Yes, in one category, and the answer has three parts.
Johor holds about half of Malaysia’s unsold serviced apartments.
NAPIC counted 9,477 unsold completed units in Johor at the end of 2025, out of 18,752 nationally.
Serviced apartment is the category a Medini apartment belongs to, because it sits on commercial title, so a “Johor residential overhang” headline leaves it out entirely.
Almost none of that stock is new.
Nationally, 86% of unsold serviced apartments have been on the market five years or more, and fewer than 4% are under three years old.
And the pile has been shrinking.
Johor’s count has fallen every year since 2023, from 11,710 units to 9,477.
What none of that tells you is whether one particular building is worth buying.
NAPIC does not publish below district level, so no figure in this article describes Medini itself.
Everything below is Johor, in ringgit, on NAPIC’s 2025 reporting year.
What overhang actually counts
Overhang is not a loose word for “unsold”.
In Malaysia it is a defined category, and the definition decides which buildings appear in the number at all.
NAPIC states it in its own glossary.
Since 1 January 2003, overhang means property that has received its Certificate of Completion and Compliance but remained unsold for more than nine months after being launched for sale on or after 1 January 1997.
Three things follow, and each one changes how a headline should be read.
A building still under construction is never overhang, however badly it is selling.
It sits in a separate category called unsold under construction, which carries the same nine-month test.
The nine-month clock runs from launch, not from completion.
So a tower that launched two months ago and sold nothing is not overhang, while one that launched four years ago and was finished last month can be.
And serviced apartments are not residential.
They sit on commercial title and NAPIC reports them in their own series, under commercial property, alongside shops and SOHO units.
That last one matters most here, because it is the title a Medini unit sits on.
What the number does not measure
An overhang is a count of specific unsold units in specific developments.
It is not a rate at which property in Johor fails to sell, and it is not a forecast of anything.
9,477 units means 9,477 particular units did not sell.
What that tells you about some other building is real but narrow: those units are the competition it faces, not a verdict on it.
The distinction changes what you do with the number.
Read as a verdict it says avoid the state, which is not something the figure can support.
Read as competition it says find out what a specific building is up against, which is what the checks at the end of this article are for.
The two Johor numbers, and which one counts Medini
Johor has two overhang numbers for 2025, and they are two and a half times apart.
| Overhang category | Units | Value |
|---|---|---|
| Residential | 3,705 | RM3,301.87m |
| Serviced apartment | 9,477 | RM8,353.54m |
| SOHO | 377 | RM247.93m |
Both come from the same NAPIC table, in the Property Market Status Report 2025.
On the residential figure, Johor ranks second nationally by count, behind Perak’s 3,943 units, and first by value.
The serviced apartment figure is the one that describes a Medini apartment.
It is the largest in the country.
So when someone tells you Johor has “about 3,700 unsold units”, they have quoted the number that excludes the entire category you are asking about.
There is a check on these figures worth knowing about.
NAPIC publishes a separate Southern Region report that bundles serviced apartments and SOHO together, and it gives 9,854 for Johor.
Add the two lines above and you get 9,477 plus 377, which is 9,854 exactly.
Two independent NAPIC publications, agreeing to the unit.
Johor holds half the national total
Nationally, NAPIC counted 18,752 unsold completed serviced apartments at the end of 2025, worth RM15.42 billion.
Johor’s 9,477 units are 50.5% of that by count, and its RM8.35 billion is 54.2% by value.
We do not have to assert that share ourselves, because NAPIC states it:
“Johor emerges as having the highest number of unsold completed units, contributing more than 50% of the total, mostly in the Johor Bahru district. WP Kuala Lumpur follows suit, contributing another 21.1% of the total unsold units. On a better note, the unsold completed units in Johor Bahru continued to decline year by year.”
Three things are worth pulling out of that sentence.
One state holds more than half the national total, and the next largest, Kuala Lumpur, holds a fifth.
NAPIC places the bulk of it in the Johor Bahru district, and it has put a number on that once. Its 2023 annual report says Johor held 11,710 unsold serviced apartments that year, “almost all of these overhang units were in Johor Bahru District (11,681 units)”.
That is 99.75% of the state’s unsold serviced apartments sitting in one district, and it is the district Medini sits in.
Two limits on that.
The split is from 2023. The 2024 and 2025 annual reports both say only that most of the stock sits in that district, without printing the number again.
And a district is not a council: Daerah Johor Bahru covers three separate local councils, of which Iskandar Puteri, the one containing Medini, is one.
And NAPIC says that district’s figure has been falling year on year.
