Real Estate · Johor & Iskandar房地产 · 柔佛与依斯干达Hartanah · Johor & Iskandar
Johor property, RTS-ready.柔佛房产，RTS 蓄势待发。Hartanah Johor, sedia untuk RTS.
Sourcing, negotiation and tenancy across Skudai, Iskandar Puteri, Tebrau and the RTS corridor — under IQI Realty Sdn Bhd. Licensed negotiator REN 63353.士姑来、依斯干达公主城、地不佬及 RTS 沿线的选房、议价与租务，统一由 IQI Realty Sdn Bhd 旗下持牌经纪 REN 63353 经手。Carian, rundingan dan sewaan di Skudai, Iskandar Puteri, Tebrau dan koridor RTS — di bawah IQI Realty Sdn Bhd. Perunding berlesen REN 63353.
What we handle for you.我们为您打理什么。Apa yang kami uruskan.
Three lanes — buy, sell, rent — each with the same checklist of due diligence, paperwork and loan coordination.买卖与租赁三条线，每一条都附完整的尽调、文件与贷款对接清单。Tiga laluan — beli, jual, sewa — semuanya dengan senarai semak penuh.
Buying置业购房Pembelian
Primary & sub-sale sourcing, RTS-corridor briefings, developer negotiation, end-to-end loan and SPA coordination with our panel lawyers.一手 / 二手房源、RTS 沿线楼盘解读、发展商议价、贷款与买卖合约（SPA）全流程对接律师。Sumber primer & sub-jualan, taklimat RTS, rundingan pemaju, koordinasi pinjaman & SPA dengan panel peguam kami.
SKUDAI · IP · TEBRAU · JB CITY
Selling业主放盘Penjualan
Honest valuation against live IQI comps, staging guidance, paid listing distribution and viewing management — no exclusive lock-in upfront.参考 IQI 内部成交价做诚实估价、布置建议、付费房源推广与看房管理 — 不强制独家锁定。Penilaian jujur, panduan persiapan, pengedaran iklan berbayar dan pengurusan lawatan — tanpa kunci eksklusif.
FAIR VALUATION · STAGED · DISTRIBUTED
Renting出租 / 找租Sewaan
Tenancy agreements, stamp duty, deposit handling and renewal management. Especially useful for SG-based owners letting out RTS-corridor units.租约草拟、印花税、按金托管与续约管理 — 尤适合身在新加坡的 RTS 沿线业主。Perjanjian sewa, duti setem, pengurusan deposit dan pembaharuan — sesuai untuk pemilik di Singapura.
FOR SG-BASED OWNERS
WHY JOHOR · WHY NOW为什么是柔佛 · 为什么是现在KENAPA JOHOR · KENAPA SEKARANG
The corridor is no longer a weekend trip.这条走廊不再是周末才走。Koridor ini bukan lagi perjalanan hujung minggu.
RTS Link cuts Bukit Chagar–Woodlands North to five minutes. With the S$ to RM gap intact, Johor — and the Skudai/Tebrau/IP outer ring in particular — is the practical extension of Singapore living, not a getaway. We help you enter cleanly.RTS 把武吉查卡到兀兰北的通勤压缩到 5 分钟。新币兑令吉的差距仍在，柔佛 — 尤其是士姑来、地不佬与依斯干达公主城外围 — 已成为新加坡日常居住的延伸，不再只是度假。我们帮你干净利落地入场。RTS Link pendekkan Bukit Chagar–Woodlands North kepada 5 minit. Dengan jurang S$/RM yang stabil, Johor menjadi sambungan praktikal kehidupan Singapura — kami bantu anda masuk dengan bersih.
Jan '27
RTS Link · 5 minBukit Chagar ↔ Woodlands North · 10k pax/hr each way · construction completes end-2026.武吉查卡 ↔ 兀兰北 · 单向每小时 1 万人次 · 2026 年底建成。Bukit Chagar ↔ Woodlands North · 10k penumpang/jam.
2026
JS-SEZ deepeningTax & visa frameworks rolling out; RM 91.1B approved investment into Johor in 9M 2025 — highest of any state.税务与签证框架持续落地；2025 年前 9 个月柔佛获批投资 911 亿令吉 — 全国各州最高。Kerangka cukai & visa; RM 91.1B pelaburan diluluskan 9M 2025 — tertinggi.
'25–'26
Prices compounding房价持续上行Harga meningkatJohor HPI ≈ +6% y/y to Jan 2026; JB serviced apartments +20.4% in Q2'25 vs 2024 average (NAPIC).柔佛房价指数至 2026 年 1 月同比约 +6%；新山服务式公寓 25 年 Q2 较 24 年均价 +20.4%（NAPIC）。HPI Johor ≈ +6% y/y; apartmen servis JB +20.4% (NAPIC).
ART & ETS spilloverTebrau, Bandar Dato' Onn, Skudai catching outer-ring demand.地不佬、拿督翁镇、士姑来正承接外围溢出需求。Tebrau, Bandar Dato' Onn, Skudai menerima limpahan permintaan.
