Malaysia and Singapore now target February 2027 for the start of passenger service on the JB–Singapore RTS Link, instead of the January date many expected. Transport Minister Anthony Loke says it is a buffer for final safety and technical approvals, not a project delay. Budget 2027 also named e-ART as JB’s main answer to traffic congestion, and the JS-SEZ has drawn RM132 billion in investment since 2025. For buyers, the fundamentals are strengthening, but Johor also has the country’s highest residential overhang, so project choice matters more than ever.
RTS testing ends this year. Buy the location, not the hype.
What changed: the RTS Link timeline
On 8 October, Anthony Loke said both governments had agreed that February 2027 is the best time to start operations so every process can be completed thoroughly. The revised timeline was first set out in a joint statement on 2 October. Key points from the minister’s briefing:
- Physical works on the Bukit Chagar station and the CIQ complex are complete.
- Testing, commissioning and trial runs are targeted to finish by 31 December 2026, when the system is to be handed to the operator, RTS Operations Pte Ltd.
- Opening still needs a final review by an independent safety consultant and technical approvals from Malaysia’s APAD and Singapore’s LTA.
- The exact February date will be announced only after those approvals.
Short-term measures were also announced, including 230 new BAS.MY stage buses and RM60 million for a direct walkway so KTM passengers can reach the RTS station without leaving JB Sentral. It has also been reported that the KTM Tebrau Shuttle will end six months after RTS operations begin (reported — verify).
What Budget 2027 promised Johor
| Measure | What was announced |
|---|---|
| e-ART (Elevated Autonomous Rapid Transit) | Named the main solution to Johor Bahru’s traffic congestion |
| JS-SEZ investment | RM132 billion from 2025 to June 2026; master plan and blueprint expected by end-2026 |
| Sedenak Nexus | New industrial hub in the northern JS-SEZ, with RM12 billion potential investment and 45,000 jobs |
| Interim transport | More bus routes, higher bus and KTM frequencies, Grab shuttles in high-demand areas |
Jobs and transit are what sustain rental demand over time, so these are meaningful. But many items are plans and potential figures, not completed projects. I treat them as direction of travel, not as a reason to pay any price.
Developers are still betting on JB
Land deals are a useful signal of where developers see demand. On 6 October, Scientex signed a conditional agreement to buy about 502.6 acres of freehold land in Pulai for RM580.2 million, or RM26.50 per sq ft, next to its existing Pulai townships. Completion is expected in the second half of its FY2027. TA Research notes that about 90% of units Scientex has launched in Pulai have been sold, and estimates the land’s potential GDV at around RM2.8 billion (an analyst estimate, not company guidance).
The other side: Johor’s overhang
Here is the balance most JB marketing leaves out. NAPIC data for the first half of 2026 shows Johor had 4,222 unsold completed residential units, the highest of any state, just ahead of Selangor. Nationally, serviced apartment overhang also jumped in the second quarter. I covered what that means in our serviced apartment overhang guide.
In practice, JB is two markets: well-located homes near the RTS, CIQ and job centres, and distant or crowded projects that compete on price. The RTS helps the first group most.
How I would approach JB property before the RTS opens
- Measure the real journey to Bukit Chagar. Walking time, shuttle or bus frequency and traffic at peak hours, not a straight-line distance on a brochure.
- Check rental competition in the building. Count similar listings nearby. A crowded pocket can cap rents even with the RTS.
- Look at density and management. Large towers need enough lifts and good management. Use our lift-ratio test.
- Compare nett prices. With unsold stock in Johor, negotiate on rebates and packages. See how to negotiate in a buyer’s market.
- Foreign buyers: verify the rules first. Johor’s minimum price thresholds and stamp duty for foreigners can change. Check the current Johor state rules and our MOT and stamp duty guide.
- Plan to hold. Transit benefits build over years. Buy something you would be comfortable owning even if prices move sideways for a while.
💡 My practical view: a one-month shift in the RTS start date changes very little for a buyer holding five years or more. What matters is whether the unit itself is easy to rent and resell. For the timing argument, see our earlier piece on buying JB property before the RTS opens.
Frequently asked questions
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Looking at JB before the RTS opens?
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About the author: Jason Chan (DMS Jason Chan)
Jason is a registered real estate negotiator (REN 78007) and founder of DMS Team, a property consultancy registered under EUM Realty Sdn Bhd [E(1)1708] with consultants across Kuala Lumpur and Johor Bahru. He researches and reviews every market analysis published on dms-team.com.
This article is general information as at 12 October 2026, written from an agent’s practical perspective. It is not financial or legal advice. Transport timelines and Budget measures can change; confirm with official announcements.
Sources: Malay Mail: Loke says RTS Link not delayed; The Star: RTS to Feb 2027; Bernama: RTS Link timeline; Malay Mail: Budget 2027 e-ART for JB; Bernama: JS-SEZ RM132b and Sedenak Nexus; The Star: Scientex Pulai land buy; The Star: overhang by state; EdgeProp Daily Digest, 8 October 2026.
Last updated 12 October 2026 · DMS Jason Chan, REN 78007