Its own annual reports bear that out for the state, three years running:
| Year | Units | Value |
|---|---|---|
| 2023 | 11,710 | RM9.72bn |
| 2024 | 10,624 | RM8.97bn |
| 2025 | 9,477 | RM8.35bn |
Set against the stock that actually exists, Johor is also the worst of the big states.
NAPIC’s Southern Region table puts Johor’s completed serviced apartment and SOHO stock at 112,778 units, of which 9,854 are unsold.
That is 8.7%, against 3.1% for Kuala Lumpur and 1.3% for Selangor on the same division.
So the size of Johor’s pile is not simply a function of Johor being a big state, and the division is ours rather than NAPIC’s.
Across all commercial property, the picture is the same shape.
NAPIC’s own words again:
“Johor hold the largest market share of commercial Unsold Completed properties with 11,000 units (39.2%), followed by W. P Kuala Lumpur with 5,098 units (18.2%) and Selangor 3,187 unit (11.4%).”
That is one state holding nearly two-fifths of the country’s unsold completed commercial property.
Almost none of it is new
NAPIC also breaks the unsold stock down by how long it has been on the market:
“The service apartment units available in the market for the past 5 to 10 years dominate the unsold completed units, exceeding 13,000 units, which accounts for 71.7% of the total units. Projects older than 10 years represent 14.5% (2,712 units), while those between 3 to 5 years account for 10.0% (1,875 units). Meanwhile, the units that are less than 3 years constitute approximately 3.9% (729 units).”
Add the first two brackets together. 86.2% of Malaysia’s unsold serviced apartments have been sitting unsold for five years or more.
Under 4% came to market in the last three years.
That is 729 units out of 18,752.
Two honest limits on that figure.
It is national, not Johor only, although Johor holds about half the stock it describes.
And it tells you when these units came to market, not why they did not sell.
NAPIC does not publish the why.
One more number belongs here.
The national serviced apartment overhang fell in 2025, by 4.2% in units, from 19,564 units and RM15.70 billion the year before to 18,752 units and RM15.42 billion.
And it is not cheap stock
NAPIC publishes a price breakdown for unsold serviced apartments, and it is lopsided:
“By price range, most of the unsold completed units remained in price brackets between RM500,001 and RM1 million, accounting for 55.8% (10,469 units) of the total, followed by the price range above RM1 million, contributing 24.5% (4,599 units), while unsold completed units below RM500,000 formed another 19.7% (3,684 units).”
Add the first two. 80.3% of Malaysia’s unsold serviced apartments are priced above RM500,000.
Below RM500,000 there are 3,684 unsold units in the whole country.
That threshold sits close to another one worth knowing, because Johor sets a RM1 million minimum on what a foreign buyer may purchase, which shapes who is competing for stock at each price.
This is a national split, and NAPIC does not publish a Johor-only version.
Treat it as indicative for Johor rather than proof, on the basis that Johor holds more than half the stock it describes.
The same skew shows up on the residential side of Johor’s tables, which is a different category from serviced apartments but the same state.
Johor’s unsold homes are worth RM3.30 billion against Selangor’s RM2.62 billion, even though Perak has more unsold homes than Johor does.
One caution before anyone runs too far with that. A small unsold count in a price band is not proof of demand in that band. It can equally mean few units were built at that price.
The tables show what did not sell, not what buyers wanted.
The only Johor-specific, serviced-apartment-specific version of this claim comes from a politician rather than a table.
Johor’s housing and local government committee chairman, Datuk Mohd Jafni Md Shukor, told The Star in February 2025 that “90% of the overhang properties in Johor involve serviced apartments priced at RM500,000 and above”, and separately that “some 90% of serviced apartments priced at RM500,000 and below have been sold”.
That is an attributed statement from the state government, not a NAPIC count, and the two are not the same measure.
It sits next to the tables here.
It does not replace them.
What is still being built
The completed pile is only half the supply question.
The other half is what is behind it.
At the end of 2025, Johor had 8,189 unsold serviced apartments under construction and a further 2,305 approved but not yet started.
That is 10,494 unsold units in the pipeline, against 9,477 already finished and unsold.
For every unsold completed unit in Johor today, there is roughly another one already unsold and not yet finished.
Nationally the same pattern is sharper.
Unsold serviced apartments under construction rose 66.2% in a single year, and unsold not-yet-constructed ones rose 49.3%, to 50,329 and 14,302 units respectively.
So the completed overhang is falling while the queue behind it grows.
Both things are happening at once, and a reader deciding anything real needs both.
The pipeline is also the reason the resale question deserves an answer before the purchase question, and we have set out who can buy a Medini unit off you later from the published rules.
The part that is selling
Johor is also where the highest share of new stock sold in 2025.
In 2025 Johor launched 11,151 residential units, 17.3% of the national total, second only to Selangor.