A clean four-step process.清晰的四步流程。Empat langkah, kemas.
No surprises, no extra fees. You always know which step we're on.不走回头路，无额外费用。每一步都清清楚楚。Tiada kejutan, tiada caj tambahan.
A taste of what's on the table this month. Real photos & full numbers shared on WhatsApp.本月部分代表房源。完整照片与数字请 WhatsApp 索取。Contoh bulan ini. Gambar & angka penuh melalui WhatsApp.
RTS · 4 KMproperty shot — Bukit Chagar
Premium high-rise · Bukit Chagar武吉查卡高层公寓Pangsapuri tinggi · Bukit Chagar
JOHOR BAHRU · CITY
RM 1,180,000
321,250 ft²
FAMILYproperty shot — Bandar Dato' Onn
2.5-storey link · Bandar Dato' Onn拿督翁镇 2.5 层排屋Rumah teres 2.5 tingkat · Bandar Dato' Onn
JOHOR BAHRU · OUTER RING
RM 920,000
432,200 ft²
YIELDproperty shot — Skudai near UTM
Service apartment · Skudai (UTM)士姑来公寓（近 UTM）Pangsapuri perkhidmatan · Skudai
SKUDAI · NEAR UTM
RM 560,000
22820 ft²
FEATURED PROJECTS · RANKED BY DEVELOPER主推楼盘 · 按发展商排序PROJEK PILIHAN · MENGIKUT PEMAJU
EXSIM leads the desk — then the rest.EXSIM 领跑我们的推荐清单 — 其余顺排。EXSIM mendahului meja kami — selebihnya menyusul.
We rank by developer track record first. EXSIM’s two Johor entries — both CIQ-walkable — sit at the top; the rest are the developments and sub-sale clusters we’re actively transacting. Full developer kits on WhatsApp.我们首先按发展商口碑排序。EXSIM 在柔佛的两个项目（均步行可达 CIQ）占据榜首；其余为我们正在积极成交的一手与二手项目。完整发展商资料请 WhatsApp 索取。Kami susun mengikut rekod pemaju dahulu. Dua projek EXSIM di Johor — kedua-duanya dekat CIQ — di puncak; selebihnya projek aktif kami. Kit pemaju penuh di WhatsApp.
Why:看点：Kenapa: Freehold city-centre mixed development wired straight into JB Sentral, City Square and the CIQ — EXSIM's flagship cross-border yield play.自由保有地段的市中心综合发展，直连 JB Sentral、City Square 与 CIQ — EXSIM 旗舰跨境出租标的。 Pembangunan bandar pegangan bebas terus ke JB Sentral, City Square & CIQ — projek tunjang EXSIM.
02
EXSIMPRIMARY · LAUNCH
The Asteriaz @ Kebun TehThe Asteriaz @ Kebun TehThe Asteriaz @ Kebun Teh
JB CITY · KEBUN TEH
DEVELOPER · EXSIM GROUP
Units
848
Size
560–915 ft²
Tower
45 floors
GDV
RM 446M
Why:看点：Kenapa: EXSIM's first Johor tower — pedestrian CIQ access and tight commuter-sized units; strongest entry-price-to-yield case for SG renters.EXSIM 柔佛首座高楼 — 步行可达 CIQ、紧凑通勤户型；新加坡租客入门价对回报最优。 Menara pertama EXSIM di Johor — akses pejalan kaki ke CIQ, unit padat untuk penyewa SG.
Why:看点：Kenapa: Mature township, Eco-Galleria amenities, 12-min drive to Tuas Second Link.成熟新镇，Eco-Galleria 配套齐全，距大士第二通道车程 12 分钟。 Bandar matang, kemudahan Eco-Galleria, 12 min ke Tuas Link.
Why:看点：Kenapa: School cluster, AEON, and EDL access — strongest own-stay narrative for young families.学区聚集、AEON 与 EDL 便利 — 自住年轻家庭的首选。 Kelompok sekolah, AEON, akses EDL — sesuai keluarga muda.
06
RTS · 4 KMCORPORATE LET
Sunway Iskandar · Citrine SOHO双威依斯干达 Citrine SOHOSunway Iskandar · Citrine SOHO
ISKANDAR PUTERI · MEDINI
DEVELOPER · SUNWAY PROPERTY
Sub-sale
RM 540k–780k
Yield
4.8–5.5% p.a.
Tenure
Freehold (Medini)
RPGT
0% · Medini relief
Why:看点：Kenapa: Medini zone — RPGT-exempt for foreigners; clean entry for SG/HK buyers.Medini 区享外资 RPGT 豁免 — 新港买家最干净的入场点。 Zon Medini — pengecualian RPGT untuk warga asing.
PAST PROJECTS · SOLD-OUT ARCHIVE往期项目 · 完售归档PROJEK LAMPAU · ARKIB JUALAN PENUH
Launch sold out — archived for reference.新盘完售 — 归档备查。Pelancaran terjual habis — diarkibkan untuk rujukan.
