Are you dreaming of owning a piece of Johor Bahru’s skyline while maintaining easy access to Singapore? With the game-changing Rapid Transit System (RTS) link connecting JB to Singapore’s Woodlands on the horizon, the property landscape around JB Sentral is transforming rapidly. Let’s dive into the most promising developments that could be your next home or investment. We all have reasons to consider a place near Johor’s Border, especially when the RTS could be a potential game changer, along with firmly inked plans of the Special Economic Zone (SEZ).
“This year is a golden opportunity for Johor; the JS-SEZ agreement will propel us forward, attracting global investments to our state” said Mentri Besar Datuk Onn Hafiz Ghazi.
However the real questions are about whether the RTS condominium prices can truly live up to expectations, there are very real concerns about how businesses can be supported. Concerns are primarily over speed of how soon the necessary infrastructure can be set up to support increased traffic in Malaysia and the various SEZs can be in place. The immediate boon in my view will be for properties in Johor Bahru City seeing the commitments between Singapore’s PM Lawrence Wong and the JB Government.
My preference now is to seek out properties that are generally freehold and built out with a few exceptions – I’ve evaluated some choice properties that had good management, yields and solid value. Also location and facilities played a huge part in curating this list.
Why Consider Condos Near JB Customs?
The proximity to the CIQ and the RTS Link is a game-changer for daily commuters and investors alike. If successfully executed, the RTS slated for completion end-2026 will cut travel times between Johor Bahru and Singapore to a mere five minutes, offering massive convenience and even greater rental demand from frequent travellers and expatriates.
While such proximity drives up demand, these developments also offer a range of features to suit homeowners and investors, such as freehold tenure, high-end facilities, and surrounding urban amenities in JB town. Whether you’re seeking a home for your family or acquiring properties for rental income, there’s a development fit for everyone.
Here are five standout condos near JB CIQ to consider on your property-buying shortlist.
R&F Princess Cove: The Crown Jewel of Connectivity
Source:latestnewproperty
Imagine walking to the CIQ in just minutes. That’s the reality at R&F Princess Cove, arguably JB’s most strategically located development.
Within 8 minutes Drive
Access facilities like Southkey Megamall, Aeon Permas Jaya, Renaissance Hotel, Permas Golf & Country Club, Real International School, Banks(CIMB, PB, RHB, Hong Leong)
Why It Stands Out:
A mere 650m covered walkway to JB CIQ, 1KM from the customs (2 minutes drive approx ~) and 6 minutes walk to the RTS
Direct access to R&F Mall (shop till you drop!) an office tower rent an office space if you want to capitalise on future footfall
Freehold status (always a plus for investors)
3,584 units across multiple phases
Regarding availability of units, Phase 1 units sold out, Phase 2 limited units left as per time of writing, Phase 3 developer units are still available
The Success Story: Phase 2 has already achieved 45% occupancy shortly after handover, while Phase 3 is generating significant buzz thanks to the RTS Link’s 93% completion progress. For investors, these numbers speak volumes about the development’s potential.
Perfect For: Singapore commuters who value every minute of their day and investors eyeing strong rental demand.
Potential Considerations: Some say it has yet to live up to the hype as a fully integrated development, with parts of the mall still relatively quiet and although the units have a strong purchase uptake, I wasn’t impressed that not many of the units did not have evidence of strong occupancies in 2025.
The Astaka: Phase 1 &2, One Of The Best Luxury Condos In JB
Source:astaka.com.my
Standing proudly at Bukit Senyum, The Astaka redefines luxury living, just 5 minutes from CIQ. If you want a truly luxurious experience with a grand floorspace of units ranging from 2,207 square feet to 2,659 square feet. The first phase, The Astaka @ One Bukit Senyum, is already a stunning reality with it’s completion in 2017. Consisting of two towering high-rise residential buildings — 65 and 70 stories of pure luxury, they are twin serviced apartments adjacent to each other. The Astaka made history in June 2018 as the tallest residential skyscrapers in Southeast Asia. With units ranging from 2,207 to 2,659 square feet, it offers an unparalleled standard of living, right smack in the heart of the central business district. This development has certainly delivered as a 6 stars residential project with classy business offices, a high end retail mall – integrated all in one. What’s more, it lies in a strategic location in the Iskandar Malaysia SEZ, nestled among precious facilities like hospitals, golf resorts and offices.
