If the temptation to migrate to JB has been growing, and you want to enjoy the financial freedom of staying in JB, here’s a breakdown of how you can go about renting a property in JB, and how feasible it would be to live there.
While Singaporeans are allowed to legally rent in JB, there are multiple things you need to take note of before you decide to commit to the decision. We’ve outlined a comprehensive checklist of every document, visa, and rule you need to know below.
Contents
What is the RTS Link & when does it open?
Image credit: Land Transport Guru
If you’ve ever set a 5am alarm just to beat the Causeway crawl, this is the game-changer you’ve been waiting for. The Johor Bahru-Singapore Rapid Transit System (RTS) Link is a 4km cross-border rail line that is slated to begin service by the end of 2026, while Malaysian officials say opening might be in early 2027 instead.
The RTS link is said to consist of 8 driverless trains, each with a passenger capacity of 600 pax and will take you between Woodlands North station in Singapore and Bukit Chagar station in JB in about 5 minutes.
Image credit: @smrtsingapore via Instagram
The RTS Link’s best feature isn’t even the train, it’s the border clearance. Both stations house co-located Customs, Immigration & Quarantine (CIQ) facilities, which means you’ll clear Singapore and Malaysia immigration at your departure station before boarding. When you arrive on the other side, you simply walk out, with no second queue in sight.
Over on the JB side, Bukit Chagar’s integrated ICQ complex will be kitted out with around 100 AI-powered e-gates that can reportedly clear travellers in mere seconds, plus dedicated lanes for those travelling without luggage.
How much will RTS Link tickets cost?
Fares haven’t been finalised at the moment, but Malaysia’s Transport Minister has floated an indicative range of $5 to $7 per one-way trip. The final price will be set by RTS Operations, a joint venture between Singapore’s SMRT and Malaysia’s Prasarana, and is expected to be announced in the second half of 2026.
What are the best condos to rent near Bukit Chagar?
R&F Princess Cove: 5-minute walk to CIQ
Image credit: PropertyGuru Malaysia
Rent from: ~RM850-RM1,350/month for co-living rooms | ~RM2,100-RM2,800 for studios | ~RM2,700-RM3,000 for 2-bedders
Distance to Bukit Chagar RTS: ~700m via covered pedestrian link (8- to10-minute walk)
R&F Princess Cove is one of JB’s largest integrated waterfront developments, with over 7,000 freehold units spread across the estate, making it more of a self-contained township than a typical condo.
Because there are hundreds of listings available at any given time, tenants tend to have more negotiating power here than in smaller developments nearby.
Its biggest draw is the covered pedestrian bridge connecting residents directly to the JB CIQ complex, making it one of the most convenient developments for cross-border commuters.
Image credit: Booking.com, R&F Princess Cove
Level 4 of the estate spans 200,000sqft and packs in an Olympic-sized infinity pool, gym, sauna, jogging track, café, reading room, games room, squash courts, billiards, childcare centre, and multi-purpose hall.
Residents can also enjoy access to a private yacht club, opera house, tennis and basketball courts, mini golf, and indoor badminton courts.
R&F Mall sits right downstairs for groceries, dining, and daily essentials, while JB Sentral is just next door for longer journeys.
Suasana Iskandar: super luxurious large apartments, 600m from Bukit Chagar
Image credit: UMLand
Rent from:~RM2,500-RM3,200 for 1-bedders | ~RM3,000-RM3,300 for 2-bedders | ~RM3,500-RM3,900 for 3-bedders
Distance to Bukit Chagar RTS: Approximately 600m (7- to 8-minute walk)
Suasana Iskandar is a low-density freehold development with just 336 units, directly integrated with the 5-star Amari Johor Bahru hotel and the Zenith Lifestyle Centre. In practice, that means residents get hotel-adjacent perks baked into their everyday routine.
The majority of units are one- and two-bedroom layouts, which makes Suasana Iskandar a natural fit for professionals, couples, and Singaporeans looking for a second home rather than a family-sized setup.
Surrounded by City Square, Komtar JBCC, and JB Sentral, it also suits renters who want to live in the heart of JB while enjoying hotel-style conveniences.
Image credit: The MY World via Google Images
On the tech front, Suasana Iskandar features a fully integrated Samsung Smart Home system developed in partnership with Samsung Malaysia.
Every unit runs on a Samsung SmartThings-enabled ecosystem, letting residents control security, lighting, and entertainment straight from their phones.
Beyond that, condo facilities are centred around a rooftop sky deck with a sky pool, gym, lounge overlooking Johor Bahru and Singapore, café, and laundrette.
Sharing management with the adjoining hotel has kept the building in noticeably good shape, which is a genuine plus for a development that’s been around since 2017.