Landmark developments whose primary launch has fully closed. We no longer transact new units here — but we still handle sub-sale and rental across all of them. Tap WhatsApp for current resale listings.以下为一手新盘已全数售罄的标志性项目。我们不再承做这些项目的一手单位，但二手转售与出租仍可全程代理。点击 WhatsApp 索取最新转售房源。Pembangunan mercu tanda yang pelancaran primernya telah ditutup sepenuhnya. Kami tidak lagi menguruskan unit baharu di sini — tetapi kami masih uruskan sub-jualan dan sewaan. WhatsApp untuk senarai jualan semula terkini.
SOLD OUT
01
COMPLETEDSUB-SALE ONLY
R&F Princess Cove
JB CITY · CIQ · WATERFRONT
STATUS · PRIMARY LAUNCH SOLD OUT
Archive:归档：Arkib: Completed CIQ-front waterfront landmark. Primary launch fully sold; we transact sub-sale & rental only.已竣工的 CIQ 海滨地标。一手全数售罄；现仅承做二手转售与出租。 Mercu tanda tepi laut hadapan CIQ yang telah siap. Launch primer habis dijual; sub-jualan & sewaan sahaja.
SOLD OUT
02
COMPLETEDSUB-SALE ONLY
Senibong Cove
PERMAS JAYA · WATERFRONT
STATUS · PRIMARY LAUNCH SOLD OUT
Archive:归档：Arkib: Gated waterfront township, handed over and occupied. Launch closed — resale and lease only.已交付入住的封闭式海滨新镇。一手结束 — 仅余二手转售与租赁。 Bandar tepi laut berpagar, telah diserah & diduduki. Launch ditutup — jualan semula & sewa sahaja.
SOLD OUT
03
COMPLETEDSUB-SALE ONLY
Country Garden Central Park
DANGA BAY · JB CITY
STATUS · PRIMARY LAUNCH SOLD OUT
Archive:归档：Arkib: Danga Bay high-rise, completed. Developer launch sold out; sub-sale stock on request.已竣工的 Danga Bay 高层。发展商一手售罄；二手房源可按需提供。 Menara tinggi Danga Bay, telah siap. Launch pemaju habis dijual; stok sub-jualan atas permintaan.
Archive reflects primary-launch status. Sub-sale availability changes — confirm current units on WhatsApp.归档仅反映一手销售状态。二手房源随时变动 — 请 WhatsApp 确认最新单位。Arkib menunjukkan status pelancaran primer. Ketersediaan sub-jualan berubah — sahkan unit terkini di WhatsApp.
IQI JOHOR · PROJECT ACCESS LISTIQI 柔佛 · 项目清单IQI JOHOR · SENARAI PROJEK
The full IQI Johor project list.IQI 柔佛项目完整清单。Senarai penuh projek IQI Johor.
New-launch and sub-sale developments we can transact across Johor through IQI Realty. Tap any project to request the developer kit, pricing, PSF, tenure and VP on WhatsApp.我们通过 IQI Realty 可在全柔佛承做的一手与二手项目。点击任一项目，即可 WhatsApp 索取发展商资料、价格、PSF、地契与交楼期。Projek pelancaran baru & sub-jualan yang boleh kami uruskan di seluruh Johor melalui IQI Realty. Ketik mana-mana projek untuk maklumat penuh di WhatsApp.
53projects on access个可承做项目projek tersediaUpdated quarterly · prices on request每季更新 · 价格按需提供Dikemas kini suku tahunan
Buying direct from the developer.直接向发展商购买。Membeli terus daripada pemaju.
A "primary" or "project" sale is a brand-new unit bought from the developer before or shortly after completion. In Malaysia it's governed by the Housing Development (Control & Licensing) Act 1966 (HDA) and its Schedule G (landed) / Schedule H (strata) statutory SPA — terms you cannot waive, designed to protect the buyer."一手"或"项目"销售指在竣工前后直接向发展商购买的全新单位。在马来西亚受《1966 年房屋发展（管制与执照）法》（HDA）及其附表 G（有地）/ 附表 H（分层）法定买卖合约约束 — 这些条款不可豁免，旨在保护买家。Jualan "primer" / "projek" ialah unit baharu daripada pemaju, dikawal oleh Akta Pemajuan Perumahan 1966 (HDA) & Jadual G / H.
WHY BUY PRIMARY
What a new launch gives you.新盘能给你什么。Apa yang pelancaran baharu beri.
Progressive payment进度付款Bayaran berperingkat — for under-construction units you pay as the building rises (Schedule H stages), easing cash flow vs a completed unit.在建单位按工程进度付款（附表 H 阶段），相较现房现金压力更小。bayar mengikut kemajuan binaan (peringkat Jadual H).
Defect Liability Period (DLP)缺陷保修期（DLP）Tempoh Liabiliti Kecacatan — 24 months after vacant possession; developer repairs defects free under the statutory SPA.交吉后 24 个月；发展商依法定 SPA 免费维修缺陷。24 bulan selepas milikan kosong; pemaju baiki percuma.
