In 2026, the typical JB condo rental price near the RTS Bukit Chagar station and the CIQ is roughly RM2,000–3,000 a month for a studio, RM2,500–3,600 for a two-bedroom and RM3,200–4,550 for a three-bedroom, based on asking rents at completed projects such as R&F Princess Cove, TriTower Residence, Twin Tower Residence, Suasana Iskandar and SKS Pavillion. Older stock in Kebun Teh, about 10 minutes’ drive from the CIQ, asks around RM1,500–2,200. These are asking rents, not guaranteed returns.
If you are weighing a JB condo near the Causeway as an investment, rent is the number that decides whether the maths works. This guide pulls together the latest JB condo rental price benchmarks we could verify for the RTS Link and CIQ corridor in Johor Bahru city centre, explains what pushes one unit’s rent above another’s, and shows how buyers of upcoming EXSIM projects — Causewayz Square, The Asteriaz and The Celestz — can use completed neighbours as a reference point. All figures are asking rents collected from public listing sources in mid-to-late 2026 unless stated otherwise.
JB condo rental prices near RTS Bukit Chagar and CIQ (2026 table)
Completed condos within walking distance of the RTS Bukit Chagar station and the JB CIQ currently ask about RM2,000–3,000 for studios and RM2,500–3,600 for two-bedders, with three-bedders reaching RM4,500 at the closest project. The table below lists the projects that make up the main rental comparison set for the RTS corridor.
| Project (developer, tenure, completion) | Approx. walk to RTS | Studio / 1-bed (RM/month) | 2-bed (RM/month) | 3-bed (RM/month) |
|---|---|---|---|---|
| TriTower Residence (SKS, freehold, 2018) | ~350 m | Studio ~2,740 | ~3,075 | ~4,550 |
| SKS Pavillion Residences (SKS) | ~450–600 m | Studio 2,000–2,300 | 2,500–2,800 | 3,200–3,500 |
| R&F Princess Cove Phase 1 (R&F, freehold, completed) | ~700 m | Studio 2,100–2,800 | 2,700–3,000 | — |
| Twin Tower Residence (Parasky/SKS, freehold, 2023) | ~700 m | Studio 2,600–3,000 | 3,300–3,600 | 3,500–3,700 |
| Suasana Iskandar (UMLand, freehold, 2017) | ~600 m–1.8 km (sources differ) | 1-bed 2,500–3,200 | 3,000–3,300 | 3,500–3,900 |
Sources: Uchify JB rental guide (July 2026) and PropertyGuru listings (TriTower figures, October 2026). Ranges are asking rents; actual signed rents can be lower or higher. R&F Princess Cove also lists co-living rooms at about RM850–1,350 a month, a useful data point for anyone planning to rent by the room.
Two patterns stand out. First, a two-bedder near the RTS rarely asks less than RM2,500, so the corridor has a clear rental floor. Second, the spread between the cheapest and the most expensive studio (RM2,000 versus about RM3,000) is wide — which means the specific building, the unit’s condition and how it is marketed matter as much as the postcode.
How do these rents compare with sale prices?
Asking sale prices for the same buildings give context. On PropertyGuru, TriTower Residence asks about RM1,164 psf for studios and RM1,246 psf for two-bedders (June 2026), while R&F Princess Cove Phase 1 asks about RM1,111 psf for studios and RM896 psf for two-bedders (July 2026). NAPIC transaction data puts R&F Princess Cove’s median at about RM904 psf across 438 transactions from 2021 to June 2026, rising to a 2026 median of about RM967 psf. For a wider look at prices and rents across the city, see our JB condo price and rent overview.
Kebun Teh condo rent: the comparison for The Asteriaz and The Celestz
Kebun Teh condos are cheaper to rent than the RTS corridor: the established benchmark, Zennith Suites (leasehold, completed 2013), asks about RM1,500–2,200 a month. That gap reflects both location and building age.
| Kebun Teh project | Tenure / completion | Asking rent (RM/month) | Asking price (RM psf) |
|---|---|---|---|
| Zennith Suites | Leasehold, 2013 | 1,500–2,200 | 362–489 |
| SKS Habitat | Leasehold, 2021 | Not enough listings to quote | 516–559 |
NAPIC data shows a Kebun Teh median of about RM486 psf for the area’s mostly older stock. Kebun Teh sits close to KSL City and Holiday Plaza and is about 10 minutes’ drive (roughly 3.2 km) from the CIQ — convenient, but not walkable to the RTS. Rents there are better read as a floor for a new, facility-rich tower than as a ceiling: a brand-new building with resort-style facilities usually competes on quality rather than on being the cheapest option in the street.
