10 Johor Bahru Condos near JB CIQ Checkpoint

Aside from the weekend cafe hopping and shopping trips in Johor Bahru, thanks to the favourable exchange rate and lower living expenses, the allure of relocating and living there heightens for Singaporeans, especially with the expensive property prices and higher cost of living here. Afterall, we have many Malaysian friends that are doing the exact same thing too, where they have their homes in JB, likely a condo near JB customs with a job in Singapore.

There are more regulations when it comes to purchasing a property in JB as a Singaporean.

Renting a condo unit is an easier option to get yourself started with experiencing what it is like to live in JB.

If you are looking to take the plunge to buy or rent a place in JB, the best way is to choose a condo near JB CIQ (Customs, Immigration and Quarantine (CIQ) Complex) to save more time on transport. Here are 10 condos near JB customs that are worth considering.

Bora Residences @ Tropicana Danga Bay (Freehold)

Developer

This was developed by Tropicana Danga Bay Sdn Bhd - a joint venture between the established Malaysian developer Tropicana Corporation Berhad, and Iskandar Waterfront Holdings (IWH).

Listed on national stock exchange Bursa Malaysia, Tropicana is one of the country’s most prominent premier developers, best known for their luxury resort-style townships like Tropicana Golf & Country Resort in Petaling Jaya.

As a financially stable, Tier-1 developer with a track record of completing large-scale projects across Malaysia, including Lido Waterfront Boulevard and Tropicana Uplands in Johor, the developer carries a strong reputation for structural quality and execution.

Launched in 2013

The project was officially launched around 2013–2014 following the completion of its predecessor, Tropez Residences. Construction took place between 2014 and 2019, with vacant possession delivered to homeowners in 2019.

Unit Types

Bora Residences comprises 396 residential units housed across two 42-storey towers (Tower A and Tower B). The development offers a variety of floor plans to cater to different household sizes:

• Type A 1+1 bedroom layouts (~694 sq ft)
• Type B 2+1 bedroom units (~1,088 sq ft)
• Type C 3+1 bedroom homes (~1,550 sq ft)
• Type D duplexes (~945 sq ft)
• Multi-bedroom penthouses spanning over 3,440 sq ft

Facilities

Residents have access to aqua-recreational facilities include an infinity lap pool, wading pool, jacuzzi, and an aquatic play park set amidst landscaped gardens. The property features a fully equipped gym, a squash court, a tennis court, and a half-sized basketball court.

The condo comes with 24-hour security system with card access, sky lounges, sky gardens, multi-purpose halls, and BBQ areas.

Occupancy Rate

Occupancy currently stands at an estimated 50% to 65%, driven by a mix of local owner-occupiers, Singaporean weekend home buyers, and long-term tenants commuting to Singapore or working in the Johor Bahru city center.

Price

In terms of valuations, units originally launched at peak market pricing between RM 700 and RM 900+ per square foot (PSF).

In the resale market, average transacted prices sit between RM 400 and RM 580 PSF, with standard 1- to 3-bedroom units asking between RM 380,000 and RM 850,000.

While original buyers experienced paper losses, new buyers entering the market today benefit from significantly discounted entry prices compared to launch levels, supported by rental yields averaging between 4.5% and 5.5%.

Bora Residences is located at Jalan Danga 1/1, Danga Bay, 80200 Johor Bahru, Johor, Malaysia.

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The Astaka @ One Bukit Senyum (Freehold)

Developer

This condo was developed by Astaka Padu Sdn Bhd, a subsidiary of the Singapore-listed property developer Astaka Holdings Limited.

Astaka Holdings is a recognized niche luxury developer in Malaysia, best known for their high-end real estate and ultra-luxury skyscraper developments in Johor Bahru’s Central Business District.

As a focused Tier-1 developer with a strong track record, Astaka carries a reputation for delivering high-specification finishes like private lift lobbies.

Launched in 2013

The project was officially launched in December 2013 as Phase 1 of the 11.8-acre flagship One Bukit Senyum integrated development. Construction took place between 2014 and 2017, with vacant possession delivered to homeowners in 2018.