Latest spec & choice最新规格与选择权Spesifikasi terkini — first pick of layout, floor, facing; modern M&E, EV-ready bays, newest facilities.优先挑户型、楼层、朝向；现代机电、预留充电桩、最新配套。pilihan pertama susun atur, tingkat, hadapan.
CONSIDER BEFORE YOU SIGN
The trade-offs to weigh.要权衡的取舍。Pertimbangan sebelum tandatangan.
Construction risk施工风险Risiko pembinaan — delays or abandonment. Mitigate by checking the developer's HDA licence + advertising permit (AP) on the KPKT portal and their track record.延期或烂尾。可在 KPKT 门户核查发展商 HDA 执照 + 广告准证（AP）及过往交付记录以降低风险。kelewatan / terbengkalai. Semak lesen HDA & AP di portal KPKT.
Buy on a model, not the real unit看样板而非实物Beli berdasarkan model — show-unit finishes & furniture may not be standard. Read the SPA's Third Schedule spec carefully.样板房的装修与家具未必是标配。务必细读 SPA 附表三的规格。kemasan show-unit mungkin bukan standard.
No rental yet暂无租金收入Belum ada sewa — no income during construction; LAD (liquidated damages) compensates only if VP is late.建设期无收入；仅当延迟交吉时才有违约赔偿金（LAD）。tiada pendapatan; LAD hanya jika VP lewat.
Master-title period总地契阶段Tempoh hakmilik induk — strata title issues post-VP; until then you hold a beneficial interest under the SPA, not an individual title.分层地契在交吉后才发出；在此之前你依 SPA 持有受益权益，而非个别地契。hakmilik strata selepas VP.
THE PRIMARY-PURCHASE JOURNEY一手购买流程PERJALANAN PEMBELIAN PRIMER
01 · BOOKING
Booking fee & form订金与认购书Yuran tempahan
Pay a booking fee (usually RM 1k–10k or 2–3% — note: technically beyond HDA, often refundable) and sign the developer's booking form. Submit IC / passport & income docs for loan pre-check.支付订金（通常 RM 1k–10k 或 2–3%，严格上属 HDA 之外，多可退）并签认购书。递交身份证 / 护照与收入文件做贷款预审。Bayar yuran tempahan & tandatangan borang. Hantar dokumen untuk pra-semak pinjaman.
02 · SPA + LOAN
Sign SPA within 14 days14 日内签 SPATandatangan SPA
Developer's panel lawyer prepares the Schedule G/H SPA. Sign within 14 days of booking. Apply housing loan + MRTA/MLTA; pay 10% down-payment less booking fee.发展商指定律师拟附表 G/H 合约。订购后 14 日内签署。同时申请房贷 + MRTA/MLTA，支付 10% 首付（扣订金）。Peguam panel sedia SPA Jadual G/H. Mohon pinjaman; bayar 10% deposit.
03 · BUILD
Progressive billing进度计费Bil berperingkat
Bank releases loan in stages against architect's Form 7/8 certificates as the building rises — foundation, frame, roof, M&E, completion. You service interest on released portions only.银行按建筑师 Form 7/8 进度证明分阶段放款 — 地基、结构、屋顶、机电、竣工。你仅就已放款部分付息。Bank lepas pinjaman berperingkat ikut sijil arkitek.
04 · VP + DLP
Vacant possession + keys交吉与收匙Milikan kosong
VP delivered with CCC (Certificate of Completion & Compliance). Conduct joint defect inspection; 24-month DLP begins. Strata title issued later; rent or move in.凭 CCC（竣工与合规证书）交吉。进行联合验房；24 个月 DLP 起算。分层地契稍后发出；出租或入住。VP dengan CCC. Pemeriksaan kecacatan; DLP 24 bulan bermula.
SCHEDULE H · STRATA SPA PAYMENT STAGESHDA 1966
How a RM 600,000 condo is billed during build.一套 RM 60 万公寓在建期如何计费。Bagaimana kondo RM 600k dibilkan semasa binaan.
Stage阶段Peringkat
%
Amount金额Jumlah
Upon signing SPA (down-payment)签署 SPA（首付）Tandatangan SPA
10%
RM 60,000
Foundation & piling completed地基与打桩完成Asas & cerucuk siap
On VP + 8 mo retention / final交吉后 + 8 个月保留 / 尾款VP + 8 bln tahanan / akhir
12.5%
RM 75,000
Indicative; exact stages per Schedule H, Third Schedule. The final 5% (of the 12.5%) is a retention sum held against defects for the first 8 months of the DLP.仅供参考；准确阶段见附表 H 第三附表。尾款中 5% 为保留金，于 DLP 前 8 个月用于抵扣缺陷。Anggaran; peringkat tepat ikut Jadual H. 5% akhir ialah jumlah tahanan kecacatan.
Buying a completed unit from another owner.向另一位业主购买现成单位。Membeli unit siap daripada pemilik lain.
