Johor Bahru · CIQ & RTS Link corridor · 2026

Too many new launches near JB CIQ? See them all in one place.

Every brochure says "minutes to Singapore". We compared seven Johor Bahru projects on what actually matters — real walking distance to the border, freehold or not, price and layouts — so you can choose with confidence.

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9 minwalk to CIQ from Causewayz Square, via link bridge
~5 minRTS Link ride, Bukit Chagar to Woodlands North
Dec 2026RTS Link target to start passenger service
5 of 7projects in this guide are freehold

The honest problem

"Near CIQ" can mean a 9-minute walk or a 15-minute drive.

Johor Bahru's border corridor has more new launches than ever, and the brochures all sound the same. Most buyers aren't short of options — they're short of a clear, side-by-side comparison.

Get the comparison on WhatsApp

Distance to the border

Seven projects, measured from Singapore.

Read it like a train line. The first four are within walking distance of the RTS station or the CIQ complex; the last three are a short drive away.

  • Walk to the border (about 1 km or less)
  • Short drive to CIQ
  1. SGWoodlands North, SingaporeRTS Link terminus · Thomson-East Coast Line
  2. RTS Link · 4 km · about 5 minutes
  3. 0 mBukit Chagar RTS & CIQ complexJohor Bahru city centre
  4. 400 mAethera Residencesto Bukit Chagar RTS, covered walkway · UOA
  5. 600 mCausewayz Square @ JBCC Top pick9-min walk to CIQ via link bridge · 900 m to RTS · EXSIM
  6. 600 mArden Serviced Residenceto Bukit Chagar RTS · 800 m to CIQ · Astaka & Kimlun
  7. 650 mR&F Princess Cove, Phase 3covered link bridge to CIQ · R&F Group
  8. Beyond walking distance
  9. < 8 minThe Straits View Duodrive to CIQ & RTS, shuttle planned · Permas Jaya
  10. 4.5 kmSouthkey NADI Residencesto CIQ via the EDL · Southkey City
  11. 5 kmMonterra @ Solaris Tebrauto CIQ & RTS · Tebrau
★ Our top pick near CIQ

Causewayz Square @ JBCC — walk to Singapore, freehold, from RM580K.

A freehold four-tower masterplan by EXSIM in Johor Bahru City Centre, with its own approved link bridge to the CIQ complex and a ~90,000 sq ft retail podium at the foot of the towers. Axis, Brixton and Dover Towers are open for booking now.

Causewayz Square approved link bridge to the CIQ complex, artist's impression
Approved link bridge · 9-min walk to CIQ
Causewayz Square Axis Tower grand lobby, artist's impression
Axis Tower grand lobby
Causewayz Square 90,000 sq ft retail podium, artist's impression
~90,000 sq ft retail podium
600 mto CIQ, about a 9-minute walk via link bridge
900 mto the Bukit Chagar RTS station
Freeholdfour towers on one integrated podium
366–850sq ft · studio to 3-bed dual key
RM580Kstarting price (gross), Axis Tower

Why it stands out

  • On foot to Singapore, over its own bridgeAn approved link bridge takes residents to the CIQ complex in about 9 minutes — no car, no hunting for parking.
  • Freehold at a price few border projects matchFreehold title within walking distance of CIQ, from RM580,300 (gross).
  • A unit for every planCompact studios, 2-bedrooms and 850 sq ft 3-bedroom dual-key layouts that can be split into two rentable units.
  • Hands-off short-stay option in Axis TowerAxis units can be placed under professional short-stay management by Mana Mana Hospitality, part of EXSIM Hospitality.
  • An award-winning developerEXSIM is a two-time FIABCI World Prix d'Excellence winner and GreenRE-certified.

Three towers open now

Gross starting prices from the developer's price list.

Axis Tower62 storeys · studio & dual key · 366–592 sq ftfromRM580,300
Brixton Tower2 blocks · 1–3 bedrooms · 474–850 sq ftfromRM691,000
Dover Tower2 blocks · 1–3 bedrooms · 474–850 sq ftfromRM727,500
Coven TowerFuture phase · not yet launched Coming soon
Get the Causewayz price list & floor plans

360° virtual tour — drag to look around. Provided by the developer's tour partner; views are indicative.Open full screen →

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Why Johor Bahru CIQ

Why investors are watching the border.

