Industrial & commercial property · Johor · JS-SEZ

Your Johor site, examined before you commit.

For Singapore and international companies and investors entering Johor. I help you find the right zone and property, check what matters before you visit, and show the full cost before you sign: factories, warehouses, industrial land and commercial assets.

Find your zone in 60 seconds WhatsApp Ronald
01Your brief
02Zones that fit
03Checked shortlist
04The full numbers
05Negotiate and complete
Ronald Mak, Real Estate Negotiator, PropNex Malaysia
Ronald MakCFA · FCCA
Real Estate Negotiator, REN 80365
PropNex Realty, Johor Bahru
Audit and deal advisory backgroundCFA charterholder and Fellow of ACCA
PropNex Malaysia networkCo-broking with colleagues across Johor and access to their industrial and commercial listings
Registered and accountableReal Estate Negotiator, REN 80365, with PropNex Realty Sdn. Bhd., E (1) 1800/2
Not sure where to start?

Find the zones that fit your operation

Johor's special economic zone has nine flagship zones, each with its own sectors and incentives. Answer six questions and see which zones to look at first, which incentives are worth discussing, honestly including those likely out of reach, and the property rules that apply to you. No email needed.

1. What will you do in Johor?
2. Where is your business based today?
3. Total investment in Johor (capex, or purchase price if investing)
4. How do you want to hold the property?
5. When do you need it?
6. What matters most? (up to two)

Nothing you enter here is sent anywhere unless you choose to share it.

Flagship zone (approximate centre)Current opportunity (approximate area)

Zone lettering follows MIDA's JS-SEZ guideline (April 2025). Markers show approximate centres, not boundaries.

Current opportunities

A selection from the PropNex network

Factories, warehouses, land and commercial assets across Johor. Many suitable sites never reach the portals. If nothing here fits, share your brief and I will search the wider network.

See all opportunities on the map Ask about off-market options

Details as provided by the listing agent; subject to availability and verification. Advertised by Ronald Mak (REN 80365), PropNex Realty Sdn. Bhd. (1264951-W), E (1) 1800/2.

Guides

Before you commit: three short guides

Plain-English briefings drawn from public sources, dated and referenced, so you can see the basis for every number.

01

The JS-SEZ explained

What the Johor-Singapore Special Economic Zone is, the nine flagship zones, what each is for, and what it is not.

Read the guide 02

Setting up an industrial base in Johor

Ownership rules, the ten specifications that decide a site, lease or buy, the full cost, and the checks that prevent expensive surprises.

Read the guide 03

Incentives: what exists and who qualifies

JS-SEZ, national and Singapore-side incentives, with their real thresholds, including those that will not apply to most companies.

Read the guide
Free checklist

Before you sign: the Johor factory and warehouse checklist

Title, land conditions, approvals, power, structure, tenancy and cost: 30 checks in one page, with who verifies each one.

How I help

Five steps from your brief to the keys

Each step has one objective. We do not move on until it is met, because most failed relocations skip the brief or find a title problem too late.

01

Your brief

We agree what your operation needs before looking at a single site: activity, specification, power, location, timing, lease or buy, budget, people, and how your organisation will decide.

You receiveA one-page written brief that every option is measured against.
02

Zones that fit

We screen the zones against your brief: industry clusters, suppliers and customers, logistics, utilities, workforce and the incentives you can realistically use.

You receiveTwo or three zones, with the reasoning and the trade-offs.
03

A checked shortlist

Before you travel, I check title and tenure, land use and express conditions, approved plans against what is built, power supply, access and loading, drawing on the PropNex network and off-market options.

You receiveA shortlist where each site has a one-page summary of what was checked and what remains open.
04

The full numbers

Total cost of occupying or owning, not just rent or price: stamp duty, state fees, legal costs, fit-out, power upgrades and financing, cash required at each stage, lease against buy, and a downside case.

You receiveA cost and comparison sheet in a format a CFO or board can review.
05

Negotiate and complete

Terms beyond price: rent-free periods, reinstatement, renewal options, conditions precedent. I coordinate the lawyer, bank, consents and handover, and stay your local eyes and hands on site.

You receiveA negotiated deal, a clear timeline to completion, and one accountable point of contact.
Start with your briefBook a 20-minute call
Ready to explore?

Share your brief

A few details now save weeks later. With a clear brief I can screen sites, including those not publicly listed, before we speak.

  • Two short steps. Only the first is required.
  • Your details are kept confidential and used only to respond to you.
  • Prefer to talk first? WhatsApp Ronald

1. About you

Step 2 helps me prepare properly. You can skip any field.

2. Your requirement (optional, but it speeds things up)

Ronald Mak
About

Ronald Mak

I bring the discipline of audit and deal advisory to property decisions that are too large to get wrong.

My background is in audit and deal advisory. It shapes how I work in property: verify the facts, show the basis for every number, and say plainly what is wrong with a deal, even when it costs me the deal. My full background is on LinkedIn.

I am based in Johor Bahru and work with PropNex Malaysia, which gives my clients access to colleagues' listings and their years of local experience. I act as the local eyes and hands for companies and investors deciding from Singapore or further away.

CFA charterholderCFA Institute
FCCAFellow, Association of Chartered Certified Accountants
REN 80365Real Estate Negotiator, PropNex Realty Sdn. Bhd.

Where my role ends. I am a Real Estate Negotiator, not a registered property valuer, lawyer or tax adviser. Where your decision needs one, I bring in the right professional and coordinate the work.

WhatsApp Ronald Connect on LinkedIn