Unit Types

The Astaka @ 1 Bukit Senyum comprises 438 ultra-luxury residential units housed across two iconic glass-clad towers (Tower A at 70 storeys and Tower B at 65 storeys), making it the tallest residential skyscraper in Southeast Asia. The development offers spacious, family-sized layouts:

• Type A1 & A2 3-bedroom units (~2,207 to 2,217 sq ft)
• Type B 4-bedroom units (~2,659 sq ft)
• Duplex Penthouses spanning over 5,408 sq ft

Facilities

Residents have access to top-tier recreational amenities, including a sky lounge, a 50-meter infinity lap pool, wading pool, jacuzzi, outdoor cafe, and landscaped themed gardens. The property features a state-of-the-art gymnasium, squash court, live cooking kitchen, and function spaces.

The condo comes with a multi-tier 24-hour security system, private lift lobbies for every unit, dedicated concierge service, function rooms, and multi-level covered car parking.

Occupancy Rate

Occupancy currently stands at an estimated 65% to 75%, supported by affluent local buyers, foreign expatriates, and Singaporean professionals seeking high-end living close to the Johor Bahru CIQ and RTS Link.

Price

In terms of valuations, units originally launched at premium market pricing between RM 1,400 and RM 1,600 per square foot (PSF).

In the resale market, average transacted prices sit between RM 950 and RM 1,350 PSF, with standard 3- to 4-bedroom units asking between RM 1,800,000 and RM 3,500,000.

While early purchasers bought at peak launch valuations, new buyers entering the market today benefit from competitive entry prices for an ultra-luxury product, supported by rental yields averaging between 3.5% and 4.5%.

The Astaka @ One Bukit Senyum is located at 1, Jalan Tebrau Lama, Bukit Senyum, 80400 Johor Bahru, Johor, Malaysia.

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Setia Sky 88 (Freehold)

Developer

This was developed by S P Setia Berhad, one of Malaysia’s premier, award-winning property developers listed on national stock exchange Bursa Malaysia.

SP Setia carries a strong international reputation for building high-end townships and luxury developments across Malaysia, the UK (Battersea Power Station), Australia, and Singapore.

Launched in 2012

The project was officially launched around 2012 and constructed in phases between 2014 and 2017, with completed units delivered to buyers starting in 2018.

Unit Types

Setia Sky 88 comprises approximately 838 luxury serviced residence units spread across three 55-storey blocks (named The Altus, Sora, and Nube). The development offers a wide range of layouts:

• Studios (~505 sq ft)
• 1-Bedroom units (~602 to 872 sq ft)
• 2-Bedroom units (~900 to 1,012 sq ft)
• 3-Bedroom & 3-Bedroom Duplex layouts (~1,098 to 1,259 sq ft)
• 4-Bedroom & 4+1 Bedroom units (~1,528 to 1,636 sq ft)

Facilities

Residents have access to extensive sky-level and podium facilities, including dual-level swimming pools (podium infinity pool and high-floor sky pools on levels 42–44), an aqua gym, a fully equipped gym, a sauna, and landscaped relaxation decks.

The condo includes a multi-tier 24-hour security system with access card control, concierge services, a private theatre room, a music room, a wine lounge, a business center, and dedicated shuttle bus services to the JB CIQ / RTS station.

Occupancy Rate

Occupancy currently stands at an estimated 65% to 75%, driven by a healthy balance of local working professionals, foreign expatriates, and Singaporean owners utilizing units as weekend homes or cross-border residences.

Price

In terms of valuations, units originally launched at high-end market rates starting between RM 750 and RM 1,000+ per square foot (PSF).

In the resale market, average transacted prices sit between RM 480 and RM 750 PSF, with units asking anywhere from RM 465,000 (studios) to RM 1,890,000 (large 4-bedroom layouts).

Setia Sky 88 is located at Pangsapuri Setia, 88, Jalan Dato Abdullah Tahir, Wadi Hana, 80300 Johor Bahru, Johor, Malaysia.

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Bay Point @ Country Garden Danga Bay (Freehold)

Developer

This was developed by Country Garden Danga Bay Sdn Bhd, a Malaysian subsidiary of China’s mega-developer Country Garden Holdings.

Country Garden is one of China’s largest residential property developers, best known regionally for massive master-planned coastal developments in Johor, including the flagship Forest City and Country Garden Danga Bay.

