Short answer: A new launch bought from a licensed developer comes with a standard Sale and Purchase Agreement under the Housing Development (Control and Licensing) Act 1966, staged payments tied to construction progress, and a defect liability period, but you wait years for the keys and carry delay risk. A subsale is already built, so you can inspect it and rent or move in within months, but you get far fewer legal protections and pay your own legal and stamp costs. Neither is automatically safer; the right choice depends on your cash, your timeline and how carefully you check the paperwork. Foreign buyers face the same Johor price floor and state consent either way.

Last verified: 6 October 2026. This is a planning guide, not legal, tax or financial advice. Rules and prices change, so check the official sources.

What is the difference between a new launch and a subsale in Johor Bahru?

A new launch (developer sale) means you buy directly from the developer, usually before or during construction. A subsale (secondary sale) means you buy from an existing owner, usually a completed unit with a strata title issued or on the way.

The practical differences:

How does the Housing Development Act protect new-launch buyers?

Developer sales of residential property in Malaysia fall under the Housing Development (Control and Licensing) Act 1966, which prescribes the standard SPA. Landed homes typically use Schedule G and condos, apartments and other strata units use Schedule H (EdgeProp). Key protections described by law firms and consumer sources:

Caveat: these are standard terms. Always read the actual SPA with your own lawyer, and note that the protections only help if the developer is licensed and able to complete.

What are the risks of buying a new launch?

Be honest about the downsides:

Read our project due diligence guide before committing to any launch.

What should I check before buying a subsale?

A subsale shifts the checking work to you and your lawyer:

Which suits me: cash buyer, loan buyer, Singapore commuter or investor?

JOHOME lists new projects and completed units. For example, Danga Bay Luxury Apartments is a completed project, while others such as Exsim Causewayz Square or Eco Tropics have their own build and handover stages. Ask us for the current status and see the current price list on WhatsApp.

Is there anything different for foreign buyers in Johor?

The foreign rules apply to both routes. Johor requires state consent for non-citizen purchases, and the reported minimum is RM1 million for condominiums and serviced apartments, with some developer-approved exceptions below that (NST, April 2026). Those sub-RM1 million exceptions were described as tied to developer stock, so do not assume a cheaper subsale is open to a foreigner. NST also reports that foreigners who bought below the threshold can only resell to Malaysians at below RM1 million. The state levy structure changed from 1 July 2025 and sources differ on rates, so confirm the current figure (HHQ, October 2025). Read the full foreign buyer guide first.

Frequently asked questions

Is a new launch safer than a subsale in Johor Bahru?

It is safer on paper because the Housing Development Act sets the contract form, staged payments and delay compensation. In practice it still carries completion and delay risk. A subsale removes construction risk but offers little statutory protection.

How long does a new launch take to complete in Johor?

One law-firm summary says vacant possession is due within 24 months for land and building and 36 months for subdivided parcels from the agreement date. Your own SPA states the exact deadline.

What compensation do I get if the developer is late?

A law-firm summary describes liquidated damages of 10% per annum of the purchase price, calculated daily from the due date until vacant possession. Check the clause in your own agreement.

What should I check before buying a subsale unit?

Check the title and caveats, whether an individual strata title has been issued, maintenance arrears, the Certificate of Completion and Compliance, the bank valuation and the physical condition. Use a lawyer.

Do I pay less stamp duty on a new launch?

Not by law. Developers sometimes cover stamp duty and legal fees as a promotion. Malaysian first-home buyers up to RM500,000 can be exempt on either route until 31 December 2027, and foreign buyers pay a higher federal rate.

Can a foreigner buy a subsale in Johor Bahru?

Yes, with state consent, and subject to the Johor minimum price. Below-threshold exceptions reported by NST relate to developer stock, so confirm with a lawyer whether a specific subsale unit qualifies.

Sources