The best thing is, it actually comes across as affordable luxury for the better part; with a range of units from RM 1,650,000 to RM 4,000,000, so if what you are looking for is unmatched space and ultra luxury in the heart of the city, this is the place for you.
And now for the cons, It was tough to find one but going back to the woodlands causeway proved challenging as it lies on the narrow common road which is often jammed. Another contentious point is about whether it’s already priced above market value, some agents in our network felt this property would need significant appreciation from it’s current valuation for investment gains. However my take is, it’s indeed a premium property and one that’s price tag could well hold being a one of a kind location and a true modern benchmark for JB condos. This would be true, if the RTS project and SEZ development indeed becomes a world class example of collaboration much like Shenzhen’s economic meteoric rise to fame.
Key Features:
Premium facilities including an infinity pool
Sky gymnasium for fitness enthusiasts
Landscaped sky gardens offering breathtaking views
Approximately 2km to the upcoming RTS link
800m to JB CIQ
Close proximity to major shopping centers
Entire building is a benchmark of construction excellence, CONQUAS certified in compliance with strict green standards
Premium service with hotel style management, offering a hassle free managed AirBnb service on the behalf of property owners
Unmatched floor space in the city – The largest among the condominiums we researched
In terms of awards won, It garnered Best Luxury Condo/Apartment Development in 2019 by the PropertyGuru Asia Property Awards for The Astaka @ One Bukit Senyum. It also bagged numerous other awards winning The Edge Best Managed & Sustainable Property Awards in 2024 by Knight Frank Malaysia
Overall, we rate Singapore stock exchange listed, Integrated property developer Astaka with a good 4 out of 5 stars because they’ve set a high bar for luxury condos, as well as for their work on projects such as Menara MBJB
Pros:
Walking distance to City Square and KOMTAR JBCC
Nearby educational institutions for families
High-end finishes and materials
Recipient of multiple awards of architectural and design excellence
Perfect For: Luxury homeowners, expatriates, big families and those who appreciate the finer things in life.
Setia Sky 88 Serviced Residence: The Lifestyle Haven
Source:SP Setia
Located about 10 minutes from CIQ, Setia Sky 88 offers a perfect blend of lifestyle amenities and connectivity. This is a mid range investment opportunity that is close enough to the customs to still be considered an attractive proposition
Highlights
Setia Sky 88 stands out as one of the tallest residential towers in Johor Bahru, soaring 55 storeys high. Developed by S P Setia Berhad, a renowned name in Malaysia’s property sector, this freehold serviced residence offers a wide range of units – from studios to 4-bedroom sky bungalows. Its Tower A (The Altus) features luxurious units with low-density layouts, offering breathtaking views of JBCC and beyond. The developer is also a regular powerhouse in the local scene making it low risk when we consider their reputation and experience in management of relevant establishments
Key Features
Proximity: Located just 3km from JB CIQ and the upcoming RTS Link, making it ideal for commuters.
Amenities: Rooftop pool, Sky Gym, business lounge, and a theatre room.
Shopping & Lifestyle: Within walking distance to Plaza Pelangi and a short drive to KSL City Mall, KOMTAR JBCC, and R&F Mall.
Healthcare: Nearby medical centres include KPJ Puteri Specialist Hospital and Columbia Asia Hospital Tebrau.
Developer: S P Setia Berhad, a multiple award-winner with international recognition.
Pros:
Premium sky-living experience with extensive facilities.
Strategic location near schools, hospitals, and shopping malls.
Healthcare facilities within reach
Balanced distance from both city center and quieter areas
Perfect For: Young professionals and families seeking a vibrant community atmosphere.
Country Garden @ Danga Bay: Waterfront Wonder
Want to wake up to waterfront views? Country Garden @ Danga Bay offers exactly that, just 15 minutes from CIQ. While it’s a little further from the causeway – it comes with seaside views and shuttle buses that will commute you back and forth. From speaking with our regular advisors, this is a current hotspot for families looking to rent a second home, it’s also a popular Airbnb choice for Singaporeans looking to be away from the CIQ crowd yet still near the heart of the city.
Key Features:
Marina promenade for evening strolls
Resort-style facilities
24-hour security
5-7km from JB Sentral
Proximity to Mid Valley Southkey
Komtar JBCC – 7 min drive
Close to Legoland Malaysia
Lifestyle Elements:
Danga Bay Park nearby
Premium dining options
International community
Perfect For: Water lovers and those seeking a resort-style living experience. This property is a economical option and for those who don’t mind a property that is slightly further from the causeway in comparison to the other condos reviewed. If you’re looking for a property still within a 7 min drive to city square that comes with seaview, this could be what you’re looking for.
