The Johor Bahru-Singapore RTS Link is finally approaching the finish line.

After years of delays and construction, passenger service is now expected to begin in February 2027, subject to the completion of final testing, independent safety certification and regulatory approvals.

Once operational, the 4km RTS Link will connect Woodlands North in Singapore to Bukit Chagar in Johor Bahru (JB), with a journey time of about five minutes and capacity for up to 10,000 passengers per hour in each direction. Both stations will also have co-located Customs, Immigration and Quarantine (CIQ) facilities, allowing passengers to clear immigration at their point of departure.

For anyone who regularly crosses the Causeway, that could be a game changer.

But the RTS Link is about more than shaving hours off a cross-border journey. It could change where people choose to live, work, shop and invest on both sides of the border.

So what could the RTS Link mean for Singapore property, JB property, and the people looking to buy on either side?

At first glance, the RTS Link seems to benefit JB more than Singapore. After all, easier access means Singaporeans can head over more often for cheaper groceries, dining, and leisure, which funnels immediate spending into JB's economy. Malaysian workers who currently need to rent or buy properties in Singapore may not need to anymore since commute is being cut short. The RTS link could also elevate JB's image as it becomes a natural extension of Singapore.

So, why would Singapore want the RTS link at all?

Aside from easing the Causeway congestion, the RTS could help Woodlands grow into a business hub as URA highlighted in the latest Master Plan update. This will strengthen Woodlands' position as Singapore's Northern Gateway.

At the same time, Singapore's workforce is getting older and more educated, with more residents working in professional and technical roles. Yet the economy still depends on workers across a wide range of sectors, from healthcare and transport to manufacturing and delivery services, to keep things running day to day.

Foreign workers continue to play an important role in meeting these needs, with Malaysia among the approved source countries for eligible jobs. The RTS Link could make cross-border travel between Johor Bahru and Singapore more predictable and convenient, potentially broadening the options for people who live on one side of the border and work on the other. For property investors, the key question is where this improved connectivity could influence housing and rental demand.

Since the RTS link is yet to be completed, the following will be hypothetical of course. But here are some ways the upcoming train could affect the property market.

Residential

There is a possibility that the RTS could dampen housing demand in Singapore, particularly from Malaysian workers. With the new five-minute ride, there's less incentive for cross-border workers to buy homes in Singapore just to save time on the commute. Instead, they can continue living in JB, where property is far more affordable.

If rental demand softens, could property prices (especially in the Northern region) come under pressure too? And if prices do fall, could this be a good opportunity to enter the market?

That being said, do note that these sale implications are merely predictions. We don't know anything for certain just yet. Regardless, if you're selling, it is still a good idea to start planning your exit strategy from now on.

Another possible marginal effect is a softer rental market, especially lower-end units in Northern estates like Woodlands, Marsiling, and Yishun, where landlords have traditionally catered to Malaysian tenants.

Think about it. For discussion's sake, let's assume a single HDB room can cost $1,200 a month. Meanwhile, a budget hotel room might cost about $80 a night. If a worker only needs to stay over eight nights a month, that's $640 in hotel expenses compared to $1,200 in rent.

Of course, these are just illustrative figures, not actual market rates. Whether the hotel option is cheaper would depend on the rates available, how often the worker stays overnight and any additional commuting costs.

With the RTS making daily commuting easier, some workers might choose this flexible arrangement instead of committing to a rental, especially since short-term stays in ordinary residential properties are restricted in Singapore.*

*Tenancies must be at least three months for private residential stays, and six months for HDB.

Again, RTS' overall impact on our housing and rental may not be as substantial as we fear. Remember, commuters will still have to clear immigration every time they cross the border. So it's possible that living in Singapore could remain the preferred choice for those who value stability, convenience, or have families with children in our schools.

Still, if enough workers shift back to JB and housing demand in Singapore eases, could this eventually give policymakers a reason to review existing cooling measures like Additional Buyer's Stamp Duty (ABSD)?

It's possible, although any such decision would depend on broader housing market conditions, not just the RTS Link alone. For now, there is no indication that such changes are on the cards.