A "sub-sale" is the resale of a property that already has an issued title (or is past VP), transacted between two private parties — not the developer. The contract is a negotiated SPA under the National Land Code 1965 & Contracts Act 1950, not the HDA statutory form. What you see is what you buy."二手转售"指已发出地契（或已过交吉）的房产，在两个私人方之间转手 — 而非发展商。合约是依《1965 国家土地法典》与《1950 合约法》协商的 SPA，而非 HDA 法定格式。所见即所得。"Sub-jualan" ialah jualan semula hartanah yang sudah ada hakmilik, antara dua pihak persendirian — bukan pemaju. SPA dirunding di bawah Kanun Tanah Negara 1965.
WHY BUY SUB-SALE
The case for the secondary market.买二手的理由。Kelebihan pasaran sekunder.
What you see is what you get所见即所得Apa dilihat itu yang dibeli — real unit, real view, real renovation & finishes. View the exact property and the actual neighbours, traffic, sun direction.真实单位、真实景观、真实装修。可亲自看实物、邻里、车流、采光。unit sebenar, pemandangan sebenar, jiran sebenar.
Immediate rental income即时租金收入Pendapatan sewa segera — often sold tenanted; cash flow starts the month you complete. No construction wait.常带租约出售；成交当月即有现金流。无需等建设。selalu berpenyewa; aliran tunai segera.
Negotiable, motivated price可议、动机明确的价格Harga boleh runding — prices set by sellers, not a fixed price list. Urgent / migrating sellers can mean genuine below-market entry.价格由卖方设定，非固定价目表。急售 / 移民卖家可能带来真正低于市价的入场点。harga ditetapkan penjual; boleh dirunding.
Mature address成熟地段Alamat matang — established township, proven amenities, working management corporation (MC) & sinking fund — fewer unknowns.成熟新镇、已验证配套、运作中的管理机构（MC）与偿债基金 — 未知数更少。bandar matang, MC & dana tenggelam berfungsi.
CONSIDER BEFORE YOU OFFER
Where sub-sale needs care.二手要留心之处。Perkara perlu berhati-hati.
Higher upfront cash前期现金更高Tunai pendahuluan tinggi — 10% deposit on the OTP, full legal fees & stamp duty (no developer waiver), and any valuation shortfall paid in cash.OTP 付 10% 订金、全额律师费与印花税（无发展商减免）、估值差额需现金补足。deposit 10%, yuran guaman & duti setem penuh.
Condition & age状况与楼龄Keadaan & usia — no DLP — defects are yours. Inspect plumbing, wiring, waterproofing; older blocks may need re-wiring or have lift / facade upgrade levies.无 DLP — 缺陷自负。检查水电、防水；老楼可能需重新布线或面临电梯 / 外墙维修摊款。tiada DLP — kecacatan tanggungan anda.
Title & encumbrances地契与产权负担Hakmilik & bebanan — verify clean title, no caveats, outstanding loan redemption, quit rent / assessment / MC arrears. We run a land search before any offer.核实地契清晰、无私人保留地权、原贷款赎回、地税 / 门牌税 / 管理费欠款。出价前我们先做土地查册。sahkan hakmilik bersih, tiada kaveat / tunggakan.
Seller's RPGT & consent卖方 RPGT 与同意RPGT & kebenaran penjual — leasehold needs state consent to transfer (adds weeks); 3% of price is retained by your lawyer for the seller's RPGT.租赁地转名需州政府同意（增加数周）；律师会预扣售价 3% 用于卖方 RPGT。pajakan perlu kebenaran negeri; 3% ditahan untuk RPGT.
THE SUB-SALE TRANSACTION · ~3 MONTH TIMELINE二手交易流程 · 约 3 个月URUS NIAGA SUB-JUALAN · ~3 BULAN
01 · OTP / BOOKING
Letter of Offer + 2–3%意向书 + 2–3%Surat Tawaran + 2–3%
Buyer pays an earnest deposit (2–3%) on a signed Offer to Purchase. Price, inventory and completion period agreed. Loan eligibility checked.买方在签署购买意向书时支付诚意金（2–3%）。议定价格、家具清单与完成期。核查贷款资格。Bayar deposit (2–3%) atas surat tawaran. Harga & inventori dipersetujui.
02 · SPA · 14 DAYS
Sign SPA, top up to 10%签 SPA，补足 10%Tandatangan SPA
Within 14 days, both sides sign the SPA before their own lawyers; buyer tops the deposit to 10%. Land search & bankruptcy search done. Loan formally applied.14 日内双方在各自律师见证下签 SPA；买方补足订金至 10%。完成土地与破产查册。正式申请贷款。Dalam 14 hari, tandatangan SPA; deposit dinaikkan ke 10%.
03 · COMPLETION
Pay 90% in 3 months3 个月内付 90%Bayar 90% dalam 3 bulan
Completion period (commonly 3 months + 1 month extension). Bank releases the loan; lawyer redeems the seller's loan, retains RPGT, settles arrears. State consent obtained if leasehold.完成期（通常 3 个月 + 1 个月延期）。银行放款；律师赎回卖方贷款、预扣 RPGT、结清欠款。租赁地取得州政府同意。Tempoh penyelesaian 3 + 1 bulan. Bank lepas pinjaman; peguam tebus.
