How the RTS Link Is Shaping Property Prices Around Bukit Chagar

The RTS Link has become the single biggest story in JB property prices, and nowhere more so than in Bukit Chagar, home of the Johor Bahru terminus. This article explains, with dated public data, how the RTS Link has been shaping prices and rents around the station, what is already “priced in”, and what owners and buyers of a completed project like Twin Tower Residence should watch as passenger service approaches.

What is the RTS Link and why does it matter for prices?

The Johor Bahru–Singapore Rapid Transit System (RTS) Link is a cross-border rail shuttle between Bukit Chagar in JB and Woodlands North in Singapore. The line is about 4 km long and the ride takes about five minutes. Reports put its design capacity at about 10,000 passengers per hour in each direction, and legislation allows customs, immigration and quarantine (CIQ) facilities of both countries to be co-located at each station, so travellers clear both sides at one end.

On 2 October 2026, the authorities announced that passenger service is now expected to begin in February 2027 (previously end-2026), pending independent safety certification and final approvals. Fares had not yet been announced at the time of the report.

For property, the logic is simple: anything that makes the daily cross-border trip faster and more predictable increases the value of homes within walking distance of the station. Twin Tower Residence sits beside the Bukit Chagar station, with JB CIQ, JB Sentral, City Square and KOMTAR JBCC also within walking distance. Our RTS Link guide covers the route and stations in detail.

How have prices around Bukit Chagar moved so far?

Here is a timeline of published figures. They come from different sources and measure different things (transactions, launches, averages), so read them as a direction of travel rather than a single index.

Put together, the picture is consistent: land, launch prices and resale asking prices near the station have all moved into four-figure psf territory, well above the JB downtown average. Proximity to the RTS has become a premium in its own right.

Why does walking distance to the station carry a premium?

Time saved every working day

For someone commuting to Singapore, the difference between a short walk to the station and a car or bus ride to it adds up quickly. Saving even 20–30 minutes each way over a working year is hundreds of hours — and that convenience is exactly what tenants and owner-occupiers pay for.

A wider tenant pool

Homes beside the station appeal to several groups at once: Malaysians working in Singapore, Singapore-based professionals seeking more space, business travellers, and families who want city-centre amenities. Our tenant profiles guide breaks these down.

Scarcity of land

Land around the station is limited, which is why reported land prices have climbed and why new projects nearby are being launched at higher psf. Completed projects already standing next to the terminus cannot be “added to” — there is only so much walking-distance stock.

What does this mean for Twin Tower Residence in numbers?

Let us translate the trend into a simple worked example using Twin Tower’s indicative asking figures (Oct–Nov 2026).

Example: the 2 Bedroom (882 sq ft)

• Asking price range: RM1.00m–1.15m, about RM1,130–1,300 psf.
• Asking rent range: RM3,000–3,500 per month.
• Gross yield at the mid-points: (RM3,250 × 12) ÷ RM1,075,000 = RM39,000 ÷ RM1,075,000 ≈ 3.6%.

Example: the Studio (599 sq ft)

• Asking price range: RM720k–780k, about RM1,290–1,395 psf (some listings show ~559 sq ft).
• Asking rent range: RM2,300–3,000 per month.
• Gross yield at the mid-points: (RM2,650 × 12) ÷ RM750,000 = RM31,800 ÷ RM750,000 ≈ 4.2%.

These yields sit within the indicative 3.5%–4.5% range we see for the project. Importantly, they are earned before the RTS opens. Once trains start running, convenience for Singapore commuters improves further — which is the core reason buyers have been willing to pay a premium for station-side homes. See our price guide for the full range by unit type.

Is the RTS effect already priced in?

This is a fair question, and analysts have discussed it openly. Commentators quoted by StarProperty in January 2026 noted that much of the gain near the CIQ and station may have been “front-loaded”, and that buyers should focus on occupier fundamentals — who will actually live in or rent the unit — rather than proximity alone. A CBRE WTW director described the price gap with Singapore city-fringe homes as a strong demand trigger, while noting that many projects completing just after the RTS opens will need to be absorbed in 2027–2029.

