23/04/2026

PROPERTY THURSDAY | APR 23, 2026

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Johor is top spot for investment in 2026

Malaysia must shift its focus from

building more to

RM530,000 in five years. That is a substantial gain on a relatively small deposit,” said Ansari. “Not all of Johor is the same,“ Ansari warned. “The strongest performers are landed homes priced between RM400,000 and RM700,000, especially in growth corridors near new infrastructure and the Singapore border. Two-to-three-storey terrace houses are by far the most transacted property type. “Some areas that appear to have the most investor interest are Iskandar Puteri, Tebrau, and the RTS corridor. These locations have good rental demand from professionals and cross-border workers. They also promise potential price appreciation. Every buyer should carefully research their acquisition, however. “Johor is a market with genuine fundamentals that investors believe they can rely on for the medium to long term.” “Malaysia’s economy is growing faster than expected, inflation is low, and interest rates are stable,” said Ansari. “These tend to be ideal conditions for property investment. But within Malaysia, Johor offers the best combination of yield and growth right now. That is why I call it my top pick for 2026,” he added.

the Rapid Transit System link, and a sustained wave of manufacturing investment have all contributed to creating buyer demand in the property market. This is a once-in-a lifetime series of transformations that will permanently raise prices in the local market,” said Ansari. He added that these projects make Johor a magnet and help explain its rapid population growth. Johor is the destination for nearly three out of four Malaysians who move between states. And the number of people living in Johor is increasing by 12.5% per year. The population of the state will double in about six years. “Johor also gets strong cross border interest from Singapore, China, other parts of Asia, and Europe and Australia. In sum, Johor is a top destination in a way it simply was not five years ago,” Ansari noted. He said gross rental yields in Johor Bahru run between 5% and 6.5%. The mortgage interest rate on a typical 30-year home loan today is around 4.5%. That means, in most cases, the rental income your property generates will likely be higher than your financing costs. So, your tenant is effectively paying your mortgage. “And prices are appreciating. If Johor continues growing at its current pace, the same RM400,000 property could be worth more than The name ViO evokes a spirit of movement and journey, while Banj’ran takes inspiration from the Malay word Banjaran (mountain range). Together, the name reflects a retreat defined by elevation, nature, and a clear sense of arrival. Within the enclave, two and three storey bungalows are designed for multi-generational living, with land sizes from approximately 5,070 sq ft to 8,934 sq ft and built-up areas of up to 6,944 sq ft, providing the scale and privacy suited to lasting ownership. ViO Banj’ran has been awarded Gold Provisional GreenRE Certification under the Residential Category, reflecting IJM Land’s commitment to sustainable and responsible development. Smart home systems, including access controls such as facial recognition and fingerprint entry, support secure and efficient daily living. Rainwater harvesting for garden

KUALA LUMPUR: Johor is the standout property investment destination in Malaysia this year, offering investors a rare combination of the country’s fastest-rising house prices, strong rental yields, and several big infrastructure projects that will continue to drive growth, according to comments released by Kashif Ansari, co-founder and group CEO of Juwai IQI. “When I look across Malaysia’s property markets, Johor stands alone right now,” Ansari said, adding that house prices there rose 5.3% in the most recent annual figures from Napic, which is several times faster than the national average of 0.7% and more than any other state. That sort of outperformance attracts buyers. “The Forest City SEZ, the Johor Singapore Special Economic Zone, major infrastructure projects make state a magnet: Juwai IQI CEO o Strong price growth, solid rental yields and