As a major global developer, Country Garden brought large-scale township infrastructure, private man-made beaches, integrated retail malls (Beletime Danga Bay), and high-density high-rise living concepts to Iskandar Malaysia.

Launched in 2013

The project was officially launched during Country Garden’s aggressive multi-billion-ringgit flagship rollout in August 2013. Construction took place between 2013 and 2017, with completed units delivered to homeowners in 2017.

Unit Types

Bay Point is one of several residential precincts within Country Garden Danga Bay. It offers a wide variety of high-rise layout configurations:

• Studio units (~405 to 466 sq ft)
• 1-Bedroom units (~699 to 714 sq ft)
• 2-Bedroom units (~800 to 1,005 sq ft)
• 3-Bedroom units (~1,186 to 1,474 sq ft)

Price

In terms of valuations, units originally launched at premium market rates starting between RM 700 and RM 1,000+ per square foot (PSF) during the initial 2013 sales campaign.

In the resale market, average transacted prices sit between RM 400 and RM 650 PSF, with units asking anywhere from RM 330,000 (studios) to RM 750,000 (3-bedroom sea-view units).

Singaporean Lawsuit

Back in 2014, this condominium was famously heavily marketed by Singaporean actresses and actors, in the likes of Edmund Chen and Xiang Yun, Zoe Tay and Vivian Lai, Thomas Ong and Chris Tong.

In 2022, Singaporean news outlets reported that a collective of 49 home buyers raised a class action lawsuit against Country Garden Danga Bay, claiming that the latter amended their sales contracts after homeowners' purchase. Home buyers also cited developer defects in the condo, and poor upkeep resulting in costly repairs.

Country Garden Danga Bay is located at Persiaran Danga Perdana, Jln Ismail Sultan, 80200, Johor, Malaysia.

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M Condominium @ Larkin (99-Year Lease)

Developer

This was developed by SKS Group (via SKS Focus Sdn Bhd / MB Group), a well-established property development and hospitality group based in Johor Bahru.

SKS Group is a major regional player in southern Malaysia, with a portfolio spanning residential developments, commercial towers, shopping centers, and hotels (including Amari Johor Bahru).

As a prolific developer, SKS Group focuses on delivering practical, high-density residential developments in high-accessibility corridors across Johor Bahru.

Launched in April 2013

The project was officially launched around end-April 2013 and constructed between 2014 and 2016, with vacant possession delivered to buyers in 2016.

Unit Types

M Condominium @ Larkin comprises 944 residential units distributed across four 31- to 34-storey towers on a 3.88-acre plot. The development features a low-density floor plan (8 units per floor) consisting of 3-bedroom layouts:

• Type A 3-bedroom unit (~1,068 sq ft)
• Type B 3-bedroom unit (~1,100 sq ft)

Facilities

Residents have access to resort-style amenities, including a large swimming pool, wading pool, pool deck, a state-of-the-art poolscape gymnasium, tennis court, squash court, sauna, and landscaped gardens.

The condo comes equipped with a 24-hour multi-tier security system with CCTV surveillance, card access, a 2-way audio intercom system linked to the guardhouse, a multi-purpose hall, a children’s playground, and barbecue pits.

Occupancy Rate

Occupancy currently stands at an estimated 70% to 80%, heavily favored by local working families and tenants commuting to Singapore or JB town due to its proximity to the Larkin Sentral Bus & Taxi Terminal and major road links.

Price

In terms of valuations, units originally launched at accessible entry pricing around RM 320,000 to RM 450,000 (approx. RM 320 to RM 420 PSF).

In the resale market, average transacted prices sit between RM 360 and RM 480 PSF, with standard 3-bedroom units asking between RM 385,000 and RM 520,000.

M Condominium is located at Jalan Larkin Perdana 2, Taman Larkin Perdana, 80350 Johor Bahru, Johor, Malaysia.

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V @ Summer Place (Freehold)

Developer

This was developed by Connoisseur Towers Sdn Bhd, a subsidiary of the niche boutique developer Connoisseur Group.

Connoisseur Group is known in Johor Bahru for conceptualizing lifestyle-focused, high-specification residential developments, including the low-density luxury condominium SummerScape on Jalan Mariamah.

As a boutique developer, Connoisseur Group emphasizes unique architectural layouts (such as SoHo duplexes) and elevated amenity spaces aimed at young professionals and cross-border commuters.