04 · MOT + KEYS
Transfer + vacant possession转名 + 交吉Pindah milik + kunci
Memorandum of Transfer (Form 14A) stamped & registered at the land office; title moves to buyer. Keys, access cards & meters handed over. Move in or take over the tenancy.转让备忘录（Form 14A）盖印并在土地局登记；地契过户至买方。交付钥匙、门禁卡与水电表。入住或承接租约。MOT (Borang 14A) didaftar; hakmilik berpindah. Kunci diserah.
SIDE-BY-SIDE · WHICH ROUTE FITS YOU
Primary vs sub-sale at a glance.一手对二手 · 一览。Primer vs sub-jualan sekali pandang.
All-in numbers, no surprises.所有费用都摊在桌面上。Angka penuh, tiada kejutan.
Worked example: a Malaysian buyer purchasing an RM 800,000 sub-sale unit with 90% margin financing. Numbers below follow Stamp Act (Amendment) 2024 brackets.案例：本地买家购买一套 RM 800,000 二手单位，按 90% 贷款。下表按 2024 印花税修正法令的级距计算。Contoh: pembeli tempatan, unit sub-jualan RM 800,000, pembiayaan 90%. Mengikut Akta Setem (Pindaan) 2024.
Item项目Item
Basis计算依据Asas
Amount (RM)金额（RM）Jumlah (RM)
Purchase price购买价Harga belian
SPA value
800,000
Down-payment (10%)头期首付（10%）Bayaran muka 10%
90% MOF
80,000
Stamp duty · MOT印花税 · 转名（MOT）Duti setem · MOT
1/2/3% tiered
19,000
Stamp duty · Loan印花税 · 贷款合约Duti setem · Pinjaman
0.5% of loan
3,600
Legal · SPA律师费 · 买卖合约Guaman · SPA
Scale, panel
5,800
Legal · Loan律师费 · 贷款Guaman · Pinjaman
Scale
4,800
Valuation & disbursements估价 & 杂项Penilaian & bayaran lain
Bank panel
2,400
MRTA (optional)递减式房贷险（选配）MRTA (pilihan)
via Lonpac
7,200
Total cash needed合计现金支出Jumlah tunai diperlukan
excl. MRTA不含 MRTAtidak termasuk MRTA
115,600
FINANCING NOTES融资要点NOTA PEMBIAYAAN
From SPA to keys: 90–120 days.从签 SPA 到拿钥匙：90–120 天。SPA hingga kunci: 90–120 hari.
We pre-shop your loan with 3–4 banks before the SPA is even signed. Approval ratio for our pipeline stays above 85% on first submission.SPA 签约前，我们就先在 3–4 家银行预审你的贷款。首次提交批准率长期保持在 85% 以上。Kami pra-tinjau pinjaman dengan 3–4 bank sebelum SPA. Kadar lulus >85%.
Worked example · cash-out案例 · 现金支出Contoh · tunai keluar
RM 115,600
~14.5% of purchase price. Foreign buyers add 4% RPGT-on-disposal & state-specific consent levy — we model both before commitment.约购买价的 14.5%。外资买家另加 4% RPGT 与各州外资同意费 — 签约前我们都会预先测算。~14.5% harga. Pembeli asing tambah RPGT & levi negeri — kami modelkan dahulu.
Two taxes decide what a property actually costs you.两个税费，决定一套房子真正的价钱。Dua cukai menentukan kos sebenar sesuatu hartanah.
Stamp duty is paid by the buyer at transfer (MOT) and on the loan agreement. RPGT is paid by the seller on the chargeable gain at disposal. The matrix below covers Stamp Act (Amendment) Act 2024 brackets and Real Property Gains Tax Act 1976 rates per Schedule 5 (post-Budget 2026).印花税 由买家在转名（MOT）及贷款合同上缴。RPGT 由卖家于变现时就应税盈利缴付。下表依据 2024 印花税修正法令及 1976 年产业盈利税法令附表 5（2026 财政预算后）。Duti setem dibayar pembeli; RPGT dibayar penjual atas keuntungan boleh dikenakan cukai. Tertakluk Akta Setem 2024 + RPGT 1976 Jadual 5.
First-home stamp duty exemption首套房印花税豁免Pengecualian rumah pertama
Citizens buying their first home up to RM 500,000 receive 100% MOT & loan stamp-duty exemption for SPAs executed between 1 Jan 2024 – 31 Dec 2027. Jointly held with spouse counts as one buyer for the cap.公民首购、价值 不超 RM 50 万 的房产享 100% MOT 与贷款印花豁免（8 本成为一）。适用 2024-01-01 至 2027-12-31 表头。100% pengecualian MOT untuk rumah pertama warga ≤ RM 500k (SPA 2024–2027).
