4 Property Projects around Bukit Chagar RTS station – Which is the best?

With the RTS station in Bukit Chagar slated to finally be completed soon, Singaporeans rushing to snap up properties around the vicinity have made the headlines over the past few weeks.

Many might think they are late to the game, but there are still endless perceived opportunities. New projects are slated to be completed as early as the end of this year to the next 5 years.

So what are the upcoming new projects that could hold an edge against the current available properties in the Bukit Chagar area, and which is the best?

Note that nothing is perfect, it’s more of accepting the pros and cons of each project coupled with the monetary and budget constraints.

Here’s a quick comparison:

Project name:	Quayside JBCC	R&F Princess Cove Phase 2	The Astaka	TriTower Residence
Developer name:	Bangsar Heights Pavillion Sdn. Bhd.	R&F Group	Astaka Holdings	SKS Group
Land tenure:	Freehold	Freehold	Freehold	Freehold
Expected TOP Date:	31.12.2026	2024	2018 (completed)	2018 (completed)
No. of units:	482	3,584	435	360
Distance to RTS station:	8-minute walk	37 min walk, 9 min drive	15-min walk	10-mins walk
Shopping & amenities:	6-minute walk to JB City Square	R&F Mall, Opera house	Plaza Pelangai, JBCC,	Johor Bahru City Square, JBCC
Price (per sqf):	~MYR 1,651 psf	~MYR 847 psf	~MYR 950 psf	~MYR 950 psf

Quayside JBCC

Project name:	Quayside JBCC
Developer name:	Bangsar Heights Pavillion Sdn. Bhd.
Land tenure:	Freehold
Expected date of completion (T.O.P.):	31.12.2026
No. of units:	482 commercial suites
Distance to RTS station:	8-minute walk
Shopping & amenities:	6-minute walk to JB City Square
Price (per sqf):	~MYR 1,651 psf

I still remember back then, Punggol was the go-to area for newlyweds seeking a reasonably priced township to settle down for family planning.

The running joke was that it’s nearer to Pasir Gudang in Malaysia than to Orchard Road in Singapore.

But Johor properties are slowly catching the eyeballs of Singaporeans and Permanent Residents (PR), especially those who are willing to consider the daily commute if border crossing times are significantly reduced.

With Quayside JBCC, Singaporeans or PRs can pay the same amount yet afford something better.

This new kid on the block (pun intended) will boast a cantilever sky pool, allowing you to gaze across toward Singapore with an unobstructed sea view. Situated within minutes of walking distance to the RTS and other malls, it looks like the perfect home and investment.

However, the price is steep – it’s calling for MYR 1,651 psf. You might only be getting a 600++ square feet (sqft) unit with a budget of MYR 1 million.

R&F Princess Cove (Phase 2)

Project name:	R&F Princess Cove Phase 2
Developer name:	R&F Group
Land tenure:	Freehold
Expected date of completion (T.O.P.):	2024
No. of units:	3,584 commercial units
Distance to RTS station:	37 min walk, 9 min drive
Shopping & amenities:	R&F Mall, Opera house
Price (per sqf):	~MYR 847 psf

The R&F Princess Cove allows you to be the closest to Singapore without actually being in Singapore. The entire project reminds me of Singapore’s HDB planning.

Nevertheless, the new township will come fully equipped with pools, a cineplex and its mall.

Distance from Bukit Chagar RTS station seems a bit far. Hopefully, the RTS could make a stop at R&F Princess Cove before the final stop at Bukit Chagar. Else it does seem a bit far as Princess Cove is at the edge of Johor Bahru.

Price seems to be a good selling point for R&F Princess Cove at ~MYR 847 psf.

The Astaka @ 1 Bukit Senyum

Project name:	The Astaka
Developer name:	Astaka Holdings
Land tenure:	Freehold
Expected date of completion (T.O.P.):	2018 (completed)
No. of units:	435 units
Distance to RTS station:	15-min walk
Shopping & amenities:	Plaza Pelangai, JBCC,
Price (per sqf):	~MYR 950 psf

Compared to the previously mentioned projects, The Astaka @ 1 Bukit Senyum is a completed project. It is still new – 6 years as of the time of writing.

It stands out differently as the units are spacious with generous build-up areas ranging from 2,207 – 2,659 sqf.

So we are talking about ample and comfortable living spaces, which makes it ideal for families planning for the future.

It is also a freehold property and a decent 15-minute walk to the RTS station.

Price per square foot falls within the median range. Of course, there will be price variations depending on floor levels and view-facing.

TriTower Residence

Project name:	TriTower Residence
Developer name:	SKS Group
Land tenure:	Freehold
Expected date of completion (T.O.P.):	2018 (completed)
No. of units:	360
Distance to RTS station:	10-mins walk
Shopping & amenities:	Johor Bahru City Square, JBCC
Price (per sqf):	~MYR 950 psf

TriTower Residence stands out as the the project with the lowest density out of the 4 properties mentioned in this post.

It is also one of the properties situated closest to the RTS station, which also means that JBCC and Johor Bahru City Square are all within walking distance.

The project is also a completed one, and based on PropertyGuru’s data, it is producing a decent rental yield, although the capital yield has been dipping a bit for the last 4 years.

But given that it has a track record versus projects that are still in progress, it does provide a bit of assurance if this property is meant for investment purposes.

One man’s meat is another man’s poison

If you ask me honestly for a verdict, I don’t have one.

If money is not a problem, the Quayside JBCC looks opulent and who doesn’t like a brand-new swanky property?

But if it’s for family planning, with the option of eventually moving your parents over to be closer to you, the 2,000++ sqft Astaka seems like a no-brainer. This property could well be the roof that houses you till your retirement. And not to forget, the size could still be very ideal for your offsprings who are working in Singapore to come back home during the festive periods.

There will be more projects upcoming, but if buying a Johor property is something that you want to do in the current or next year, then the simple breakdown of their key strengths should help you narrow down your choices!