In JB City Centre, buyers of completed condos near the CIQ and RTS usually pay about RM900 to RM1,250 per square foot. That is based on NAPIC transaction medians and current asking prices at projects such as R&F Princess Cove and TriTower Residence. New-launch serviced apartments in JB are generally priced at RM1,000 to RM1,500 psf (JLL Malaysia). Johor’s overall serviced-apartment average was about RM711 psf in 3Q2025, so properties next to the RTS sit well above the state average.
Price per square foot (psf) is the quickest way to compare a JB condo against its neighbours, and searches for “jb condo price psf” have climbed since construction started on the Johor Bahru–Singapore RTS Link. Psf can also mislead if you don’t know where a number comes from. This guide sets out the psf levels JB City Centre buyers are actually seeing in 2026: transacted prices, asking prices and new-launch pricing. It explains why the numbers differ so much from project to project and shows how to use psf to judge a unit at Causewayz Square or anywhere else near the Bukit Chagar RTS station.
What does “price per square foot” mean for a JB condo?
Price psf is the total price divided by the unit’s built-up area. A 667 sq ft unit sold at RM800,000 works out to about RM1,199 psf. In Malaysia, built-up area for strata units normally covers the internal floor area as stated in the sale and purchase agreement (SPA), so you can compare like with like.
Three different kinds of psf figure turn up in JB property discussions, and mixing them up is the most common mistake:
- Transacted psf: what buyers actually paid, recorded by NAPIC (the National Property Information Centre) and shown on portals as “transaction data”. This is the most reliable measure, but it lags by a few months.
- Asking psf: what sellers list at on PropertyGuru, iProperty or EdgeProp. Useful for spotting trends, but it is a wish, not a deal.
- Developer SPA psf: the list price of a new launch divided by its size. It depends on tower, floor, facing and layout, and changes as phases sell.
When someone says “JB condos are RM1,000 psf now”, ask which of the three they mean.
JB condo price psf near CIQ and the RTS: 2026 data table
Around the Bukit Chagar RTS station and JB CIQ, completed freehold condos transact at roughly RM840 to RM970 psf (NAPIC medians), and asking prices run higher, about RM900 to RM1,250 psf depending on layout. The table pulls together the figures we tracked in 2026.
| Project (status) | Distance to RTS | Asking psf (portal) | NAPIC transacted psf |
|---|---|---|---|
| R&F Princess Cove Phase 1 (freehold, completed) | ~700 m walk | Studio ~RM1,111; 2-bed ~RM896; 3-bed ~RM1,004 (Jul 2026, 318 listings) | Median ~RM904 (438 deals 2021–Jun 2026); 2026 median ~RM967 |
| TriTower Residence (freehold, 2018) | ~350 m walk | Studio ~RM1,164; 2-bed ~RM1,246; 3-bed ~RM958 (Jun 2026) | Median ~RM839; one Apr 2026 deal ~RM1,161 |
| Twin Tower Residence (freehold, 2023) | ~700 m walk | ~RM1,329–1,537 (older listings, Sep 2025) | Not enough data |
| Paragon Suites @ CIQ (freehold, 2018) | Near CIQ | 1-bed ~RM840; 2-bed ~RM741; 3-bed ~RM669 (Oct 2026) | Not enough data |
| Causewayz Square (freehold, under construction) | ~800 m | Assignment asking: studio ~RM1,465; 1-bed ~RM1,355; 2-bed ~RM1,393; 3-bed ~RM1,232 (Jun 2026) | Not completed |
| Kebun Teh area, older stock (leasehold) | Drive | Zennith Suites ~RM362–489; SKS Habitat ~RM516–559 | Area median ~RM486 |
Asking prices are seller listings, not completed deals. For a developer SPA price on any Exsim project, WhatsApp us for the latest SPA price list. More rent and price data for the same projects is in our JB condo price and rent overview.
How JB City Centre psf compares with the Johor average
JB City Centre, and the RTS catchment in particular, trades at well over the Johor average. JLL Malaysia reported that the average transaction price for serviced apartments in Johor rose to about RM711 psf in 3Q2025, up from RM549 psf in 2024, a jump of about 20.8%. In its earlier 1H2025 briefing, JLL put the JB serviced-apartment average at about RM709 psf and noted that new launches were coming in at RM1,000 to RM1,500 psf.