PU(A) 369/2024
Love & affection transfer亲属之间转让Pindah milik kasih sayang
Spouse-to-spouse: 100% stamp duty + RPGT exemption. Parent–child: 50% MOT + RPGT at acquisition cost (no gain). Useful for estate planning & refinancing into a single-borrower name.夫妻互转：印花税与 RPGT 全免。父母↔子女：MOT 减卍 · RPGT 以原估价加计（无盈利）。适用遗产规划与重融资。Pasangan: pengecualian penuh. Ibu bapa–anak: 50% MOT + RPGT pada kos asal.
Sched 1A Stamp Act 1949
Medini Iskandar RPGT reliefMedini 依斯干达 RPGT 豁免Pengecualian RPGT Medini
Properties within designated Medini zones (under IRDA) carry a 0% RPGT for non-citizens on disposal — the only Malaysian zone with this carve-out. Confirmed via the Iskandar Investment Berhad master agreement.Medini 指定区（依斯干达发展局 IRDA）内产业变现时，外籍买家亨 RPGT 0%—— 全马唯一。依据 Iskandar Investment Berhad 主协议。Medini sahaja — RPGT 0% untuk warga asing.
PU(A) 53/2007 · IIB master
JOHOR STATE CONSENT LEVY · NLC s.433B
Foreign buyers pay an additional 2% of SPA value or RM 20,000 (whichever higher) state-consent levy to Pejabat Tanah dan Galian Johor at MOT — separate from federal stamp duty. We package this and the Schedule 9 application in one file.外资买家在 MOT 阶段需向柔佛州土地与矿产处（PTG）额外缴纳SPA 价值 2% 或 RM 20,000（以高者为准）的州同意费，与联邦印花税独立。我们一次打包 Schedule 9 申请。Pembeli asing: 2% nilai SPA atau RM 20,000 (mana lebih tinggi) sebagai levi persetujuan negeri kepada PTG Johor.
JOHOR AREA GUIDES · ISKANDAR BLUEPRINT柔佛地段指南 · 依斯干达蓝图PANDUAN KAWASAN JOHOR · PELAN ISKANDAR
Five flagship zones, five playbooks.五大旗舰区，五套打法。Lima zon utama, lima strategi.
We read Johor the way Iskandar Malaysia's Comprehensive Development Plan does — through its five flagship zones (A–E). Each zone has a distinct economic engine, tenant pool and entry quirk; we pre-screen by which one fits your goal.我们按依斯干达《综合发展蓝图》的逻辑读柔佛 — 以五大旗舰区（A–E）为框架。每个区有不同的经济引擎、租客来源与入手门槛；我们先按你的目标区分。Kami baca Johor seperti Pelan Pembangunan Komprehensif Iskandar — melalui lima zon utama (A–E). Setiap zon ada enjin ekonomi & kolam penyewa tersendiri.
A
JB CITY CENTRE
CBD · Danga Bay · CIQ
New Financial District + RTS/CIQ gateway新金融区 + RTS/CIQ 门户Daerah Kewangan Baharu + RTS/CIQ
Cluster-buy strategy preferred建议批量入手Strategi beli kelompok
ENGINE · MANUFACTURING · PORTS
RM 320k–620k worker-grade
E
SENAI–SKUDAI
Skudai · Senai · UTM
Senai Airport + Hi-Tech Park + UTM辛中机场 + 高科技园 + UTMLapangan Senai + Hi-Tech Park + UTM
Student, staff & SME tenant pool · 6–7%学生、教职与中小企租客 · 6–7%Pelajar, staf & PKS · 6–7%
Airport-growth + ART line catchment机场增长 + ART 线辐射Pertumbuhan lapangan + laluan ART
ENGINE · AVIATION · HI-TECH · KNOWLEDGE
RM 460k–820k condo/SOHO
CLIENT STORIES客户故事KISAH PELANGGAN
Three buyers, three different finish lines.三位买家，三种不同的成交方式。Tiga pembeli, tiga garisan penamat.
SG · YIELD
Nicholas pre-screened five RTS-corridor units, drove me through three on a Saturday, and had the loan letter on my email by Wednesday. I didn't take leave from work.Nicholas 把 RTS 沿线的五个单位先帮我筛过，星期六带我看了三个，星期三贷款 LO 就到了邮箱。我没请一天假。Nicholas tapis lima unit di koridor RTS, bawa saya tengok tiga pada Sabtu, surat pinjaman tiba pada Rabu. Saya tak ambil cuti.
CT
Mr Chua T.SG TECH LEAD · 1 UNIT · BUKIT CHAGAR
OWN-STAY
We were juggling school timing, my husband's BTO timeline and a tight cash buffer. Nicholas walked us through the maths twice — then found the cluster home we actually ended up in.学校时间、丈夫的 BTO 进度、紧张的现金都要兼顾。Nicholas 把数字给我们算了两遍，最后那间组屋式排屋就是他找的。Kami uruskan jadual sekolah, BTO suami, dan tunai yang ketat. Nicholas terangkan dua kali — kemudian jumpa rumah yang kami akhirnya duduk.