Few places in Malaysia have this many long-term drivers converging on one small area. Here are the facts behind the interest.

4km

The RTS Link to Singapore

A dedicated rail shuttle from Bukit Chagar to Woodlands North — around 5 minutes' travel, up to 10,000 passengers per hour each way, targeting passenger service by December 2026.

3,500km²+

The Johor-Singapore SEZ

Signed on 7 January 2025, the Johor-Singapore Special Economic Zone covers southern Johor and aims to create 20,000 jobs in its first five years — bringing businesses and their people to JB.

SG↔ JB

A built-in tenant pool

Thousands of people work in Singapore and live in JB. The closer a home is to CIQ and the RTS, the shorter their commute — which is exactly what these tenants look for.

16M+

Visitors already come

Johor recorded over 16 million foreign tourist arrivals in 2023, and the state is targeting more than 20 million once the RTS Link is running — the demand behind short-stay units.

5of 7

Freehold, with limited land

Most projects in this guide are freehold. Walkable land around CIQ is finite: once these sites are built out, new supply next to the border becomes much harder to find.

On foot

Everyday convenience

JB Sentral, City Square, the CIQ and the RTS station sit side by side — shopping, food and transport on foot, with a planned ETS rail service linking JB to Kuala Lumpur.

Sources: RTS Link figures from Singapore's Ministry of Transport and LTA announcements; JS-SEZ from the Singapore EDB and Enterprise Singapore; tourism figures as reported by the Johor state government. Timelines are targets and may change.

One message. All seven projects.

Brochures, floor plans, the latest price lists and what's still available — for every project near JB CIQ, sent to your WhatsApp.

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The other six

Every other new launch near JB CIQ.

Get all 7 price lists on WhatsApp

Walk to the border

Aethera Residences sky infinity pool, artist's impression≈ 400 m to Bukit Chagar RTS

UOA Group · Ibrahim Int'l Business District

Aethera Residences

A 52-storey freehold tower with a covered walkway to the RTS station.

  • From (gross)RM996,200
  • TenureFreehold
  • Sizes650 – 2,547 sq ft
  • Completion~June 2030
Get price list
Arden Serviced Residence tower, artist's impression≈ 600 m to RTS · 800 m to CIQ

Astaka & Kimlun · One Bukit Senyum

Arden Serviced Residence

A 68-storey freehold landmark with only 618 units and large 2- to 4-bedroom layouts.

  • From (gross)RM1,150,000
  • TenureFreehold
  • Sizes797 – 1,700 sq ft
  • CompletionQ1 2029
Get price list
R&F Marina Place boulevard at Princess Cove, real site photo650 m covered link bridge to CIQ

R&F Group · Tanjung Puteri

R&F Princess Cove, Phase 3

Waterfront; Phases 1 and 2 are completed, with the hotel, mall and promenade open.

  • From (gross)RM499,700
  • TenureFreehold
  • Sizes555 – 1,555 sq ft
  • Completion~Q4 2028
Get price list

Short drive to CIQ

The Straits View Duo twin towers at sunset, artist's impression< 8-min drive to CIQ

Permas Jaya (BRDB) · Permas Jaya

The Straits View Duo

Freehold twin towers with 30+ facilities and a planned shuttle bus to the RTS and CIQ.

  • From (gross)RM398,000
  • TenureFreehold
  • Sizes645 – 1,529 sq ft
  • CompletionAug 2029 (est.)
Get price list
Southkey NADI Residences entrance, artist's impression≈ 4.5 km to CIQ

Southkey City · Southkey

Southkey NADI Residences

A 395-unit residence about 500 m on foot from The Mall, Mid Valley Southkey.

  • From (gross)RM432,000
  • TenureLeasehold
  • Sizes649 – 1,050 sq ft
  • CompletionQ4 2028 (est.)
Get price list
Monterra @ Solaris Tebrau aerial view, artist's impression≈ 5 km to CIQ & RTS

TH Tebrau Land · Tebrau

Monterra @ Solaris Tebrau

A three-block high-rise with dual-key layouts and a 2.6-acre facilities floor.

  • From (gross)RM420,000
  • TenureLeasehold
  • Sizes579 – 903 sq ft
  • CompletionEnd 2029 (est.)
Get price list

All prices are gross starting prices from developer material and change by unit, floor and phase.