Two things follow from this. First, an average of about RM710 psf covers everything from older units in the suburbs to brand-new towers, so a city-centre condo at RM950 psf is not “expensive” just because it beats the average. Second, the jump in averages happened as newer, higher-psf projects started settling transactions. JLL said these four-figure psf launches were helping pull the average up. New supply near the RTS is setting a higher benchmark for the whole market.
Where the premium comes from
- Cross-border access: JB CIQ is the main road crossing to Woodlands, and the RTS Link (passenger service targeted for February 2027) adds a roughly five-minute rail crossing from Bukit Chagar.
- Freehold land in the core: most of the comparison set above, including Causewayz Square, is freehold, which buyers typically pay more for.
- Rental depth: city-centre studios rent at about RM2,100 to RM2,800 a month in completed projects, which supports higher capital values.
Why smaller units cost more per square foot
Studios and 1-bedroom units nearly always carry a higher psf than 3-bedroom units in the same building. That reflects how people buy, not a mistake in the numbers. At Causewayz Square, assignment asking prices in June 2026 ran from about RM1,465 psf for a studio to about RM1,232 psf for a 3-bedroom. At R&F Princess Cove, studios asked about RM1,111 psf while 2-bedroom units asked about RM896 psf.
The reasons are straightforward:
- Lower total ticket: a studio has a smaller absolute price, so more buyers can afford it, and that demand supports a higher rate per foot.
- Fixed costs spread over less space: a kitchen, bathroom, entrance and services take up the same cost whether a unit is 340 sq ft or 850 sq ft.
- Rent per foot is higher: small units near the RTS earn more rent per square foot, so investors pay up for them.
When you compare psf, compare like with like: studio against studio, 3-bed against 3-bed. A 3-bedroom at RM1,000 psf and a studio at RM1,300 psf in the same tower may be equally fair prices. For Causewayz Square layouts by size, see our Causewayz Square unit types guide.
New launch vs completed: why the psf gap exists
New launches near the RTS are usually priced above completed neighbours. Buyers are paying for a newer building, a later handover that coincides with the RTS being in operation, and newer facilities. A completed project from 2018 that transacts at about RM840 psf and a 2030 completion priced in the four figures are different products.
Points that justify part of the gap:
- Building age: a unit handed over around 2030 is brand new just as RTS traffic beats a new path through the area, while an older tower will by then be more than a decade old.
- Progressive payment: you pay in stages during construction under Schedule H, so the cash outlay and interest cost before handover are lower than in a subsale. Our new launch vs subsale guide walks through the cash-flow difference.
- Facilities and planning: Causewayz Square plans 29 podium facilities on Level 12, sky decks on Level 57 and Level 60, and about 90,000 sq ft of retail in the podium.
- Defect protection: new units come with a 24-month defect liability period.
The fair way to judge a new-launch psf is to compare it with recent new-launch psf in the same micro-location, then look at what a completed neighbour would be worth after the RTS is up and running. Don’t compare it with a 2018 building’s transacted price.
Kebun Teh vs JB City Centre: the psf difference
Kebun Teh and Larkin, home to The Asteriaz and The Celestz, trade at noticeably lower psf than the CIQ core. NAPIC’s area median for Kebun Teh is about RM486 psf, and that is mostly older leasehold stock. Zennith Suites asks about RM362 to RM489 psf and SKS Habitat about RM516 to RM559 psf.
The lower psf comes with different strengths. Kebun Teh units tend to be larger (The Asteriaz’s 3-bedroom layouts are 915 sq ft), the area is next to KSL City Mall, and JB CIQ is about a 10-minute drive away. Buyers who want more space per ringgit, for their own use or a family, often find Kebun Teh good value. Buyers who prioritise walking distance to the CIQ and the RTS pay the city-centre premium. Our Kebun Teh vs JB City Centre comparison covers lifestyle and transport in more detail.