SL
Mrs Sarah L.FAMILY · CLUSTER HOME · BANDAR DATO' ONN
PORTFOLIO
After the first Skudai unit cleared, we did three more in eighteen months. Every single tenancy was signed before keys. Tenancy admin still runs through them.第一套士姑来单位 OK 之后，18 个月里又做了三套。每一套都在交钥匙前就签好租约。后续租务管理还是他们做。Selepas unit Skudai pertama, kami buat tiga lagi dalam 18 bulan. Setiap penyewa ditandatangan sebelum kunci.
DK
Datuk K.4 UNITS · SKUDAI YIELD PORTFOLIO
FREQUENTLY ASKED常见问题SOALAN LAZIM
The questions we hear every week.每周都会被问到的几个问题。Soalan yang ditanya setiap minggu.
Can a Singapore citizen buy property in Johor?新加坡公民可以在柔佛买房吗？Bolehkah warga Singapura beli di Johor?+
Yes — subject to a state-set minimum purchase price (RM 1M in Johor, RM 600k in Medini), and a 4% state consent levy on transfer. SG buyers can take RM-denominated loans from Malaysian banks (typical margin 60–70%). We model the full cash-out before we send shortlists.可以 — 须符合州政府最低价（柔佛 RM 100 万；Medini RM 60 万），过户时另缴 4% 外资同意费。可在大马银行取得令吉贷款（典型成数 60–70%）。我们在发优选单前先把全额现金支出算给你。Boleh — tertakluk harga minimum negeri (Johor RM 1J; Medini RM 600k) dan levi persetujuan 4%. Pinjaman RM 60–70% dari bank Malaysia tersedia.
Do you charge buyer commission?买方需要支付佣金给你吗？Kena bayar komisen pembeli?+
For primary/launch projects: no — the developer pays our commission, identical across negotiators by REA tariff. For sub-sale: the standard scale is 2% of SPA, paid by the seller. You only pay buyer-side if you specifically ask us to source off-market.一手 / 新盘 — 不需要，由发展商按 REA 统一标准付佣，所有经纪一致。二手 — 行规 2%，由卖家付。仅当你委托我们做非公开找盘时，才会另行约定。Primer: tidak — pemaju bayar. Sub-jualan: 2% standard, dibayar penjual.
How long is the SPA-to-keys cycle on sub-sale?二手房从签约到交钥匙要多久？Berapa lama SPA ke kunci?+
For a domestic cash or loan deal, 90–120 days is normal. Pace depends on bank loan disbursement, MOT registration at Pejabat Tanah, and outgoing-loan redemption from the seller's bank. We hold a weekly tracker for every active file.本地现金或贷款交易，90–120 天属常态。节奏取决于银行放款、土地局过户、卖家银行赎楼速度。每个在跟案例我们都有周更进度表。Biasa 90–120 hari. Bergantung pada bank, MOT, dan tebusan pinjaman penjual.
What about RPGT when I sell later?未来卖出时的 RPGT 怎么算？RPGT bila jual semula?+
For citizens: 30% in years 1–3, 20% year 4, 15% year 5, 0% from year 6. For foreigners: 30% years 1–5, 10% from year 6. Medini-zone freehold units are RPGT-exempt for non-Malaysians — useful for SG buyers planning to flip.本地居民：第 1–3 年 30%，第 4 年 20%，第 5 年 15%，第 6 年起 0%。外籍：第 1–5 年 30%，第 6 年起 10%。Medini 自由保有单位对外籍 RPGT 豁免 — 适合短线新加坡买家。Warganegara: 30% 1–3 thn, kemudian turun ke 0%. Asing: 30% / 10%. Medini dikecualikan.
Can you manage the unit after I buy?买完之后能帮我代管吗？Boleh urus selepas beli?+
Is the RTS Link really opening on time?RTS 真的能按时通车吗？RTS betul-betul buka ikut jadual?+
Both governments still target passenger service from December 2026, fully operational by January 2027. Trains are on-site, structural works at Bukit Chagar were largely complete by April 2026, and July–December 2026 is the comprehensive multi-agency testing window. Even with slippage, every primary launch within walking distance is already pricing the route in — earlier entry tends to win.两国政府仍以 2026 年 12 月载客、2027 年 1 月全面运营为目标。列车已到位，武吉查卡站主体工程 2026 年 4 月基本完成，2026 年 7–12 月为多机构综合测试期。即便延后，步行距离内的所有一手项目都已计入溢价 — 越早入场越有空间。Kedua-dua kerajaan masih sasarkan perkhidmatan penumpang dari Disember 2026, operasi penuh Januari 2027. Ujian komprehensif Julai–Disember 2026.
Talk to Nicholas直接联络 NicholasHubungi Nicholas
Tell us the budget and the area. We'll send back a shortlist within 24 hours.告诉我们预算与地段。24 小时内回覆优选房源。Beritahu bajet & kawasan. Senarai pendek dalam 24 jam.
REN 63353 · IQI Realty Sdn Bhd. Bilingual support in English, 中文 and Bahasa Malaysia.持牌经纪 REN 63353 · IQI Realty Sdn Bhd。中英巫三语沟通。REN 63353 · IQI Realty Sdn Bhd. Sokongan tiga bahasa.