Source: MRT Corp
The Johor-Singapore Rapid Transit System (RTS) Link is not a tiny transportation project; it’s a catalyst for change.
Commuters plagued by hours-long congestion will soon enjoy seamless cross-border travel in under six minutes.
With connectivity improved, Johor's property market is poised for unprecedented growth, attracting investors eager for high returns.
But how will the RTS impact real estate on both sides of the border? Let’s explore!
Source: MRT Corp
The Johor Bahru-Singapore Rapid Transit System (RTS) Link, a 4km rail project connecting Bukit Chagar in Johor Bahru to Woodlands North in Singapore, will be operational by December 2026.
With the capacity to transport up to 10,000 passengers per hour in each direction and reducing travel time to under 6 minutes, this development aims to ease one of the world’s busiest border crossings.
By alleviating Causeway congestion, streamlining daily commutes for over 350,000 travelers, and fostering economic integration, the RTS Link is expected to be a game-changer for real estate and cross-border connectivity.
| Feature | Impact |
| Travel Time | Reduces Johor-Singapore commute to under six minutes |
| Passenger Capacity | Serves 10,000 passengers per hour per direction |
| Frequency | 3.6-minute intervals during peak hours |
| Economic Integration | Facilitates the Johor-Singapore SEZ, boosting bilateral trade and investments |
Johor Bahru's property market is undergoing a renaissance, fueled by the announcement of the Johor Bahru-Singapore Rapid Transit System (RTS) Link and the Johor-Singapore Special Economic Zone (SEZ).
These developments have sparked significant interest from Singaporean buyers, drawn by Johor’s comparatively affordable property prices.
Since the commencement of RTS construction, demand for residential properties in Johor Bahru surged by 17% between April 2022 and 2023, with notable hotspots including Bukit Chagar, Iskandar Puteri, and Tebrau.
| Year | Residential Overhang (Units) | Median Property Price Growth (%) | Demand Index Growth (%) |
| 2022 | 5,258 | 6.2 | +29% |
| 2023 | 4,228 | 6.8 | +17% |
| 2024 (Projected) | 3,900 | 7.5 | +20% |
Source: National Property Information Centre (NAPIC), projected data subject to change
Decreasing Overhang: Johor reduced its unsold property units from 5,258 in 2022 to 4,228 in 2023, signaling market recovery.
| Metric | Johor Properties | Singapore Properties |
| Average Price (2-Bedroom) | RM794,400 (USD180,000) | SGD2 million (USD 1.5million) |
| Average Rental Yield | 6.25% | 4.35% |
| Proximity to RTS | Within 3km | Within 3km |
Source: Global Property Guide (Malaysia price) (Singapore price, Singapore Rental Yield), CNA
The price disparity and attractive rental yields highlight why Singaporeans increasingly turn to Johor for investment and retirement homes.
This trend is particularly evident in serviced residences, where smaller units (400–750 sq ft) have seen a 27% year-on-year price increase, driven by lower entry costs and rising rental demand.
Rental growth is especially notable near the RTS Link, where studio apartments now command monthly rates of RM2,000–RM2,300—nearly double the rates during the pandemic.
Key developments enhancing Johor's property appeal include:
Singapore’s northern districts, particularly Woodlands, are attracting renewed interest from developers and homebuyers due to their proximity to the upcoming RTS Link.
Industry experts predict a surge in demand for residential units in these areas as cross-border connectivity improves.
At the same time, growing housing affordability concerns in Singapore are prompting more residents to consider Johor as a cost-effective alternative.
The narrowing median price gap between new non-landed units in Singapore and Johor further incentivizes cross-border property purchases.
| Property Type | Singapore (SGD/psf) | Johor Bahru (MYR/psf) |
| Suburban | 900-1400 | 353 |
| City Business District (CBD) | 1,800-2,500 | 353 |
Source: Bamboo Routes & iProperty
Singapore’s high rental rates are pushing expatriates and Malaysians working in Singapore to seek accommodations in Johor.
Studio apartments near Bukit Chagar now command RM2,000–2,300 monthly, nearly double their pre-pandemic rates.