What does that mean in practice? It suggests the next leg of value is likely to favour homes with the strongest real-world usefulness: completed, close enough to walk, with layouts that tenants actually rent. Twin Tower ticks those boxes — it is completed (2023), freehold, beside the terminus, and offers studio to 3-bedroom layouts that match the main tenant groups.

Which other factors will shape prices after the RTS opens?

1. Fares and operating details. Not announced as of early October 2026; affordable, frequent service would reinforce station-side demand.
2. The Johor–Singapore Special Economic Zone (JS-SEZ). Signed in January 2025, it aims to attract investment and skilled jobs into southern Johor; the blueprint was expected in 4Q 2026 according to CIMB Research (The Star, Jul 2026). See our JS-SEZ article.
3. New supply timing. NAPIC data cited by The Star show 41,832 incoming serviced apartment units in Johor through 2030 — completed homes nearest the station are best placed to compete.
4. Exchange rate. The Singapore dollar’s strength relative to the ringgit has historically supported cross-border demand.
5. Other transport upgrades. The Star reported on a planned JB elevated autonomous rapid transit project that could improve last-mile links around the city.

What should owners and buyers do now?

If you already own at Twin Tower

Keep your unit rent-ready. Tenants arriving with the RTS will compare furnished units side by side; a clean, well-furnished unit with good photos will lease faster and command the upper end of the rent range. Our owner’s playbook has a full checklist.

If you are buying

• Compare psf only within the same layout and similar floor/facing.
• Check live rental listings to test your yield assumptions.
• Get an indicative bank valuation before paying a deposit.
• Think in years, not months — the RTS is long-term infrastructure.

If you want to see which Twin Tower units are available today, along with floor plans and recent asking prices, WhatsApp Darren and we will share a current shortlist.

How do different buyers read the RTS effect?

The Singapore commuter

What matters to you is door-to-carriage time. Living beside the terminus means a short walk to the station, clearing immigration, and around five minutes to Woodlands North. Buying or renting a completed home beside the station turns the RTS into a better daily routine immediately.

The income investor

Your focus is steady rent and short vacancies. Station-side projects draw tenants from several groups, and Twin Tower already has an established rental market, so you can build your numbers from live listings rather than projections.

The own-stay family or retiree

Beyond the RTS, walkable malls, JB Sentral and city-centre services matter just as much, with hospitals a short drive away. For families who value convenience, having everything close by is a form of value in itself.

Conclusion

The RTS Link has already reshaped the Bukit Chagar price map: four-figure psf is now normal for homes near the station, backed by published data from JLL, Knight Frank and others. With passenger service targeted for February 2027, the focus is shifting from anticipation to real usage. Completed, freehold homes within walking distance of the terminus — like Twin Tower Residence — are positioned to benefit most directly from that shift, because they serve real commuters and tenants from day one.

Sources

• Malay Mail – JB-Singapore RTS Link service start pushed back to February 2027 (2 Oct 2026)
• LTA – RTS Link service targeted for February 2027 (Oct 2026)
• Mothership – RTS Link delay explainer (Oct 2026)
• EdgeProp.my – JB property prices, rentals catching up with Klang Valley (RHB IB / Knight Frank, Aug 2023)
• EdgeProp.my – RTS Link fuels Johor property price surge, says real estate expert (May 2025)
• EdgeProp.my – JLL Malaysia: new four-figure psf serviced apartments pushing average transaction prices in JB (Jul 2025)
• StarProperty – JLL Malaysia: Johor the second largest residential market after Selangor in 2025 (Jan 2026)
• StarProperty – Will Johor’s high-rise boom sustain its momentum? (Jan 2026)
• The Star – Johor high-rise segment faces oversupply risks (Jul 2026)