What drives a JB condo rental price near the RTS and CIQ?
Five factors explain most of the gap between a RM2,000 studio and a RM3,000 one: distance to the CIQ and RTS, furnishing, unit size and layout, building age and management, and facilities.
1. Distance to the CIQ and RTS Bukit Chagar
Tenants who cross into Singapore pay for time saved. TriTower Residence, about 350 m from the RTS station, posts the highest three-bedroom asking rent in our set (about RM4,550). Once the RTS Link opens, the walking time to Bukit Chagar station is likely to become an even more important line in rental listings, because the train trip to Woodlands North is about 5 minutes.
2. Furnishing and move-in condition
Most units in this corridor are marketed fully furnished, and cross-border tenants generally expect to move in with a suitcase. A well-designed, fully furnished unit with good air-conditioning, a washer-dryer, reliable internet and a proper work desk tends to sit at the top of the range and let faster. Bare or partly furnished units usually have to price lower.
3. Unit size and layout
Studios and one-bedders have the deepest tenant pool among single professionals. Two-bedders appeal to couples and sharers, and three-bedders to families or groups. Dual-key and multi-key layouts can be rented as separate parts, which changes the income profile — our companion rental yield guide walks through that maths step by step.
4. Building age and management
Newer buildings with tidy lobbies, efficient lifts and well-run access control command a premium. Twin Tower Residence, completed in 2023, asks some of the highest studio and two-bedroom rents in the set despite sitting about 700 m from the RTS, which shows how much tenants value a fresh, well-kept building.
5. Facilities and lifestyle
Pools, gyms, co-working lounges and covered parking are part of what tenants compare. Facilities do not replace location, but between two similar units at a similar distance they often decide which one rents first.
Who rents condos near the CIQ and RTS in JB?
The tenant base near the Causeway is broader than many first-time investors expect. The main groups are:
- Cross-border commuters — Malaysians and other residents who work in Singapore and want the shortest trip to the CIQ, and soon the RTS.
- Singapore-linked professionals and families who prefer a larger home in JB for daily living or weekends.
- Corporate and project staff working in JB city centre, the Johor-Singapore Special Economic Zone (JS-SEZ) and the southern growth corridor.
- Short-stay and business visitors, where building rules and local regulations allow short-term letting.
- Room renters and sharers — the co-living rooms at around RM850–1,350 a month at R&F Princess Cove show there is demand at room level too.
Each group values different things. Commuters care most about walking time and parking; families look at size, schools and facilities; corporate tenants want reliability and a smooth handover. Knowing which tenant you are targeting helps you pick the right unit type and furnishing level from the start.
How could JB condo rents near RTS change when the RTS Link opens?
The RTS Link is the single biggest change to the corridor’s rental story, and it is targeted to start passenger service in February 2027, according to a joint LTA–Ministry of Transport release of 2 October 2026. The trip between Bukit Chagar and Woodlands North is about 5 minutes, with capacity of up to 10,000 passengers an hour in each direction; fares have not yet been announced.
Historically, a big upgrade in transport access tends to lift demand for homes within walking distance, because commuting time is something tenants are willing to pay for. That is the reasoning behind the asking-price premium near the CIQ and RTS: New Straits Times (January 2026) reported that units near the CIQ and RTS reach about RM1,200–1,300 psf, against an average of about RM700 psf for Johor Bahru as a whole.
There is no guarantee rents will rise, though, and a sensible investor plans for competition as well as demand. The same NST report noted more than 14,000 units near the RTS corridor are expected to complete in 2029 and 2030. The practical takeaway is constructive: in a busier market, tenants choose the better-located, better-managed and better-furnished unit, so buying the right layout in the right building matters more than ever. Read more in our guide to JB condos near the RTS Link.