Retail malls like Causeway Point in Woodlands could benefit from increased footfall due to the RTS.
However, some analysts caution that Johor’s competitive retail market, bolstered by lower prices, may divert spending across the border.
Source: The Edge Malaysia
The Johor-Singapore SEZ complements the RTS by fostering bilateral economic activities.
According to Rehda Johor, the SEZ has spurred property demand, with developers reporting higher take-up rates for new launches near SEZ areas.
| Feature | Benefit |
| Tax Incentives | Attracts foreign investors and boosts local economic activity |
| Employment Growth | Job creation in logistics, manufacturing, and retail sectors |
| Infrastructure Support | Enhanced connectivity via RTS and Desaru Expressway expansions |
Source: MRT Corp
| Property Type | Reason to Invest |
| Serviced Apartments | Lower entry costs and high rental demand |
| Townhouses | Cater to families, growing popularity in suburban areas like Iskandar Puteri |
| Mixed-Use Developments | Integrated living spaces drive capital appreciation |
Johor properties boast an average gross rental yield of 6.25%, surpassing Malaysia’s national average of 5.16%.
For example, investing in a 750 sq ft service residence near RTS at RM700,000 can yield monthly rentals of RM3,000–3,500, translating into a 6.1% return.
Source: MRT Corp
The RTS Link exemplifies TOD, with integrated developments blending residential, retail, and office spaces.
Like Shenzhen's transformation post-Hong Kong metro integration, Johor Bahru is expected to witness significant property appreciation.
Source: MRT Corp
The RTS is a rapid transit system connecting Johor Bahru to Singapore, reducing travel time to under six minutes and improving cross-border connectivity.
Properties near RTS stations have already experienced an 18% price increase, with further growth anticipated. Post-completion, prices in these areas are projected to rise by 5–6% annually, fueled by improved cross-border connectivity and demand.
Johor offers higher rental yields (6.25%) and lower entry prices, making it ideal for investors seeking affordability and ROI.
Bukit Chagar, Iskandar Puteri, Tebrau, and Forest City stand out for their proximity to the RTS, connectivity, integrated developments, and economic potential.
Affordable housing, a strong Singapore dollar, proximity, lower property prices, high rental yields, and seamless cross-border commuting enabled by the RTS are vital factors driving Singaporean's interest in Johor's property market.
While oversupply has been a concern, reduced overhang (down 20% from 2022) signals improved market balance.
Serviced apartments and mixed-use developments near the RTS are in high demand, driven by a robust rental market and integrated amenities. These properties yield 6–7% gross returns, outperforming the national average.
Yes, service residences starting at RM300,000–RM500,000 offer affordable entry points for investors.
The RTS Link, slated to begin operations in December 2026, is expected to transform cross-border travel, boost Johor’s economy, and drive up property values.
Source: MRT Corp
The Johor-Singapore RTS Link marks a turning point for regional connectivity and property investment.
By enabling swift cross-border commutes, it is set to elevate Johor's real estate appeal and redefine economic integration with Singapore.
The time to act for investors is now—seize the opportunities before prices rise further.
Ready to capitalize on the booming Johor real estate market? Invest now and take advantage of the game-changing RTS development. Hold the high ROI and cross-border opportunities today. Contact us now to find your dream house in Johor!
Reference and Information Related to Johor RTS
1. iProperty
Is the RTS Link Project Affecting Property Demand in Johor Bahru?
2. New Straits Times
Johor real estate showing signs of steady growth.
3. CNA
Singaporeans snap up residential units near RTS station in Johor Bahru.
4. The Edge Malaysia
Johor finalising local transport network to support RTS integration, says MB.
5. Property Guru for Business
Seizing the Opportunity: Unlocking Johor’s Real Estate Potential with the JB-SG Rapid Transit Link.
Will the Completion of the RTS Link Impact the Retail Market in Northern Singapore?
6. The Straits Times
Private home prices drop 0.7% in Q3 as buyers opt for cheaper resale, new suburban condos.
Johor-Singapore SEZ spurs interest in Johor properties.
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