( Short-Term Rental )

Short-term rental in Medini

Yes, you can rent out a Bodaiju apartment by the night instead of by the year. Guests let themselves in with a code you never send. A statement lands once a month.

Your unit goes live on

Airbnb · Booking.com · Agoda

Weighing this against a twelve-month tenancy? short-term rental compared with long-term rental in Johor sets both sides out on public data.

( Is it allowed? )

Allowed by the title it sits on

Bodaiju sits on a Service Apartment Title and is sold for short-stay letting, where an ordinary residential strata scheme often blocks nightly stays outright. The building's own house rules arrive later, with the management body, so have the letting terms confirmed in your SPA.

Beyond the building, Johor had no state-level short-stay rules as at the first half of 2026, and the national guidelines from the tourism and housing ministries were still waiting on Cabinet. Local guest registration and the RM10 per night tourism tax on foreign guests are the admin that comes with running it.

The fuller rules landscape, including the Selangor cap that Johor does not have, is set out in the tenancy comparison, on public data.

( Two ways to let it )

One tenant, or many guests

RoomGuru thinks short stays suit this address better, and of course they would: it's what they do for a living. So money stays out of this table. It compares what each one asks of you, nothing more.

A one-year lease compared with short stays, by how each behaves rather than by income
What is being compared	A one-year lease	Short stays
What arrives each month	The same amount, on the same day. After a while you stop checking.	A different amount every time. The school holidays pay for the wet months, and you judge it by the year.
Who's in the apartment	One tenant, one agreement, one set of keys, for a year.	A few hundred people a year, most for a night or two, none of whom you'll meet.
How it's furnished	Often bare. The tenant brings their own life into it.	Furnished down to the toothbrushes and the cot, and kept that way as things wear out.
Using it yourself	Not for a year. It's someone's home now.	Block any dates you like. Those nights just earn nothing.
What it asks of you	A lease to manage, or an agent to keep honest.	Nothing, if someone runs it for you. Quite a lot, if not.
Across a full year	Predictable. Easy to plan a loan repayment around.	Usually more, though more of it goes back out before it reaches you.

( Why bother )

What a lease can't give you

The table above is what each way asks of you. Here is the other half. Five things a one-year lease cannot do, whatever rent it pays.

( 1 )

You can still use it

A lease locks the apartment away for a full year. With short stays you simply block the dates you want, and the apartment comes off sale until you are finished with it. There is a catch, however. School holidays are the nights you most want it, and they are also the nights that sell best.

( 2 )

The apartment stays looked after

A tenant hands the apartment back bare, with a year of wear you never heard about. A short-stay apartment is cleaned after every guest, and broken things get repaired, because the next booking depends on it. The wear is still yours, and you still pay to freshen it up.

( 3 )

Someone is in it every week

A leased apartment is somewhere you do not visit for twelve months. A short-stay apartment is walked through dozens of times a year, by cleaners paid to notice the leak, the mould, or the lock that sticks. They notice these problems while they are still small, and then you hear about them.

( 4 )

Your year is not riding on one tenant

A lease puts your entire year on a single person. If they stop paying or move out early, that year is gone. A few hundred short stays spread the risk instead, and no single guest can wipe out your year.

( 5 )

You can stop

Management runs month to month, and you can end it with a month's notice, so changing your mind costs you a single month. A lease continues to the end of its term, whatever you decide in between.

( The record )

Three years, graded in public

Whoever runs your unit gets graded by strangers, every week, for as long as you own it. Here's how RoomGuru has scored so far, the unflattering bits included.

1,177
Airbnb reviews: 4.92/ 5
average rating: 93.1%
rated five out of five: 4.96/ 5
for communication

RoomGuru has been an Airbnb Superhost the whole time, and you don't have to take any of the above on their word, or on ours. Read the reviews on Airbnb.

RoomGuru's own attestation, confirmed 22 July 2026. Airbnb doesn't expose the badge in its data, so this is the one line on this page nobody can show you the raw numbers for.