Current Trends: This resort is widely loved as a Airbnb and holiday home for many Singaporeans and expatriates. If affordability is at the top of your list this is a great option as you’re able to snag an apartment at 500K+ RM. However, if extreme price appreciation and investment are your key objectives, my advice is to seek out a property closer to the CIQ.
The Asteriaz: The Rising Star
While still under development, The Asteriaz could be the future of JB’s property market with spaces near CIQ being far and few between.
Source:asteriazjb.com
Distinctive Features:
- Premium landscaped gardens
- Modern swimming pools
- Large Recreational spaces
- Strategic location in an emerging hub
Property Highlights
Modern 2- and 3-bedroom units starting from RM 400K.
Expected completion by 2028, giving room for appreciation.
Strategic proximity to RTS Station and JBCC.
Perfect For:
it’s enticing for younger investors or those looking to capitalize on the RTS infrastructure boom in the medium term and relatively budget friendly for a newer property project in the city centre
Considerations:
Since it’s not yet complete, some patience is required before seeing tangible ROI.
Final Thoughts: Which JB Condo Near Customs Suits You?
Properties near JB CIQ offer a compelling case for dual Singapore-Malaysia living. Whether you’re seeking a luxury retreat like The Astaka, connectivity in R&F Princess Cove, or a serene coastal vibe at Country Garden, there’s something for everyone.
Decide Based On Your Priorities:
- Daily commuter? R&F Princess Cove offers unbeatable convenience.
- Planning for family luxury? The Astaka’s spacious units are unparalleled.
- Aiming for long-term capital growth? The in development Asteriaz presents an affordable gateway into the future.
Whatever you choose, the RTS Link is set to reshape Johor’s investment landscape. Take your time to visit these developments and evaluate your goals—making the right choice now could lead to lifestyle upgrades or lucrative returns in the future. The key is matching your specific needs – whether investment or lifestyle – with the right property.
CIQ Condo Property Investment Insights: What You Need to Know
- RTS Impact
- Properties closer to RTS generally command higher premiums
- Potential for significant capital appreciation as RTS completion nears
- Higher rental demand expected from Singapore commuters
- Market Trends
- Rising occupancy rates in completed projects
- Growing interest from international investors
- Infrastructure developments boosting property values
- Key Considerations
- Distance to RTS/CIQ
- Project completion timeline
- Developer track record
- Facilities and amenities
- Current occupancy rates
- Rental yield potential
Summary Table:
| Property | Driving Time to CIQ | Shuttle Bus Services | Facilities | Connectivity | Surrounding Amenities | Target Market |
| The Astaka | ~5 minutes | Not available | Infinity pool, sky gym, sky gardens, sauna, multi-purpose halls | ~2 km to Johor Bahru Sentral and RTS link | Close to City Square, KOMTAR JBCC, educational institutions | Luxury homeowners, expatriates, high-end investors |
| Setia Sky 88 | ~10 minutes | Not available | Infinity pool, sky gym, gourmet kitchen, dip pool, theatre room, karaoke | ~3 km to Johor Bahru Sentral and RTS link | Near KSL City Mall, Plaza Pelangi, healthcare facilities | Young professionals, families, mid- to high-level investors |
| Country Garden Danga Bay | ~15 minutes | Not available | Marina promenade, infinity pools, landscaped gardens, clubhouse, security | ~5-7 km to Johor Bahru Sentral | Close to Mid Valley Southkey, Danga Bay Park, dining outlets | Waterfront lifestyle seekers, international investors |
| The Asteriaz | Information unavailable | Information unavailable | Premium amenities (details developing) | Expected to benefit from infrastructure development | Situated in an emerging residential hub | Investors seeking emerging market potential |
| R&F Princess Cove | ~1 minute (walking distance) | Not available | Swimming pools, sky gardens, gyms, children’s play areas, direct mall access, security | Immediate proximity to Johor Bahru Sentral and RTS link; 650m pedestrian link to JB CIQ | Adjacent to R&F Mall, City Square; near multiple medical facilities | Urban professionals, Singapore commuters, investors seeking high rental demand |
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