What JB condo rental price benchmarks mean for Causewayz Square buyers
Causewayz Square is not completed yet — target completion is around 2030 — so it has no rental record. The fair way to estimate future rent is to use completed neighbours at similar distances as benchmarks, and to remember those are today’s numbers, not a forecast.
Causewayz Square (often searched as “Causeway Square JB” or “the Exsim CIQ project”) sits on Jalan Lumba Kuda in Bukit Chagar, about 600 m from the JB CIQ and about 800 m from the RTS Bukit Chagar station, with a pedestrian link bridge to the CIQ and RTS proposed by the developer. That puts it in a similar distance band to R&F Princess Cove and Twin Tower Residence. Here is how the unit mix lines up with the benchmarks:
| Causewayz Square unit type | Size | Nearest benchmark in table above (asking, RM/month) |
|---|---|---|
| Axis studio (Type A) | Studio | Studios 2,000–3,000 |
| Brixton / Dover 1-bed (Type C) | 474 sq ft | 1-bed 2,500–3,200 (Suasana Iskandar) |
| 2-bed 2-bath (Type D1/D2) | 667 sq ft | 2-bed 2,500–3,600 |
| 3-bed 2-bath (Type E1/E2) | 850 sq ft | 3-bed 3,200–4,550 |
| Dual-key 2-room (Type B, Axis) / 3-bed dual-key (Type F1/F2) | 592 / 850 sq ft | Can be benchmarked as two smaller units |
Causewayz Square’s case for tenants rests on freehold tenure, a large podium with about 29 facilities on Level 12, sky decks on Levels 57 and 60, around 90,000 sq ft of planned retail, and a planned hospitality operator for the Axis tower. Those are the qualities that, in the benchmarks above, tend to keep a building at the upper half of the rent range. See the full Causewayz Square project guide for floor plans and facilities.
What the benchmarks mean for The Asteriaz and The Celestz
The Asteriaz and The Celestz in Kebun Teh are also under construction (expected 2029–2030), so their natural benchmark is Kebun Teh rather than Bukit Chagar. They are about 10 minutes’ drive from the CIQ and not walkable to the RTS; a shuttle to the CIQ and RTS is proposed.
Today’s Kebun Teh rents (about RM1,500–2,200 at Zennith Suites) come from a building completed in 2013. A new tower with the facilities planned at The Asteriaz — a Level 10 deck with pools, gym and a sports hall, plus a Level 43 sky deck — or at The Celestz can reasonably aim to compete at the upper end of the local range, but it is prudent to underwrite your numbers on today’s Kebun Teh rents first. The Asteriaz’s 560 sq ft one-bed-plus-study and 915 sq ft three-bedders suit long-stay tenants such as families and staff of nearby businesses. The Celestz adds a 753 sq ft triple-key layout, which opens the door to room-by-room renting.
If you are deciding between the city-centre and Kebun Teh options, our side-by-side comparison sets out location, tenure, sizes and prices.
How to use JB condo rental data before you buy
Benchmarks are only useful if you apply them carefully. A short checklist:
- Compare like with like — same unit type, similar size, similar walking distance to the RTS or CIQ.
- Treat listing figures as asking rents and stress-test your numbers at the lower end of the range.
- Budget for furnishing, because most tenants in this corridor expect a fully furnished unit.
- Allow for a month or so of vacancy each year and for letting costs when you change tenants.
- Check the building’s house rules on short-term rental before planning around it.
- Think about your target tenant first, then pick the layout that fits them.
Want the latest SPA price list and the unit types that fit a rental plan near the RTS? WhatsApp us and we will share what is currently available.
Sources
- Uchify — Renting in JB 2026: Costs and Condos Near the RTS Link
- LTA — RTS Link service targeted for February 2027 (2 Oct 2026)
- New Straits Times — RTS, JS-SEZ and the Johor property market (Jan 2026)
- PropertyGuru Malaysia — project listing pages (asking prices and rents)
- NAPIC — National Property Information Centre
- myRumahBaru — Causewayz Square, The Asteriaz and Zennith Suites project data
This guide is general information, not financial advice.