All seven at a glance

ProjectDistance to borderFrom (gross)SizesTenureCompletion
Walk to the border
Causewayz Square @ JBCCTop pick≈ 600 m to CIQ (link bridge)RM580,300366 – 850 sq ftFreeholdOpen for booking
Aethera Residences≈ 400 m to RTSRM996,200650 – 2,547 sq ftFreehold~June 2030
Arden Serviced Residence≈ 600 m to RTSRM1,150,000797 – 1,700 sq ftFreeholdQ1 2029
R&F Princess Cove, Ph. 3650 m bridge to CIQRM499,700555 – 1,555 sq ftFreehold~Q4 2028
Short drive to CIQ
The Straits View Duo< 8-min driveRM398,000645 – 1,529 sq ftFreeholdAug 2029 (est.)
Southkey NADI Residences≈ 4.5 kmRM432,000649 – 1,050 sq ftLeaseholdQ4 2028 (est.)
Monterra @ Solaris Tebrau≈ 5 kmRM420,000579 – 903 sq ftLeaseholdEnd 2029 (est.)

Swipe the table sideways to see every column →

Find your fit

Three questions, a starting shortlist.

Pick your answers and we'll narrow the seven down to the projects most worth a closer look. It's a starting point — on WhatsApp or Zoom we'll check the actual units, floors and current pricing against your plan.

What's your budget?
What's the main goal?
Must it be walkable to the border?

Free 1-to-1 Zoom viewing

Tour every JB CIQ option from your sofa.

No need to drive to seven show galleries. On one Zoom call, a property consultant puts the projects that fit your plan side by side and explains the trade-offs plainly.

  1. Send a WhatsApp with your budget and goalOr fill in the short form below — either works.
  2. Pick a time that suits youWeekdays, evenings or weekends; Singapore or Malaysia time.
  3. Compare your shortlist liveFloor plans, current price lists, and each site on the map against CIQ and the RTS.
  4. Decide in your own timeYou keep all the materials. There's no obligation to book anything.
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Get all seven price lists and a time to talk.

Leave your details and we'll WhatsApp you the info pack and a Zoom slot. You'll receive:

  • Brochures and floor plans for the projects that fit your budget
  • The current price lists, by unit type and floor
  • A side-by-side shortlist prepared before the call

We'll only contact you about JB property. Your details are never shared.

Good to know

Frequently asked questions.

Which new launch condos are closest to JB CIQ and the RTS Link?

Four new launches are within about 1 km of the border crossing: Causewayz Square @ JBCC (about 600 m, a 9-minute walk, to the CIQ complex via an approved link bridge), Aethera Residences (about 400 m to Bukit Chagar RTS via covered walkway), Arden Serviced Residence (about 600 m to the RTS station and 800 m to CIQ) and R&F Princess Cove Phase 3 (a 650 m covered link bridge to CIQ).

When will the Johor Bahru–Singapore RTS Link open?

The RTS Link is targeted to start passenger service by December 2026. It's a 4 km rail link between Bukit Chagar in Johor Bahru and Woodlands North in Singapore, with a travel time of around 5 minutes and a capacity of up to 10,000 passengers per hour in each direction.

What is the price of Causewayz Square @ JBCC?

Causewayz Square @ JBCC starts from RM580,300 (gross) in Axis Tower, from RM691,000 (gross) in Brixton Tower and from RM727,500 (gross) in Dover Tower. Prices vary by unit type and floor — request the current price list on WhatsApp.

What is the cheapest new launch near JB CIQ?

Among the projects walkable to the border, R&F Princess Cove Phase 3 starts from RM499,700 (gross) and Causewayz Square @ JBCC from RM580,300 (gross). Further out, The Straits View Duo in Permas Jaya starts from RM398,000 (gross). Prices change by unit, floor and phase.

Are properties near JB CIQ freehold?

Five of the seven projects in this guide are freehold: Causewayz Square @ JBCC, Aethera Residences, Arden Serviced Residence, R&F Princess Cove and The Straits View Duo. Southkey NADI Residences and Monterra @ Solaris Tebrau are leasehold.

How does the free 1-to-1 Zoom viewing work?

Send a WhatsApp message with your budget and goal and pick a time. A property consultant then goes through a shortlist of JB CIQ projects with you on Zoom — floor plans, current price lists and each site on the map — so you can compare them side by side. It's free and there's no obligation to buy.

Get all JB CIQ project info