Launched in 2012

The project was officially launched around 2012 as part of the developer’s “Summer Collection” series. Construction took place between 2013 and 2016, with vacant possession delivered to homeowners in late 2016.

Unit Types

V @ Summer Place comprises 260 serviced apartment units housed within a single 37-storey tower. The development offers a compact, low-density layout (around 8 units per floor) across several distinct configurations:

• Type A 1+1 Bedroom units (~642 sq ft)
• Type B 2-Bedroom SoHo Duplex layouts (~1,002 to 1,108 sq ft)
• Type C 3+1 Bedroom units (~1,375 to 1,534 sq ft)

Facilities

Residents have access to recreational amenities split across two dedicated levels (the 7th floor and the 37th sky level). Facilities include an infinity swimming pool, aqua gym, jacuzzi, jogging track, childcare center, in-house café, and launderette.

The condo features a 24-hour multi-tier security system with card access, a high-floor sky gymnasium, a tennis court, and two indoor golf simulators.

Occupancy Rate

Occupancy currently stands at an estimated 75% to 85%, heavily driven by Singaporean commuters, Malaysian cross-border workers, and short-term tenants due to its location within walking distance of the JB CIQ Complex, R&F Mall, and the upcoming RTS Link terminal.

Price

In terms of valuations, units originally launched between RM 550 and RM 730 per square foot (PSF) during the initial sales rollout.

In the resale market, average transacted prices sit between RM 550 and RM 880 PSF, with units asking anywhere from RM 520,000 (1+1 bedroom units) to RM 1,100,000 (3+1 bedroom layouts and duplexes).

Unlike many outer-lying Iskandar developments, V @ Summer Place has held its value relatively well due to its location next to the Causeway, yielding strong rental returns averaging between 5.0% and 6.2%.

V @ SummerPlace is located at MY Jalan Tenteram MY Johor Pangsapuri 80300, Malaysia.

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Summerscape Luxury Condominium (Freehold)

Developer

This was developed by Connoisseur Towers Sdn Bhd, a subsidiary of the niche boutique developer Connoisseur Group.

Connoisseur Group is known in Johor Bahru for conceptualizing lifestyle-focused, high-specification residential developments, including the high-density V @ Summer Place near the Causeway.

As a boutique developer, Connoisseur Group focuses on privacy, low-density layouts, large built-up areas, and private lift access tailored for high-net-worth individuals, families, and senior executives.

Completed in 2015

Construction took place between 2013 and 2015, with completed units delivered to homeowners in 2015.

Unit Types

Summerscape Luxury Condominium comprises only 70 ultra-spacious residential units spread across an 18-storey tower on a low-density footprint (just 4 units per floor, each served by private lift lobbies). The development offers expansive layout options:

• 4+1 Bedroom units (~2,713 to 2,723 sq ft)
• 5+1 Bedroom units (~3,046 to 3,143 sq ft)

Facilities

Residents have access to luxury recreational amenities, including a large swimming pool, wading pool, jacuzzi, pool deck, sun loungers, an outdoor BBQ area, and landscaped gardens.

The condo features a multi-tier 24-hour security system with CCTV surveillance and guard patrols, a fully equipped gymnasium, a lounge, private lift access directly into each unit, and 2 dedicated sheltered parking lots per unit.

Occupancy Rate

Occupancy currently stands at an estimated 70% to 80%, heavily favored by local business owners, medical professionals working at nearby hospitals (such as Hospital Sultanah Aminah and KPJ Johor Specialist), and expatriate families seeking high privacy and spacious living spaces.

Price

In terms of valuations, units originally launched at premium market rates starting between RM 1,280,000 and RM 1,800,000 (approx. RM 470 to RM 660 PSF).

In the resale market, transacted prices currently sit between RM 370 and RM 600 PSF, with asking prices ranging from RM 1,100,000 to RM 1,650,000 depending on floor level and furnishings.

Given its extremely low density, central JB location, and massive floor plates exceeding 2,700 sq ft, Summerscape offers significant value on a per-square-foot basis for buyers prioritizing space, privacy, and long-term rental demand (with monthly rents fetching between RM 6,000 and RM 8,000).

Summerscape Luxury Condominium is located at Jln Mariamah, Kampung Bahru, 80100 Johor Bahru, Johor, Malaysia.