The spread tells you more than the average. Across RoomGuru's five Medini homes the ratings run from 4.82 to 4.98, so your place would land somewhere in that range, not exactly on the headline number. Over the past year they're at 4.90, against 4.92 all-time. And fourteen of the 1,177 stays scored below four stars. They publish the weak numbers next to the good ones, and we would be wary of an operator who didn't: a record with nothing bad in it usually means the operator is either brand new, or hiding something.

That's AR 12-02, one of the four Afiniti homes RoomGuru runs in Medini: 132 Airbnb reviews, averaging 4.98, none below four stars.

I've been to several airbnbs at Afiniti Residensi, but RoomGuru's place was best so far.
AR 1-02, Afiniti Medini · November 2024
The house was comfortable, spotlessly clean and exactly like pictures. There was also no musky/sewage smell, dust and mould as compared to some of the other homes we have stayed in before in JB.
AR 12-02, Afiniti Medini · February 2026
In the past, we always stayed at the Legoland Hotel for convenience, but now that we've discovered RoomGuru's place, we'll definitely be coming back here instead!
AR 12-02, Afiniti Medini · June 2025

( Your side of it )

Nobody calls the owner

Since June 2023 RoomGuru has run 2,899 guest stays across the homes they manage. Owners aren't part of any of that. And the fear that letting your place nightly means a second job is the number one reason we watch buyers talk themselves out of it.

( What reaches you )

( 1 )A statement once a month: the bookings, what came off the top, and what's paid to you.
( 2 )A decision, on the rare time a repair costs more than the limit you set.
( 3 )Any dates you want to keep for yourself, blocked whenever you say.

( What does not )

The message at two in the morning
The guest who wants an early check-in
Next Saturday's nightly rate
The lost key card
The blocked sink
The linen and the changeover
The cleaner who is ill on a turnaround day
The review that needs answering

Some of their owners have gone more than a year without contacting them at all, beyond opening the monthly statement.

We won't dress it up: hands-off isn't the same as risk-free. The money still moves month to month, the furniture is still yours, and a quiet year for you is a busy one for them.

Bodaiju Residences twin towers at sunset in Medini, Iskandar Puteri, artist's impression

( Why Medini, specifically )

Guests already come here

None of this is guesswork. Short stays work where people already show up for a reason, and in Medini there are four of them. None of them depends on the property market.

78%

of available nights sold

Over the twelve months to July 2026, across the five homes RoomGuru runs in Medini. A whole year, wet months and school terms included, not a cherry-picked quarter.

( 1 )

Theme parks in the same town

Legoland and Sunway Xpark are inside Medini, minutes away, not a day trip. They bring families whose stay is too short for a hotel suite and too big for a hotel room. A two-bedroom with a kitchen is exactly what those families search for.

( 2 )

Nine kilometres from the Second Link

Singapore cars cross at Tuas for the weekend, and Medini is the first place worth stopping. In the homes RoomGuru already runs here, Friday and Saturday nights sell far harder than midweek: the opposite of a business-district rental.

( 3 )

Schools and hospitals, minutes away

Sunway International School is in Medini itself, and Marlborough College is minutes away in EduCity, with Gleneagles Medini and Columbia Asia close by. In RoomGuru's Medini calendars, stays of a week or more are rare, but they fill about a quarter of all the nights sold. That's the part of a month that steadies it.

( 4 )

A serviced-apartment title, in a zone built for it

Bodaiju is a serviced apartment on a Service Apartment Title, sold for short-stay letting, the same footing as the Medini buildings RoomGuru already lets nightly. The house rules themselves are written by the management body after completion, so have the letting terms confirmed in your SPA, and we'll walk you through what to look for at the gallery.

These four reasons aren't standing still. The crossing at the middle of them is the spine of the Johor-Singapore Special Economic Zone: a Malaysia-Singapore deal signed in 2025 to move more people, work and money across the strait, with Medini inside its Iskandar Puteri zone. More work pulls in more people, and more people need somewhere to stay.