maintaining what already exists. – PIX BY KOZYMEII KONG

Refurbishment: Smarter care for M’sia’s buildings

MALAYSIA has spent decades focusing on what to build next. Far less attention has been paid to what happens after buildings are completed. The result is increasingly visible: ageing properties, rising maintenance failures, and billions of ringgit locked in assets that are underperforming, underutilised, or quietly deteriorating. At a time when more than half of newly completed residential units remain unsold, the real question facing the construction sector is no longer whether we should build more, but why we continue to neglect what we already have. Refurbishment is becoming one of the most practical, economically sound, and sustainable strategies for Malaysia’s built environment, and delaying it is costing us more than many realise. According to the National Property Information Centre, 23,515 completed residential units remained unsold as of the first quarter of 2025 ( Laporan Status Harta Tanah H1 2025.pdf) This reflects a deeper mismatch between where capital is being deployed and where real demand exists. We continue to channel resources into new developments while structurally sound buildings, commercial offices, retail spaces, public facilities, and strata properties struggle with declining relevance, inefficiency, and maintenance issues. In many cases, these assets could be revitalised faster and at a lower cost through refurbishment than by waiting for demand to absorb new supply. Refurbishment unlocks value that already exists. Well-executed upgrades can improve rental yields, extend asset lifespan, and reposition properties to meet current usage needs, whether for hybrid work, energy efficiency, or safety standards. More importantly, refurbishment redirects investment towards utilisation rather than expansion, a far more disciplined response to

today’s market realities. Across Malaysia, we are already seeing building owners and property managers increasingly prioritise refurbishment over redevelopment. At Nippon Paint, we have worked with a range of building owners to support refurbishment projects involving façade repainting and waterproofing upgrades, including residential developments such as Molek Regency and Imperia Condominium in Johor, commercial properties like Setiawalk in Selangor, as well as institutional buildings such as Universiti Malaysia Terengganu and Bangunan Yayasan Islam Terengganu. These projects demonstrate how existing assets can be revitalised while minimising disruption to occupants and operations. As Malaysia looks towards the future, building owners, managers, and developers have an opportunity to reset how maintenance and refurbishment are approached, shifting from reactive fixes to long-term asset stewardship. Done right, refurbishment helps preserve and futureproof assets. At Nippon Paint, we have seen how a system-based approach delivers more sustainable, performance-driven outcomes. By understanding how different construction elements interact over time, refurbishment can extend building lifespans while safeguarding asset value. This thinking underpins Nippon Paint’s Total Coating & Construction Solutions (TCCS) platform, which integrates compatible waterproofing and repainting systems designed for Malaysia’s climate. By offering end-to-end solutions, TCCS helps building owners move from reactive maintenance to preventive protection. This article was contributed by Nippon Paint Malaysia general manager Tay Sze Tuck.

IJM Land’s ViO Banj’ran meets vacant possession timeline PETALING JAYA: Perched high above the township, ViO Banj’ran has always been envisioned as a sanctuary shaped by elevation, space, and time. Reserved for a discerning circle of homeowners, this private hilltop enclave stands among the most exclusive landed addresses within Seremban 2 Heights. With only 40 residences across 13 acres of elevated terrain, this address is reserved for a select few. Vacant Possession for this exclusive hilltop bungalow enclave commenced this January, in accordance with the project timeline, bringing a long-held vision to completion. provides long-term value for our homeowners.” use, water saving fittings, solar PV readiness, solar thermal systems for hot water, and provisions for electric vehicle charging are integrated with a focus on practicality and future readiness. Common areas are illuminated with solar-powered lighting, while a comprehensive security framework including 24-hr surveillance, security cameras, anti-climb fencing, and professionally trained guards ensures a discreet and well-managed living environment befitting a private hilltop enclave.

Reflecting on the development’s long-term value, Chai said, “A home should continue to reward its owners through the years, not only in how it is lived in, but in how it holds its meaning and value over time. ViO Banj’ran was created with that responsibility in mind, offering a home environment that families can grow into and take pride in for generations.”

“Reaching Vacant Possession on schedule reflects the discipline and clarity behind the planning of ViO Banj’ran,” said IJM Land chief operating officer Datuk Chai Kian Soon. “From the outset, our focus was on building a hilltop address defined by quality and spatial generosity, ensuring a level of planning that

ViO Banj’ran rises above the township, where mountain ranges stretch outward and daily life settles into quiet clarity.

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