Office rental rates in Johor Bahru have moved significantly in 2025–2026, driven by JS-SEZ demand and RTS Link anticipation — this zone-by-zone PSF guide reflects current market data. NAPIC Malaysia official property statistics.
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Overview: JB Office Rental Rates by Zone — 2026 Reference Guide
Office rental rates in Johor Bahru vary significantly by zone, building grade, and floor level — and the numbers quoted in agent listings frequently omit service charges, SST, and car parking that add 20–35% to the headline rent. This guide compiles verified 2026 market rates across all major JB office districts, explains what each rate includes, and gives you the tools to compare total occupancy cost accurately across zones and buildings.
Quick Facts: JB Office Rents 2026
- Rental movement (2024): +0.1% overall — essentially flat; Grade A firming slightly
- Cheapest Grade A in JB: Medini RM 4.50 psf/month
- Most expensive Grade A in JB: Komtar JBCC RM 7.50 psf/month
- Cheapest functional office space: Shopoffice upper floors in Tebrau/Skudai from RM 1.20 psf/month
- Service charge range: RM 0.50–1.20 psf/month (on top of base rent)
- SST on commercial rent: 8% on base rent (effective since March 2024)
- Typical deposit: 2–3 months gross rent (base + service charge)
Key takeaway: Always request the all-in monthly figure — base rent + service charge + SST + parking — before comparing properties. A RM 4.00 psf building with RM 1.20 psf service charge and scarce paid parking may cost more monthly than a RM 5.50 psf building with RM 0.60 psf service charge and included parking bays.
Zone-by-Zone Rental Rate Table
| Zone | Grade A (psf/mth) | Grade B (psf/mth) | Shopoffice/Low-tier (psf/mth) | Service Charge (psf/mth) |
|---|---|---|---|---|
| JBCC (CBD) | RM 5.50–7.50 | RM 2.80–4.50 | RM 1.50–2.80 | RM 0.80–1.20 |
| Medini / Iskandar Puteri | RM 4.50–6.50 | RM 2.50–4.00 | RM 1.20–2.00 | RM 0.60–1.00 |
| Tebrau / Mount Austin | RM 3.00–4.50 | RM 1.80–3.00 | RM 0.90–1.80 | RM 0.40–0.70 |
| Skudai / UTM corridor | RM 2.00–3.50 | RM 1.50–2.50 | RM 0.80–1.50 | RM 0.30–0.60 |
| Bukit Chagar RTS corridor (emerging) | RM 6.00–8.00+ (projected) | Limited supply | N/A | RM 0.80–1.20 (projected) |
| Forest City | RM 4.00–5.50 | RM 2.50–3.50 | RM 1.50–2.50 | RM 0.60–0.90 |
Total Occupancy Cost Calculator: Three Scenarios
| Scenario | Zone | Size | Base Rent | Service Charge | SST (8%) | Parking (4 bays) | Total/Month |
|---|---|---|---|---|---|---|---|
| Small team (8 pax) | Medini Grade A | 1,200 sqft | RM 6,600 | RM 960 | RM 528 | RM 400 | RM 8,488 |
| Mid-size (20 pax) | JBCC Grade A | 3,000 sqft | RM 18,000 | RM 2,700 | RM 1,440 | RM 750 | RM 22,890 |
| Cost-optimised (15 pax) | Tebrau Grade B | 2,500 sqft | RM 6,250 | RM 1,250 | RM 500 | RM 300 | RM 8,300 |
What Drives the Rent Differential Between Zones?
- Distance from Singapore and Causeway. Proximity premium is real — JBCC’s 3 km from the Causeway commands 25–40% more than Skudai’s 20 km. Post-RTS Link, this proximity premium will increase further for JBCC.
- Building age and specification. Buildings completed post-2015 with higher clear heights, VRV air conditioning, raised floors, and fibre-ready infrastructure command 30–50% premiums over older stock in the same zone.
- Car park ratio and availability. Suburban zones (Tebrau, Skudai) have better car park ratios — critical for a car-dependent workforce. JBCC’s parking scarcity is a genuine quality-of-life issue for daily drivers.
- Landlord type. Government-linked landlords (JLand, IRDA, UMLAND) tend to have firmer rent policies and less flexibility on rent-free and fitout contributions. Private developers and small landlords are more negotiable.
Who This Guide Is For
- Singapore companies benchmarking JB office costs before a site visit or agent engagement
- Finance teams building a JB expansion business case requiring comparable cost data
- Tenants already in JB comparing their current rent against market on lease renewal
Frequently Asked Questions
Are rents quoted in RM or SGD in JB?
Always in Malaysian Ringgit (RM/MYR) in Malaysia. Agents marketing to Singapore companies sometimes quote in SGD for ease of comparison — but your lease will be denominated in RM and you bear the currency risk. If you are a SGD-revenue Singapore company with RM expenses, the RM/SGD rate (approximately 3.45 RM per SGD as of mid-2026) is a cost variable worth monitoring.
Is SST charged on service charges as well as base rent?
SST (8%) applies to commercial lease rental income. Service charges are typically treated separately in the lease agreement — some landlords include SST on service charges, others do not. Clarify with your landlord whether the service charge figure quoted is SST-inclusive or exclusive, and confirm in the lease terms.
Related Articles
- Johor Bahru Office Space Guide 2026: Every Zone Compared
- Office Space for Rent in Medini, Iskandar Puteri
- Office Space for Rent in JB City Centre (CBD)
- Total Cost of a JB Office: Rent, Fit-Out, SST and Service Charge
References
- CBRE | WTW. Johor Bahru Office Rental Survey Q4 2024. cbrecbre.com.my
- JLL Malaysia. Johor Commercial Property Rental Indices 2025. jll.com.my
- Knight Frank Malaysia. JB Office Market Snapshot Q1 2026. knightfrank.com.my
- Royal Malaysian Customs Department. SST on Commercial Rental: Rate and Application 2024. customs.gov.my