices have fallen sharply, but occupancy, amenities and resale liquidity are major risks; it suits buyers who understand them and buy mainly for own use or a specific visa purpose.

Q: What is the SEZ MM2H?
A: An MM2H category for the Forest City SFZ with lower deposits: USD65,000 under 50 and USD32,000 at 50 and above.

## 财政预算案 2027：首购族印花税豁免扩大至 RM75万
URL: https://johorbahrupropertyforu.com/zh/news/budget-2027-first-home-stamp-duty-rm750k/

政府在财政预算案 2027 宣布：首购族购买 RM50万以下住宅继续全免印花税；RM75万以下的住宅，首 RM50万全免、余额享 50% 豁免，适用于 2027 年 1 月 1 日至 2030 年 12 月 31 日签署的 SPA。

## Budget 2027: first-home stamp duty relief widened to RM750,000
URL: https://johorbahrupropertyforu.com/news/budget-2027-first-home-stamp-duty-rm750k/

Budget 2027 keeps full stamp duty exemption for first-time buyers of homes up to RM500,000. For homes up to RM750,000, the first RM500,000 is fully exempt and the balance gets 50% relief, for SPAs signed from 1 January 2027 to 31 December 2030.

## RTS Link 预计 2027 年 2 月通车
URL: https://johorbahrupropertyforu.com/zh/news/rts-link-expected-february-2027/

连接新山武吉查卡与新加坡兀兰北的 RTS Link 客运服务，最新预计 2027 年 2 月开始，比原定 2026 年底约迟两个月；系统测试与试运行目标在 2026 年 12 月 31 日前完成。

## RTS Link now expected to open in February 2027
URL: https://johorbahrupropertyforu.com/news/rts-link-expected-february-2027/

Passenger service on RTS Link between Bukit Chagar in JB and Woodlands North in Singapore is now expected to start in February 2027, about two months after the original end-2026 target; system tests and trial runs are targeted for completion by 31 December 2026.

## 国家银行维持 OPR 2.75%，下次议息 11 月 5 日
URL: https://johorbahrupropertyforu.com/zh/news/opr-held-2-75-september-2026/

马来西亚国家银行在 9 月会议维持隔夜政策利率（OPR）于 2.75%。下一次货币政策委员会会议定于 2026 年 11 月 5 日。

## Bank Negara holds OPR at 2.75%; next meeting 5 November
URL: https://johorbahrupropertyforu.com/news/opr-held-2-75-september-2026/

Bank Negara Malaysia kept the Overnight Policy Rate at 2.75% at its September meeting. The next Monetary Policy Committee meeting is scheduled for 5 November 2026.

## 外国人购买住宅印花税 2026 年起调整为固定 8%
URL: https://johorbahrupropertyforu.com/zh/news/foreigner-stamp-duty-8-percent-2026/

根据 2025 年财政法案的修订，自 2026 年 1 月 1 日起，外国人（不包括马来西亚永久居民）购买住宅产业的产权转让印花税为固定 8%，之前为 4%。商业产业维持 4%。

## Foreign buyers' stamp duty on homes rises to a flat 8% from 2026
URL: https://johorbahrupropertyforu.com/news/foreigner-stamp-duty-8-percent-2026/

Under amendments in the Finance Act 2025, from 1 January 2026 foreigners (excluding Malaysian permanent residents) buying residential property pay a flat 8% transfer stamp duty, up from 4%. Commercial property stays at 4%.

## 柔佛外国人购房征费调高至 3%（最低 RM30,000）
URL: https://johorbahrupropertyforu.com/zh/news/johor-foreign-levy-3-percent/

据报道，柔佛自 2025 年 7 月 1 日起把外国人购房征费从 2%（最低 RM20,000）调高至 3%（最低 RM30,000），在截止日前签约并按时提交文件的交易可沿用旧费率。

## Johor raises foreign-buyer levy to 3% (minimum RM30,000)
URL: https://johorbahrupropertyforu.com/news/johor-foreign-levy-3-percent/

Johor reportedly raised its levy on foreign property purchases from 2% (minimum RM20,000) to 3% (minimum RM30,000) from 1 July 2025, with deals signed before the deadline and filed on time keeping the old rate.

## 马新签署柔佛–新加坡经济特区（JS-SEZ）协议
URL: https://johorbahrupropertyforu.com/zh/news/js-sez-agreement-signed/

JS-SEZ 协议在第 11 届马新领导人年度会议上交换，由安华与黄循财见证。特区目标是首 5 年 50 个项目、创造 2 万个技术职位；马来西亚其后公布合格知识型员工 15% 个人所得税等优惠。

## Malaysia and Singapore sign the Johor–Singapore SEZ agreement
URL: https://johorbahrupropertyforu.com/news/js-sez-agreement-signed/

The JS-SEZ agreement was exchanged at the 11th Malaysia–Singapore Leaders' Retreat, witnessed by Prime Ministers Anwar Ibrahim and Lawrence Wong. It targets 50 projects and 20,000 skilled jobs in five years; Malaysia later announced incentives including 15% personal tax for qualifying knowledge workers.