Commercial & Retail

As I've mentioned, URA is already planning for Woodlands to be a key business hub. When the new RTS link is ready, we can expect more people to travel between JB and Singapore. Daily commuters or visitors can bring spending power, which naturally creates potential opportunities for nearby shops, service businesses and hotels.

Therefore, commercial and retail property owners should consider whether this increased movement translates into more customers, stronger tenant demand and higher rental income. These are possibilities worth watching, but they will depend on how travel patterns change, what businesses set up in the area and whether demand is strong enough to support higher rents. Any impact on property values will depend on these factors, alongside broader market conditions.

Industrial

Industrial properties in the Northern belt could also get a boost. Easier access to manpower means companies in warehousing, light manufacturing, and logistics may find it more efficient to expand or anchor operations here. While the immigration process remains, the more predictable RTS journey could help workers avoid some of the uncertainty of Causeway traffic today.

But whether that translates into stronger demand for industrial space or higher property prices will depend on whether businesses actually expand their operations here.

Of course, the RTS Link could also change the property market on the other side of the Causeway.

The RTS Link is expected to benefit properties around the Bukit Chagar area the most, simply because that is where the Malaysian station is located. A condo that is within easy reach of the station could be much more convenient for a daily commuter than one that still requires a long drive just to get to the RTS. But how much this translates into stronger housing demand will depend on factors such as price, actual travel time and the availability of competing properties.

And we also need to remember that Johor already has a sizeable amount of housing stock.

According to Malaysia's National Property Information Centre (NAPIC), Johor had 3,852 unsold completed residential units in Q1 2026, the second-highest number among Malaysian states. This figure covers conventional residential units only. The inventory of serviced apartments and SoHo units is tracked by NAPIC separately.

There are also costs and restrictions to consider for foreign buyers. Johor's RM1 million minimum purchase price applies to specified property categories, including apartments and serviced apartments, rather than every property across the state.

Foreign buyers are also subject to state approval fees, with the residential approval fee set at 3% of the property value or a minimum of RM30,000, whichever is higher. And, from 1 January 2026, the stamp duty rate for residential property transfers involving foreign buyers also increased to 8%.

In other words, just because of the easier access to Singapore, it does not automatically translate into higher property prices across JB. The RTS could make well-connected locations more attractive, but the eventual impact will depend on whether new demand is strong enough to absorb existing supply, at prices buyers are willing and able to pay.

Then there is the cost of buying.

Johor's foreign ownership approval levy was also raised to 3% of the purchase price, subject to a minimum of RM30,000, from July 2025. On top of that, Malaysia introduced an 8% flat stamp duty on residential property transfers to non-citizens who are not permanent residents starting from 1 January 2026.

That means the actual cost of buying a JB property is higher than the price you see on the listing. On top of that, Singaporean buyers need to think about the exchange rate.

According to The Business Times, Malaysian ringgit strengthened against the Singapore dollar in early 2026, narrowing some of the currency advantage that had previously made JB property look particularly cheap in Singapore dollar terms.

So yes, the RTS could make JB property more attractive. But whether a particular property turns out to be a good buy depends on how you view the purchase.

If you're buying for your own use because you value the extra space and lower cost, that should be enough to justify the purchase. The easier commute is an added bonus that makes the move even more worthwhile.

However, if you're buying as an investment, there is more to consider. You have to account for future supply and demand, currency movements and, more importantly, the question of who will buy your property from you later on. The RTS may add potential to JB properties, but profit is never guaranteed.

Ultimately, the RTS Link could make travelling between Singapore and Johor Bahru easier, but better connectivity alone does not make a property a good investment.

For buyers looking at JB, the bigger question is whether the numbers still make sense. How much are you paying to get in? Is there enough rental demand to support your holding costs? How might currency movements affect your returns? And when you eventually want to sell, who is likely to buy your property, and at what price?

These questions matter just as much as the potential upside from the RTS. Rather than buying based on what an infrastructure project might do for an area, it helps to work backwards from your eventual exit and assess whether the property makes sense from the start.

That is also why having a clear entry and exit plan matters when making your next property move. The Property Wealth System (PWS) Masterclass explores how to assess your current position, pressure-test your options and make decisions with the bigger picture in mind.