How to use psf when you shortlist a JB condo
Use psf as a first filter, then check the factors it ignores. Here is a practical sequence:
- Pull transacted data first: check NAPIC-based transaction records on the portals for the project and its neighbours, and filter for the same unit type.
- Look at the asking-to-transacted gap: at Princess Cove, asking prices for studios (~RM1,111 psf) sit above the overall NAPIC median (~RM904 psf). A wide gap leaves room to negotiate on a subsale.
- Adjust for floor and facing: higher floors and sea or Singapore views typically cost more per foot, and they also tend to rent and resell better.
- Adjust for tenure and title: freehold commercial-title serviced apartments and leasehold condos are not identical products. See our Causewayz Square freehold explainer.
- Check rent per square foot: divide monthly rent by size. A higher purchase psf is easier to justify if rent per foot is higher too. Our rental yield calculator guide shows the maths.
- Add the running costs: maintenance fees are also charged psf (The Asteriaz is about RM0.51 psf), so a bigger unit means a bigger monthly bill.
Worked example: comparing two RTS-area units by psf
Here is how the psf lens works in practice, using round illustrative numbers rather than any specific listing.
| Item | Unit X: completed 2-bed | Unit Y: new-launch 2-bed |
|---|---|---|
| Size | 800 sq ft | 667 sq ft |
| Illustrative price | RM760,000 | RM800,000 |
| Price psf | RM950 | ~RM1,199 |
| Payment timing | Full price within ~3–4 months | Progressive, during construction |
| Building age at RTS start (2027) | ~9 years | New on handover (~2030) |
Unit X looks cheaper per foot, and it can be rented out straight away. Unit Y costs more per foot but is a new building in the RTS era, comes with a defect liability period and asks for far less cash before handover. Neither is automatically “better”. The right choice depends on whether you want income now or a newer asset later. That is why psf is where the analysis starts, not where it ends.
What psf means for Causewayz Square buyers
For Causewayz Square, psf is best read alongside layout and tower. The project’s assignment asking prices already reflect a premium for location, about 600 m from JB CIQ and about 800 m from the RTS, plus freehold tenure and a large podium. Compact Axis studios carry the highest psf and the 850 sq ft 3-bedroom and dual-key units the lowest, consistent with the rest of the market.
A developer pedestrian link bridge to the CIQ and RTS has been proposed, which, if delivered, would further strengthen the walkability case. The target completion is around 2030. To see how tower, floor and layout affect SPA pricing, read our Causewayz Square price guide, and WhatsApp us for the latest SPA price list for the units you are considering.
How JB City Centre psf has moved since 2021
Transacted psf near the RTS has edged up as the rail project progressed. At R&F Princess Cove, the NAPIC median across 438 deals from 2021 to June 2026 is about RM904 psf, while the 2026 median alone is about RM967 psf, roughly 7% above the longer-run figure. Across Johor, JLL’s serviced-apartment average rose from about RM549 psf in 2024 to about RM711 psf in 3Q2025.
Historically, prices near major transit tend to firm up as a line moves from construction to operation, but the pace varies and past movement is no promise of future gains. What the data does show is that buyers in 2026 are already pricing in the RTS era.
Common psf mistakes to avoid
- Comparing a studio’s psf with a 3-bedroom’s: small units nearly always carry a higher rate.
- Treating asking prices as market value: check the transacted figures before you anchor on a listing.
- Ignoring tenure: a leasehold unit and a freehold unit at the same psf are not the same deal.
- Using stale data: some portal listings are months old, so look at the date on every figure.
- Forgetting the total ticket: a low psf on a large unit can still mean a higher monthly instalment.
Sources
- EdgeProp: JLL Malaysia – new four-figure psf serviced apartments pushing JB average prices (Jul 2025)
- EdgeProp: Johor tops residential property price increase in 3Q2025 – JLL Malaysia
- PropertyGuru: R&F Princess Cove Phase 1
- PropertyGuru: TriTower Residence @ Johor Bahru Sentral
- PropertyGuru: Causewayz Square @ JBCC listings
- list.my: R&F Princess Cove transaction data
- LTA: RTS Link service targeted for February 2027
This guide is general information, not financial advice.