New launch vs subsale: the practical differences
| Question | New launch / developer | Subsale |
|---|---|---|
| Seller | Developer | Existing individual/company owner |
| What you can inspect | Depends on construction stage and available show units/materials | Usually the actual completed property and established surroundings |
| Johor residential approval-charge basis | 3% of SPA sale value or RM30,000 minimum | 3% using the JPPH valuation or duly stamped SPA sale value basis stated by Johor, or RM30,000 minimum |
| Key research focus | Developer/project, approvals, specifications, completion and contractual terms | Title, existing condition, seller/title issues, charges/caveats and property history |
1. Foreign-buyer eligibility applies to both routes
Johor's current foreign-interest guidance separately lists residential categories permitted for direct purchases from developers and for secondary-market (subsale) purchases. The published minimum for the listed residential categories is RM1 million and above. However, meeting the price threshold alone does not make a unit eligible.
For example, Johor's guidance lists restrictions including low-cost and low-medium-cost units, one- and one-and-a-half-storey residential terrace units, certain Bumiputera-quota property without the required release, Malay Reserve Land and other specified categories. Check the actual property before committing money. Johor foreign-interest acquisition guidance ↗ Read our foreign-buyer eligibility guide →
2. The Johor approval-charge calculation is an important difference
Johor currently charges RM2,000 to register a foreign-interest acquisition application for each title. For a residential purchase directly from a developer, the approval charge is 3% of the sale value stated in the duly stamped SPA or RM30,000, whichever is higher. For a residential subsale, Johor's schedule refers to 3% of the JPPH valuation or the sale value stated in the duly stamped SPA, or RM30,000, whichever is higher.
This means a Singapore buyer comparing two similarly priced properties should not assume the state approval cost will necessarily be identical. Ask the conveyancing lawyer to confirm the applicable value and current charge for the specific transaction. Johor Land Office payment schedule ↗
3. New launch: questions worth investigating
4. Subsale: questions worth investigating
5. Which questions should drive your decision?
Instead of starting with “new or subsale?”, compare properties using the same framework: foreign-buyer eligibility, total cash required, financing, property condition/specification, title and legal due diligence, recurring ownership costs, intended use and the real commute to Singapore.
A completed subsale property can make physical due diligence easier because you can inspect what already exists. A new launch may require more attention to contractual specifications, project delivery and what is represented in sales materials. Those are differences in the research process, not a universal reason to choose one route over the other.
6. State approval forms also distinguish the transaction type
Johor's e-forms page provides separate foreign-interest acquisition forms according to the parties involved. For example, KA.1 covers acquisition between individuals, while KA.5 covers acquisition from a developer to an individual/company. Johor PTG e-forms ↗
Compare properties with the same checklist
Use the Singapore Buyer Checklist when viewing either a new launch or subsale property so eligibility, legal, cost, financing and commuting questions do not get lost in the sales process.
Get the Free Buyer Checklist →Frequently asked questions
Can foreigners buy both new launch and subsale property in Johor?
Johor publishes permitted residential categories for both direct purchases from developers and secondary-market purchases, subject to the state’s foreign-interest rules, minimum price and other restrictions.
Is the Johor foreign-acquisition approval charge calculated differently for new launch and subsale?
Yes. Johor’s current payment schedule states that a residential developer purchase uses 3% of the sale value stated in the duly stamped sale and purchase agreement, or RM30,000, whichever is higher. For a residential subsale, it refers to 3% of the JPPH valuation or the sale value stated in the duly stamped sale and purchase agreement, or RM30,000, whichever is higher.
Does a property above RM1 million automatically qualify for a foreign buyer?
No. Price is only one condition. The property category, title, restrictions, Bumiputera status and other state rules still need to be checked.
Continue your research
First-time buyer? Follow our step-by-step Johor buying guide before deciding between a developer launch and a completed subsale.
Before comparing individual properties, read Can Singaporeans Buy Property in Johor?, our 2026 cost guide and the step-by-step buying process.