TriTower Residence: 3-min walk to City Square mall
Image credit: Singapore Condo Review
Rent from: ~RM3,000 for Studios | ~RM3,000-RM3,800 for 2-bedders | ~RM3,500-RM4,600 for 3-bedders
Distance to Bukit Chagar RTS: ~350m (5-minute walk)
Completed in 2017 by SKS Group, TriTower Residence sits right in the thick of JB’s city centre, with direct walking access to JB Sentral, City Square, Komtar JBCC, and the CIQ complex.
For a development this centrally located, the density is surprisingly low, with just 360 units and only 4 units per floor. That translates to a noticeably quieter living environment than you’d expect from a city-centre address.
Unit layouts tend to be more compact than those in newer developments, making the project better suited to singles, couples or commuters prioritising location over interior space.
Image credit: SKS Group
Rather than a single shared amenities floor, residents get two separate facility decks: a Level 35 sky bridge with an infinity pool, fitness area, sky lounge, and multipurpose room, plus a second gym, swimming pool, sauna, and function spaces at podium level.
Covered parking and 24-hour security come as standard, while the split between the sky bridge and podium facilities gives residents a wider choice of recreational spaces than developments with a single shared amenities floor.
Twin Tower Residence: spacious units 700m from Bukit Chagar
Image credit: SKS Group
Rent from: ~RM2,600-RM3,000 for Studios | ~RM3,300-RM3,600 for 2-bedders | ~RM3,500-RM3,700 for 3-bedders
Distance to Bukit Chagar RTS: ~700m (8- to 10-minute walk)
Completed in 2023, Twin Tower Residence is the newest fully completed development near Bukit Chagar.
Units here are generously sized, with three-bedroom layouts reaching over 1,200 sq ft, making it a strong pick for renters who want significantly more living space while staying within walking distance of JB Sentral, City Square, and the future RTS station.
Image credit: Stayrene Management
As one of the newer developments on this list, building maintenance and common areas are generally still in excellent condition, which reduces the likelihood of running into maintenance issues during your tenancy.
Residents can also enjoy facilities including a swimming pool, jacuzzi, sauna, steam room, gym, cardio room, jogging track, and BBQ area. Nearby R&F Mall also provides convenient access to supermarkets, restaurants and everyday services.
SKS Pavillion Residences: newest condo, 450m from Bukit Chagar
Image credit: MyMalaysiaProp
Rent from: ~RM2,000-RM2,300 for Studios | ~RM2,500-RM2,800 for 2-bedders | ~RM3,200-RM3,500 for 3-bedders
Distance to Bukit Chagar RTS: ~450-600m (8-minute walk)
SKS Pavillion Residences is a 598-unit freehold development located beside the upcoming SKS City Mall and Sheraton Johor Bahru Hotel.
Offering some of the lowest rental rates among developments within walking distance of Bukit Chagar, it’s an appealing option for tenants who prioritise affordability without sacrificing city-centre convenience.
The units with dual-key layouts also make it attractive for flatmates or renters intending to sublet a room. Its relatively large number of units also means tenants may find more rental choices and greater negotiating power than in smaller developments.
Image credit: SKS Pavillion
That said, because the development has been around for a few years now, unit condition can vary quite a bit between listings, so it’s worth doing a physical viewing before signing anything.
Residents also benefit from having everyday conveniences within walking distance, with Sheraton offering restaurants, cafés and meeting spaces, while the SKS City Mall adds more retail, dining and lifestyle options to the neighbourhood.
Facilities include an outdoor swimming pool, fitness centre, sauna, landscaped gardens, hot tub, and an on-site minimarket for daily necessities.
The Astaka: luxury family-sized rentals, 3-min walk from Bukit Chagar
Image credit: The Astaka via Google Images
Rent from: ~RM5,500-RM9,500/month for 4-bedroom units
Distance to Bukit Chagar RTS: ~800m (~10 minute walk)
The Astaka is an ultra-luxury development comprising just 438 residences across Southeast Asia’s tallest residential towers at the time of completion.
Unlike the other developments on this list, every unit is a large-format 3- or 4-bedroom apartment with a private lift lobby, making it the clear choice for families or renters seeking premium space and privacy.
Image credit: MyMalaysia Prop
Residents enjoy hotel-grade facilities including concierge services, business and cigar lounges, sky dining spaces, themed rooftop gardens, multiple sky lounges, two swimming pools and a gym spread across different levels to reduce crowding.
A dedicated tunnel provides direct access towards the CIQ complex, offering a more seamless commuting experience than standard pedestrian walkways.
The Astaka also forms part of the wider One Bukit Senyum masterplan, which is set to include Grade-A office space, a five-star hotel and a shopping mall, bringing more amenities within the immediate neighbourhood over time.
Do I need a visa to live in JB if I’m a Singapore citizen working in Singapore?
Singaporeans can enter Malaysia visa-free for social visits of up to 30 days per entry, so daily or weekly commuters crossing at Woodlands or the upcoming RTS Link at Bukit Chagar don’t need a visa at all. Each fresh entry resets the 30 days, which is why many Singaporeans renting in JB simply cross regularly rather than applying for a long-term pass.