That's the direction of travel, not a promise, and we won't dress a forecast up as one. If you want to see where it is heading, here is what the JS-SEZ means for Medini.

( The real numbers )

We have them. Not on this page

RoomGuru runs homes in Medini itself, with a full year of trading behind them.

What a nearby two-bedroom actually charged on a rainy Tuesday in February, and what it charged on a Saturday in the school holidays. How many nights it sold across the year, quiet stretches and all. What got taken out before anything reached the owner.

That's the only honest answer to what a unit here might do, and it's not something to flatten into one average on a web page. Averages hide the exact months you need to see. So we go through the records with you instead, line by line, and you decide for yourself.

How other homes did in the past isn't a forecast for yours, and nothing we show you is a guarantee of income or part of any agreement. Occupancy, nightly rates and costs all move with the season, the supply and how a unit is furnished and run.

( 1 )What comparable homes nearby charged per night, month by month, including the months nobody puts in a brochure.
( 2 )How full they were across a full year.
( 3 )What came off the top: management, cleaning, linen, utilities, wifi and platform fees.
( 4 )Where the layout you're looking at differs from RoomGuru's, and what could stop it doing the same.

( Managed for you )

Down to the first aid kit

A guest decides what they think of a place in the first ten minutes, and they decide it on things no brochure lists. This is the work that goes into a unit before it ever takes a booking, and what keeps happening after.

( Setup )

Furnished, styled, photographed

An empty unit earns nothing. RoomGuru picks the furniture, fits it out, styles the place and photographs it properly, then writes and builds the listings. One package, one handover, priced when you ask.

( Management )

Run day to day, without you

Listings on Airbnb, Booking.com and Agoda, nightly prices adjusted to real demand, guest messages, check-in, cleaning, linen and repairs. A monthly statement, paid straight to your account.

( Arrangements )

Built around your number

Some owners want the full upside. Others want a floor under the monthly figure. RoomGuru already runs both kinds of deal on other buildings, including fees that flex towards an owner's monthly target. Ask, and we'll walk you through how each one works on your unit.

Living room of a two-bedroom apartment RoomGuru manages at Afiniti in Medini, styled for families, with the sunset over Iskandar Puteri through full-height windows — Three of the homes RoomGuru runs in Medini right now. Not Bodaiju units, and not artist's impressions: real apartments in Medini, furnished, styled and photographed by the same team that would set up yours.

Living room of another RoomGuru-managed two-bedroom at Afiniti in Medini, with a children's play corner and a hillside view — Three of the homes RoomGuru runs in Medini right now. Not Bodaiju units, and not artist's impressions: real apartments in Medini, furnished, styled and photographed by the same team that would set up yours.

( From keys to first guest )

( 1 )You get the keysVacant possession, defects list closed.
( 2 )Setup, four to six weeksFurnishing, styling, photography, listings built.
( 3 )Live on the platformsPrices set against real Medini demand, not a spreadsheet.
( 4 )Monthly statementBookings, costs and payout, itemised.

Management costs a share of what your unit takes, and furnishing is a separate one-off package.

We give both figures at the gallery or in chat rather than posting them here, because the right setup depends on the layout you buy and whether you want the full upside or a steadier monthly figure.

( Read this part twice )

The parts that go wrong

Short-stay income isn't a yield printed on a page. It's a small business attached to your apartment, and it behaves like one.

( 1 )

Occupancy moves with the season

School holidays and long weekends run hot. February and the wet months run quiet. Judge this over twelve months, never over one.

( 2 )

More supply softens nightly rates

Medini has a lot of new homes coming. More keys chasing the same guests pushes rates down, and nothing in last year's records can tell you when that starts.

( 3 )

Some months will lose to a lease

Short-stay income is lumpy where a lease is flat. In a bad quarter, a one-year lease wins outright. If you need a steady monthly figure, say so, and we'll point you to the lease route instead.

( 4 )

It's a business, not a set-and-forget

Even fully managed, the furniture, the wear, the replacement costs and the paperwork of letting nightly are yours. Budget for a refresh every few years.