It then sold a higher share of them than any other state.
In NAPIC’s own words:
“Johor followed closely as the second-highest contributor, representing 17.3% (11,151 units) of new launches and recording a higher sales performance of 55.3%.”
That 55.3% is against Selangor at 32.3%, Perak at 28.7%, and a national average of 35.5%.
A sales performance figure records a sale that already happened, which is a different kind of claim from an investment target or a projected passenger count.
One limit on it, and it matters given everything above.
NAPIC publishes sales performance for residential launches only, so this is not a serviced apartment take-up rate, and there is no state-level serviced apartment equivalent to quote.
So both sentences are true at the same time.
Johor holds the country’s largest pile of unsold serviced apartments, and Johor is where the highest share of new launches sold in 2025.
How to check a specific building
NAPIC’s supply reporting stops at district, and its current reports stop at state.
In the documents listed at the end of this article, the only figure attached to a Medini development is a rent, and nothing describes how much of it is unsold.
So the state number is where your research starts, not where it ends.
Five checks a buyer can actually make:
- Establish the title. Serviced apartment on commercial title, or residential. This decides which NAPIC number applies to you at all, and it is the difference between 9,477 and 3,705.
- Establish the launch year. If it launched more than five years ago and is still selling, it belongs to the 86% described above.
- Establish the price band against RM500,000, the line above which 80.3% of the national unsold serviced apartment stock sits.
- Ask the developer for the unsold count in that specific building, in writing. No NAPIC report goes to building level.
- Count what is rising within walking distance. Johor has 8,189 unsold serviced apartments under construction and NAPIC does not tell you where they are.
What you do with the unit afterwards is a separate question from whether it was oversupplied when you bought it, and we have written about letting it short-stay rather than on a long lease elsewhere.
What we could not verify
Any unsold or overhang figure for Medini. The word “Medini” does not appear once in NAPIC’s Southern Region Property Market Report 2025. It appears exactly once in the 2025 annual report, and it is a rent: “condominium units at Iskandar Residence in Medini recorded a rental rate as high as RM2,800 per month”. No take-up, occupancy or unsold figure for Medini exists in the documents listed below.
A Johor-only price band split for serviced apartments. NAPIC publishes the national split quoted above, but does not cross it with the state tables. So the 80.3% figure stays national in this article.
Johor’s Q1 2026 figures. NAPIC’s Q1 2026 media release of 14 May 2026 gives national totals only, 19,263 unsold serviced apartments nationally and more than 32,000 unsold homes. Johor numbers for that quarter circulate on property blogs but trace to no NAPIC document we could open, so they are not used here. The 2025 full-year figures are the newest ones with a state table behind them.
Anything below district level. NAPIC published a district figure once, in its 2023 annual report, putting 11,681 of Johor’s 11,710 unsold serviced apartments in Johor Bahru District. It has not repeated that split in the 2025 reports, which say only “mostly in the Johor Bahru district”. Below district, nothing: no figure exists for Iskandar Puteri, for the Majlis Bandaraya Iskandar Puteri council area, or for Medini.
The cheapest way to close these is NAPIC’s Property Inventory Division directly.
Where this comes from
Every figure above is linked to the document it came from, with the report and the reporting period named.
- NAPIC/JPPH, Laporan Status Pasaran Harta 2025, the Property Market Status Report for 2025. Johor and national state tables, the serviced apartment price range and age-of-stock passages, and the overhang definition.
- NAPIC/JPPH, Southern Region Property Market Report 2025. The Johor annual series and construction stages, and the absence of any Medini reference.
- NAPIC/JPPH, Siaran Media Pasaran Harta Tanah Suku Tahun Pertama 2026, 14 May 2026. National Q1 2026 figures, and confirmation that no state split is published in it.
- NAPIC/JPPH, Laporan Pasaran Harta 2025, the annual Property Market Report. Johor’s more-than-50% share and the Johor Bahru district attribution, the serviced apartment price bands with unit counts, the pipeline growth rates, and the 55.3% sales performance.
- NAPIC/JPPH, Laporan Pasaran Harta 2023, the 2023 annual Property Market Report. The one district-level split NAPIC has published for this category, and Johor’s 2023 serviced apartment overhang.
- NAPIC/JPPH, Laporan Pasaran Harta 2024, the 2024 annual Property Market Report. Johor’s 2024 serviced apartment overhang, and the district wording without a number.
- The Star, 3 February 2025. Both quoted sentences from the Johor housing exco.
Every figure on this page comes from one of the six NAPIC documents above, except the two 90% figures, which are a state official’s words quoted by The Star on a stated date and are labelled as that where they appear.
Where a percentage is ours rather than NAPIC’s, the article says so at the point it is used.