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Tropez Residences @ Tropicana Danga Bay

Developer

This was developed by Tropicana Danga Bay Sdn Bhd — a joint venture between the established Malaysian developer Tropicana Corporation Berhad, and Iskandar Waterfront Holdings (IWH).

Listed on national stock exchange Bursa Malaysia, Tropicana is one of the country’s most prominent premier developers, best known for their luxury resort-style townships like Tropicana Golf & Country Resort in Petaling Jaya.

As a financially stable, Tier-1 developer with a track record of completing large-scale projects across Malaysia, including Lido Waterfront Boulevard and Tropicana Uplands in Johor, the developer carries a strong reputation for structural quality and execution.

Launched in 2011

The project was officially launched in 2011 as Phase 1 of the 37-acre master-planned Tropicana Danga Bay township. Construction took place between 2011 and 2014, with vacant possession delivered to homeowners in 2014.

Unit Types

Tropez Residences comprises 1,149 residential units distributed across three high-rise towers (Tower A and Tower B at 38 storeys, and Tower C at 29 storeys). The high-density development offers a vast variety of layouts across 17 floor plan configurations:

Tropez Residences @ Tropicana Danga Bay is located at Persiaran Danga Perdana, Danga Bay, 80200 Johor Bahru, Johor, Malaysia.

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The Straits View Condominium (Freehold)

Developer

This was developed by BRDB (Bandar Raya Developments Berhad / Permas Jaya Sdn Bhd), one of Malaysia’s most reputable Tier-1 property developers.

BRDB is widely respected in the luxury real estate sector across Malaysia, recognized for delivering high-end residential projects in Kuala Lumpur (Bangsar) and major master-planned developments in Johor.

As a seasoned developer, BRDB carries a strong reputation for solid structural quality, expansive low-density site planning, and timeless architectural designs.

Launched in 1999

The original project was launched in the late 1990s and completed in 1999–2000. (Note: BRDB later added a final luxury block called “Elita @ The Straits View Condominium” to the same precinct, which completed in 2017).

Unit Types

The Straits View Condominium comprises 5 residential towers spread across a low-density 17.8-acre hilltop footprint. The development features spacious, family-sized layouts:

• Standard 3+1 Bedroom units (~1,600 to 1,650 sq ft)
• Penthouse & Duplex layouts (~3,050 to 3,200 sq ft)
• Elita Block units (~1,765 to 4,920 sq ft)

Facilities

Residents have access to extensive resort-style grounds, including a large clover-shaped swimming pool, wading pool, spa pool, sauna, sun decks, cabanas, and landscaped gardens.

The condo features 24-hour multi-tier security, a fully equipped gymnasium, tennis courts, squash courts, a basketball practice court, jogging tracks, a multi-purpose hall, a cafeteria, a convenience store, and covered car parking.

Occupancy Rate

Occupancy currently stands at an estimated 80% to 90%, heavily favored by long-staying expatriate families, local business owners, and Singaporean retirees due to its quiet hilltop environment, generous floor sizes, and proximity to the Permas Jaya Golf Club and Mid Valley Southkey.

Price

In terms of valuations, units originally launched at accessible rate benchmarks during the late 1990s.

In the secondary resale market, transacted prices currently sit between RM 300 and RM 480 PSF, with standard 3-bedroom units asking between RM 500,000 and RM 780,000 (and up to RM 860,000+ for the newer Elita block units).

The Straits View Condominium is located at Jalan Permas Selatan, Bandar Baru Permas Jaya, 81750 Masai, Johor, Malaysia.

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Palm Garden Condominium

Developer

This was developed as a niche, low-density residential project situated in the established residential enclave of Kampung Bahru.

As a boutique development, the project was designed to emphasize exclusivity, large family-sized layouts, high privacy (featuring low unit counts per floor), and a quiet residential environment away from high-density commercial strips.

Launched in 2005

The project was officially launched in the mid-2000s and completed around 2007.

Unit Types

Palm Garden Condominium is an ultra-low-density, 9-storey single-tower development offering spacious, house-like layouts:

Palm Garden Condominium is located at Jalan Mariamah 5, Kampung Bahru, 80100 Johor Bahru, Johor, Malaysia.

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