Long-Term vs Short-Term Rental in Johor Bahru: Which Is Better for You?新山房产长租还是短租？哪一种更适合你？

A monthly tenant offers more predictable income. Short stays offer flexible pricing and opportunities to use the property yourself. But which arrangement suits your investment goals?

月租租客能带来更稳定可预期的收入。短租则提供灵活的定价空间，也让业主有机会自己使用房产。但哪一种安排更符合你的投资目标？

A property advertised at RM3,500 per month is straightforward to understand. A short-stay unit charging a few hundred ringgit per night can look even more attractive.

一套挂牌月租RM3,500的房产很容易理解。而一间按晚收费数百令吉的短租单位，乍看之下甚至更具吸引力。

But multiplying a nightly rate by 30 days does not tell you what an owner will earn.

但把每晚房价乘以30天，并不能告诉你业主实际能赚多少。

The more useful questions are: How many nights will be booked? What expenses will you pay? And do you want the property purely for rental, or for your own occasional stays too?

更值得思考的问题是：能订出多少个晚上？需要支付哪些开销？你是纯粹想出租这套房产，还是也想偶尔自己入住？

Both long-term and short-term rental can serve a purpose. The better choice depends on the property and what you want it to do for you.

长租与短租各有其适用之处。哪一种更好，取决于房产本身，以及你希望它为你带来什么。

Long-term rental: a more predictable monthly arrangement长租：更可预期的月度安排

With a long-term tenancy, the landlord and tenant agree on a monthly rent for the contract period.

在长租安排下，房东与租客就合约期内的月租达成协议。

While the property is occupied and payments arrive on time, this gives the owner a clearer basis for planning income. There are also fewer guest changeovers than with nightly accommodation.

只要房产保持出租、租金按时到账，业主便能更清楚地规划收入。相比按晚出租，换客的频率也低得多。

This approach may appeal to buyers who want an investment property without regularly handling bookings, check-ins and cleaning arrangements.

对于不想经常处理订房、入住手续与清洁安排的买家来说，这种方式可能更具吸引力。

However, an agreed rent is not guaranteed income. Vacant periods, late payments, repairs and tenant replacement can affect the amount you retain.

然而，议定的租金并不等于有保证的收入。空置期、逾期付款、维修及更换租客，都可能影响你实际能保留的金额。

Two advertised rental examples in Johor Bahru新山两个挂牌出租实例

These are asking rents for specific advertised units.

以上为特定挂牌单位的出租叫价。

What would that mean over a year?这一年下来意味着什么？

The 11-month example allows for one month without rental income. It illustrates the effect of vacancy; it is not a prediction of either project's occupancy.

11个月的例子，预留了一个月没有租金收入的情况，用以说明空置的影响；这并非对任何一个项目实际出租率的预测。

All figures are gross rental income before owner-paid expenses.

以上数字均为业主支付各项开销之前的毛租金收入。

Short-term rental: flexible pricing and personal use短租：灵活定价与自用弹性

Short-term rental allows accommodation prices to change between ordinary nights, weekends and peak periods.

短租可以让住宿价格根据平日、周末与旺季而有所不同。

Owners may also reserve dates for their own visits, subject to their management agreement. That flexibility can appeal to someone who wants a Johor Bahru holiday home that is available for rental when they are away.

业主也可以在管理协议许可的范围内，预留日期供自己使用。这种灵活性，对于希望在新山拥有一间度假屋、不使用时又能出租的人来说，可能颇具吸引力。

However, personal stays reduce the nights available to paying guests. Using the property during popular holidays may also mean giving up potentially valuable booking dates.

不过，自住会减少可供付费住客预订的晚数。若在热门假期自行入住，也可能意味着放弃了原本具潜在价值的订房日期。

For short-term rental, income depends on both the rate achieved and the number of nights booked.

短租的收入，同时取决于实际达成的房价与订出的晚数。

A high nightly price with few bookings can generate less revenue than a lower price with more consistent occupancy.

订房少的高价房，收入可能反而不如订房稳定的低价房。

Where can you check accommodation prices?去哪里查看住宿价格？

• Booking.com — R&F Seine Region by ANJUBooking.com — R&F Seine Region by ANJU
• Trip.com — R&F Princess Cove by Xin AnTrip.com — R&F Princess Cove by Xin An

When comparing prices, select the same dates, guest count and accommodation type. Check whether cleaning charges, taxes and other fees are included.

比较价格时，请选择相同的日期、住客人数与房型。并确认清洁费、税费及其他费用是否已包含在内。

The links are accommodation references. The illustrative rates below are not quotations verified from those platforms.

以上链接仅作住宿参考。下方的示范价格并非源自该平台核实的报价。

An illustrative short-term rental calculation短租收入的示范计算

To understand the formula, imagine a unit with the following assumed bookings over one year.

为了说明计算方式，假设一个单位在一年内有以下的假设订房情况。

This works out to 19 booked nights per month on average, or approximately 62.5% annual occupancy.

平均下来相当于每月订出19晚，全年入住率约为62.5%。

Bookings would not necessarily be evenly spread across the year. Some months could be busier than others.

订房未必会平均分布在全年各月，有些月份可能比其他月份更繁忙。

Each booked night belongs to only one category. A festive night that falls on a weekend is counted once.

每个已订晚数只归属于一个类别。若节庆夜晚恰逢周末，只会被计算一次。

The monthly equivalent is an annual average—not a fixed monthly payment.

