JB Rental Yields Near the RTS Link, by Project

Johor Bahru high-rise towers at night — Johor Bahru at night. Photo: Afifi Zulkifle on Unsplash

At a glance

Checked: 12 October 2026, PropertyGuru asking prices and rents
Gross yield range: About 4.0% to 6.3% by project and unit type
Projects with data: Twin Tower, TriTower, R&F Princess Cove, The Astaka
Non-resident tax: 30% flat on net Malaysian rental income
Worked net yield: About 2.5% on a RM1m TriTower 3-bedder

Gross yields by project

Gross yields near the Bukit Chagar RTS station ranged from about 4.0% to 6.3% on 12 October 2026, based on asking rents and asking prices for the same unit type in the same building. TriTower Residence came out highest for mid-sized units. Twin Tower Residence and R&F Princess Cove two-bedders sat around 4%, held down mainly by high asking prices.

Project	Distance to Bukit Chagar	Unit	Rent listings	Median asking rent	Sale listings	Median asking price	Gross yield
Twin Tower Residence	850 m	2-bed, 882 sq ft	10	RM3,300	10	RM980,000	4.0%
Twin Tower Residence	850 m	Studio or 1-bed, 500 to 600 sq ft	4	RM2,450	4	RM550,000	5.3%
TriTower Residence	900 m	2-bed, 882 to 942 sq ft	4	RM3,100	6	RM665,000	5.6%
TriTower Residence	900 m	3-bed, 1,259 to 1,350 sq ft	4	RM4,550	8	RM1,008,500	5.4%
TriTower Residence	900 m	Studio or 1-bed, 500 to 668 sq ft	10	RM2,800	2	RM530,000	6.3%
R&F Princess Cove (Phase 1)	1.5 km	2-bed, 797 to 900 sq ft	7	RM2,700	6	RM790,000	4.1%
R&F Princess Cove (Phase 1)	1.5 km	3-bed, 1,047 to 1,286 sq ft	7	RM3,550	7	RM980,000	4.3%
The Astaka @ One Bukit Senyum	2.3 km	3-bed plus study, 2,207 to 2,228 sq ft	5	RM7,500	12	RM1,900,000	4.7%
The Astaka @ One Bukit Senyum	2.3 km	4-bed plus study, 2,659 sq ft	15	RM11,000	7	RM2,980,000	4.4%

Distances are the published figures in our condos near Bukit Chagar comparison, not walking times. The TriTower studio row rests on only two sale listings, so treat 6.3% as a rough figure.

How we worked these out

We took the first page of PropertyGuru results for each project, sale and rent, on 12 October 2026. That is the 20 most recent listings on each side. We grouped units by bedroom count and size so that rent and price compare like with like, took the median of each group, and divided annual rent by price.

These are asking figures. Landlords often accept less than the advertised rent, and some listings are the same unit posted by several agents. Room rentals were left out. We tried iProperty, Mudah and EdgeProp listing pages as well, but could not load their search results, so every row comes from one portal.

Asking prices can sit well above what buyers pay. EdgeProp’s record of Twin Tower Residence transactions over the past 48 months has a median of RM821 psf. On an 882 sq ft unit that is about RM724,000, against a median asking price of RM980,000 today. At RM724,000, the same RM3,300 rent gives a gross yield of about 5.5%. If you own a unit already, the transacted price is the better guide to your yield; if you are buying, it’s a guide to what you should offer.

Projects we left out

We left out CTC SkyOne, Aethera Residence, Senyum Residences and Quayside JBCC because none had rental listings of its own on 12 October 2026. A search for Senyum Residences returned mostly units at The Astaka and SKS Pavillion Residences, which we did not count. These projects are new or still under construction, so any yield quoted for them today would be a developer projection.