There's no guaranteed income here, and you should be wary of anyone who offers you one. You're not tied in either: the management runs month to month, and you can end it on a month's notice.

What we can do is walk you through how comparable homes nearby have actually done, and leave the decision to you. If you're still working out the land ownership under all of this, start with how tenure at Bodaiju actually works.

( Questions )

Before you let it out

Project facts come from the official sales kit dated 13 January 2026. Everything about short-stay letting is current as of July 2026 and isn't a projection. For anything else, .

( 1 )Can you Airbnb a unit at Bodaiju Residences in Medini?

The title allows it. Bodaiju sits on a Service Apartment Title, sold for short-stay letting, the same basis several nearby Medini buildings already run on across Airbnb, Booking.com and Agoda, including the ones RoomGuru runs. One caveat, stated plainly: house rules are set by the building's management body, which forms after completion, and Malaysia's Federal Court has upheld such a body's power to restrict short stays. So have the letting terms confirmed in your SPA. If you let nightly, local registration and tourism tax are yours. We go through all of this with you at the gallery.

( 2 )How much does a short-stay apartment in Medini earn per night?

It depends on the layout, the season, the day of the week and how well the unit is furnished and priced, and it swings a lot: in RoomGuru's Medini homes, a Saturday in the school holidays and a wet midweek night in low season aren't the same business. That's exactly why we don't post an average here, because an average hides the months you most need to see. RoomGuru keeps twelve months of real nightly rates and occupancy for comparable two-bedrooms in Medini, and we go through them with you at the gallery or in chat.

( 3 )Is short-term rental better than a long-term tenancy?

Sometimes, sometimes not, and we deliberately don't publish a comparison that answers it for you. Short stays usually bring in a higher gross figure and a higher cost base, so the gap narrows once management, cleaning, utilities, wifi and platform fees come out, and it swings month to month where a lease pays the same every month. Which one suits you comes down to whether you need a steady figure or can ride an uneven one, and you know that about yourself better than a web page does. Ask us for the short-stay records and set them against whatever a one-year lease would fetch.

( 4 )Who is RoomGuru and what do they do for my unit?

RoomGuru is a short-stay management company already running homes in Medini and Iskandar Puteri. For a Bodaiju owner, they handle the whole chain: furnishing and styling the unit, photography, building and running the listings on Airbnb, Booking.com and Agoda, nightly pricing, guest messages, check-in, cleaning, linen and repairs, then a monthly statement and payout.

( 5 )What does the management cost?

Management costs a share of the revenue your unit makes, and furnishing is a separate one-off package. We give the current figures at the gallery or in chat rather than posting them, because the right setup depends on the layout you buy and whether you want the full upside or a steadier monthly figure. Ask and we'll send them over. And there's no lock-in: the arrangement runs month to month, and you can end it on a month's notice whenever you like.

( 6 )Can I still use the apartment myself?

Yes. Block your own dates in the calendar whenever you want, and the unit just comes off sale for that period. Every night you keep is a night it doesn't earn, that's the honest trade, and school holidays are both the nights you most want and the nights that sell hardest.

( 7 )Do I need to be in Malaysia for any of this?

No. Most owners doing this live outside Malaysia, plenty of them in Singapore. Setup, listings, guests, cleaning and maintenance are all handled locally, and you get a monthly statement and a payout to your account.

( 8 )What happens if the unit does not get booked?

Then it doesn't earn that month, and you still cover maintenance and utilities. There's no guaranteed income here, and nobody should offer you one. What we can do is show you how comparable homes nearby have actually done and let you decide from that, which is a conversation for the gallery, not a web page.

( Next )

Name a layout, see its year

Tell us which layout you're looking at and we'll open up twelve months from a comparable home in Medini: what it charged, how full it was, what came off the top, month by month. Then the management terms and the furnishing package. On a table, in front of you.

( 1 )A person replies, not a bot
( 2 )Management terms and the furnishing package, in writing
( 3 )Viewing at the gallery, price list in hand