What if I’m living predominantly in JB, and working remotely?
If you’re planning to base yourself in JB long term without frequent crossings, you’ll need a proper long-term pass. The option most people have heard of is the Malaysia My Second Home (MM2H) programme, but it was revamped in July 2024 and is now aimed squarely at investors rather than renters.
The programme runs on tiered passes:
- Silver (5 years)
- Gold (15 years)
- Platinum (20 years)
Each programme requires a sizeable fixed deposit in a Malaysian bank, from USD150,000 (~S$192,000) for Silver alone.
The catch for renters is that every mainland MM2H tier now requires a compulsory property purchase, from RM600,000 (~S$172,000) for Silver, within a year of approval.
In other words, if your plan is to rent in JB, MM2H is likely overkill. It’s better suited to those ready to buy, and buyers do enjoy perks like the ability to come and go freely on a multiple-entry pass. Other requirements include a medical exam and valid health insurance throughout your stay.
Here’s what you’ll need to qualify:
- Proof of a minimum monthly income of RM10,000 per month, as well the maintenance of a fixed deposit in a Malaysian bank. After a year, select amounts of the deposit can be withdrawn on a case-by-base basis. However, the balance cannot dip below a minimum amount.
- Pass a medical exam.
- Valid health insurance throughout your stay.
There’s also a new SEZ/Special Financial Zone tier tied to Forest City in Johor, with lower deposits from USD32,000 (~S$41,000) for applicants aged 50 and above, though it too requires buying a Forest City unit before approval.
What are the tax implications for Singaporeans renting in JB?
In most cases, if your income is earned in Singapore, you’ll continue paying Singapore Income Tax on it even while living in JB, though you may still need to register with Malaysian tax authorities depending on your circumstances. Tax residency is determined by factors like where you work and how many days you spend in each country, so it’s rarely a simple yes-or-no answer.
The good news: Singapore and Malaysia have a double taxation agreement (DTA), which helps prevent you from being taxed twice on the same income. You’ll be able to find more information on the DTA at this IRAS link by searching “Malaysia”.
With that said, tax laws are complex and situation-dependent, especially if you start earning any Malaysian-sourced income. Seek professional tax advice before assuming you’re in the clear, so you aren’t caught out by any legal grey areas.
What Singaporeans need to know before renting a property in JB
Always view the property in person before committing, so you won’t be catfished by the listing photos. If everything checks out, snap photos of the unit’s condition before moving in, so you can’t be blamed for pre-existing defects when it’s time to claim your deposit back.
When going through the tenancy agreement, pay close attention to the rental amount and due date, as well as the terms and conditions surrounding early termination.
Unlike Singapore, Malaysia doesn’t have a dedicated residential tenancy act, so your signed agreement is essentially your only protection. Make sure you thoroughly understand your rights and responsibilities as a tenant under Malaysian law.
Most importantly, insist on a signed hard copy of your tenancy agreement before paying any deposit, and keep documentation of every deposit paid. In Malaysia, tenancy agreements should also be stamped with LHDN to be admissible as evidence in court, a step some landlords skip, so check that yours is stamped.
We also recommend engaging a property agent with a solid track record of renting to Singaporeans, so you can rest assured you won’t be taken advantage of as a foreigner unfamiliar with local norms.
How much deposit do you need to rent in JB?
Expect to pay around 2 months’ rent as a security deposit, plus 1 month’s rent in advance before moving in, so budget roughly 3 months’ rent upfront. Some properties also require a utility deposit, typically half a month’s rent, and you’ll need to factor in agent fees if you engage one.
Rent is normally paid in MYR via bank transfer, cheque, or cash, depending on your landlord. If you pay in cash, insist on a receipt for every single transaction, as this is your only proof of payment if a dispute arises.
What legal documents are required for Singaporeans renting in JB?
At minimum, you’ll need a valid passport with at least 6 months’ validity, plus a second form of identification such as your NRIC or driver’s licence. While not mandatory, bring proof of income too, as landlords may request it to confirm you can meet rental obligations.
While not mandatory, bring over proof of your income as well. Your landlord may request this to ensure you can meet rental obligations.
Condos to rent in JB before the RTS Link opens
Whether you’re looking for the shortest possible commute, the best value for money or a luxury home close to the Singapore border, these 6 developments cover the main rental options near Bukit Chagar.
While renting in JB can offer significant savings compared to living in Singapore, it’s worth remembering that the RTS Link is still expected to open only towards the end of 2026 or early 2027. Until then, you’ll still need to contend with Causeway traffic if you’re commuting by car or bus.
More articles on living in JB:
- 7 carpenters in JB for home reno
- 7 secondhand furniture stores in JB
- 5 best places for tile shopping in JB
Cover image adapted from: Land Transport Guru, The Astaka via Google Images, PropertyGuru Malaysia
This article was originally published on 5th August 2024, and updated on 20th July 2026.
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