What comes off: gross to net yield

Net yield is what you keep after running costs and tax, and for a non-resident landlord it is usually about half the gross figure. The main deductions are:

Cost	Typical basis	Source of the figure
Maintenance fee and sinking fund	Per sq ft, every month	Set by each building’s management; R&F Princess Cove’s launch figure was about RM0.40 psf
Assessment (cukai taksiran)	About 10% to 12% of MBJB’s assessed annual value	Roughly RM1,500 to RM2,200 a year for a 1,000 sq ft JB condo
Quit rent (cukai tanah)	Shared across the strata title	Roughly RM80 to RM150 a year for a 1,000 sq ft condo
Agent fee	1.25 months’ rent for a tenancy of up to 3 years	MIEA scale, paid by the landlord, negotiable
Vacancy and repairs	Months between tenants, wear and tear	Varies
Income tax	30% flat on net rental income for non-residents	Malaysian tax rules

The 30% rate applies if you are not a Malaysian tax resident, which for most Singapore-based owners means fewer than 182 days in Malaysia in the calendar year. Tenants don’t withhold tax, so you file a Form M return yourself. Maintenance, sinking fund, assessment, quit rent, fire insurance, repairs and agent commission can be deducted before the 30% is applied.

A worked example

Take a TriTower Residence three-bedder at the median asking price of RM1,008,500 and median asking rent of RM4,550. We picked this unit because it sits above the RM1m foreign-buyer floor, so a Singaporean could buy it.

Line	Per year
Rent for 11 months (one month vacant)	RM50,050
Maintenance and sinking fund at RM0.40 psf on 1,300 sq ft	minus RM6,240
Assessment (top of the JB range)	minus RM2,200
Quit rent	minus RM150
Agent fee, 1.25 months on a one-year tenancy	minus RM5,690
Net before tax	RM35,770
Tax at 30%	minus RM10,731
Net after tax	RM25,039

That is a net yield of about 2.5% on the price, against 5.4% gross. If you add the 8% stamp duty and 3% Johor levy a foreign buyer pays at purchase, the net yield on total money in falls to about 2.2%. The maintenance rate here is an assumption borrowed from another building; ask the management office for the real figure before you rely on it. Our cost calculator gives the full purchase cost.

Who these figures are useful for

Most of the two-bedders in the table are subsale units under RM1 million, and those are generally not open to foreign buyers in Johor. For a Singaporean who already owns one, the table is a benchmark for setting rent and for weighing whether to rent, hold or sell. Our guide to the RM1m resale wall covers those choices.

For a new Singaporean buyer, the relevant rows are the ones at or above RM1 million: The Astaka and the larger TriTower and Twin Tower units. Also keep supply in mind. Stacked Homes reported in October 2026 that Johor had about 9,972 unsold homes in the first half of 2026, more than double Kuala Lumpur, and plans about 115,000 more by 2030. Rents near the station could rise when the RTS opens in February 2027, but nobody has published evidence of that yet, so we have not built it into any figure here.

We will recheck these listings after the RTS opens and update the table.

Common questions

What is the rental yield for condos near the JB RTS station?

Using asking rents and asking prices on 12 October 2026, gross yields at completed projects within about 2.3 km of Bukit Chagar ranged from about 4.0% to 6.3%, depending on the project and unit size.

Are these real transaction figures?

No. They are asking rents and asking prices from live listings. Achieved rents are often lower and actual sale prices can differ a lot from asking prices. EdgeProp's recorded transactions for Twin Tower Residence, for example, have a median of RM821 psf, below most current asking prices.

How much tax does a Singaporean landlord pay on JB rent?

If you are not a Malaysian tax resident, which usually means fewer than 182 days in Malaysia in the year, you pay a flat 30% on net rental income after allowable expenses such as maintenance, assessment, quit rent and agent fees.

Why are some projects missing?

CTC SkyOne, Aethera Residence, Senyum Residences and Quayside JBCC had no rental listings of their own when we checked, because they are new or not yet completed. We will add them once there is rental evidence.

Can a Singaporean buy the units in this table?

Only some. Subsale units priced under RM1 million are generally not open to foreign buyers in Johor, so most two-bedders here are for existing owners to benchmark against. The Astaka units and the larger TriTower and Twin Tower units clear the RM1m floor.

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Sources

Facts on this page were checked against these sources on 12 October 2026.