月度等值金额是全年的平均值——并非固定的月付款项。

What remains after an operator fee?扣除运营方费用后还剩多少？

Assume an operator charges 20% of gross accommodation income.

假设运营方收取毛住宿收入的20%作为费用。

RM4,072 is not net profit.

RM4,072 并非净利润。

Depending on the agreement, the owner may still pay building maintenance charges, sinking fund contributions, utilities, platform fees, cleaning, repairs, insurance and other applicable expenses.

视乎协议内容，业主可能仍需支付大楼管理费、储备基金、水电费、平台费用、清洁费、维修费、保险及其他适用开销。

The operator's services and fee basis should be checked in writing. A management fee does not automatically cover every cost.

运营方提供的服务与收费基础，应以书面方式确认。管理费并不会自动涵盖所有成本。

Some developments may have an appointed operator. Others may require owners to appoint their own agency or hospitality company, with different charges and service arrangements.

部分项目可能已委任运营方；其他项目则可能需要业主自行委任代理或酒店管理公司，收费与服务安排也会有所不同。

What if there are fewer bookings?如果订房较少会怎样？

The main example has a blended nightly rate of approximately RM268. If that same assumed rate mix is maintained, different booking levels would produce:

主要示例的综合每晚房价约为RM268。若维持相同的假设房价组合，不同的订房水平将产生以下结果：

Figures are rounded using the unrounded blended rate from the main example. Actual nightly rates and occupancy can both change.

以上数字是根据主要示例中未经四舍五入的综合房价计算后再取整。实际房价与入住率均可能变动。

This shows why an advertised nightly price is only one part of the picture. The number of paid nights makes a substantial difference.

这说明了挂牌的每晚房价只是整体的一部分。实际已付费的晚数，会带来相当大的差异。

A positive balance after an operator fee also does not establish whether the property covers all ownership expenses or loan repayments.

即使扣除运营方费用后仍有正数余额，也不能证明该房产足以覆盖所有持有成本或房贷月供。

Can we compare these figures directly?这些数字能直接比较吗？

The examples explain different rental arrangements; they do not prove that one strategy earns more from the same property.

这些例子说明的是不同的出租安排；并不能证明同一套房产用哪种策略赚得更多。

The long-term references involve larger apartments. The short-term calculation is a hypothetical accommodation example, not a verified projection for those apartments.

长租参考的是较大的单位。短租计算则是一个假设性的住宿示例，并非针对那些单位的经核实预测。

Purchase prices, furnishing costs, guest capacity and operating expenses can differ substantially.

购入价格、装修家私成本、可接待人数与营运开销，皆可能有很大差异。

A meaningful investment comparison should use the same unit—or closely comparable units—and assess:

有意义的投资比较，应使用同一单位——或条件相近的单位——并评估以下几点：

• Purchase price and initial setup cost.购入价格与初期布置成本。
• Achievable long-term rent.可达成的长租租金。
• Short-stay rates and paid bookings.短租房价与实际付费订房数。
• Owner-paid expenses.业主需支付的开销。
• Management arrangements.管理安排。
• Personal-use plans.自用规划。

Rental revenue alone is not enough to rank two investments.

单凭租金收入，不足以为两项投资排出优劣。

Location: who are you hoping to attract?地点：你希望吸引哪类租客？

Start by identifying the person most likely to rent or book the property.

首先应确定最有可能租下或预订这套房产的对象。

A daily cross-border commuter, a family on holiday and a professional working locally may all have different priorities.

每日跨境通勤的上班族、来度假的家庭，以及在本地工作的专业人士，各自看重的重点可能都不一样。

For a city-centre property针对市中心房产

Consider the complete journey to transport connections, workplaces, food and daily amenities.

应考虑前往交通枢纽、工作地点、餐饮与日常生活配套的完整路程。

For a commuter, a convenient route and manageable monthly rent may matter more than a holiday-style interior.

对通勤族而言，便利的路线与可负担的月租，可能比度假风格的室内装潢更重要。

For a short-stay guest, parking, check-in arrangements, cleanliness, nearby activities and the accommodation experience may carry more weight.

对短租住客而言，停车、入住安排、清洁度、周边活动与整体住宿体验，可能更受重视。

For a property in Medini or western Johor针对位于Medini或柔佛西部的房产

Consider the intended tenant's workplace, transport arrangements, daily amenities and space requirements.

应考虑目标租客的工作地点、交通安排、日常配套与空间需求。

If the buyer plans to travel through the Second Link, assess the actual route and travel conditions. A broad location label does not tell you how convenient a particular home will be.

若买家计划经由第二通道往返，应评估实际路线与路况。笼统的地区标签，并不能反映某个具体住家实际有多方便。

The M @ Medini Macrolink example is located in Medini, Iskandar Puteri.

The M @ Medini Macrolink 这一示例位于依斯干达公主城的Medini。

Choose the intended tenant or guest first, then assess how well the property meets that person's needs.

先设定目标租客或住客，再评估这套房产满足其需求的程度。

Which rental approach suits you?哪一种出租方式适合你？

Questions to ask before deciding决定前应该问的问题

Before relying on short-term rental income, buyers should obtain written confirmation of the applicable rules and operating arrangements.

在依赖短租收入之前，买家应取得适用规则与营运安排的书面确认。