Property in the Johor–Singapore SEZ: which projects, and where
The JS-SEZ covers 3,588 km² — the whole of Iskandar Malaysia plus Pengerang. Every new launch in Johor Bahru is inside it, so “in the SEZ” tells you nothing. Which of the nine flagship zones it sits in, and which crossing it serves, tells you a great deal.
The JS-SEZ, as it affects a property buyer
This page maps projects to places. For how the incentives, eligibility and application process work, ask me — the policy guide is a separate page.
- Total area
- 3,588 km²Iskandar Malaysia plus Pengerang municipality
- Agreement signed
- 7 January 2025Between the Malaysian and Singapore governments
- Flagship zones
- NineSeven on the JS-SEZ package, two on existing frameworks
- Sectors covered
- ElevenBusiness services and manufacturing through to tourism
- Johor projects verified
- 75Every one of them inside the boundary
- Zones with residential stock here
- Three of nineA, B and Forest City
- Officially attributed to a flagship
- One projectAlpha Austin Industrial Park, Flagship D
- What it changes for a foreign buyer
- NothingThe threshold, consent, levy and stamp duty are unaffected
“Inside the SEZ” is not a feature — it is a postcode
Almost every Johor Bahru launch now carries the line. It is accurate. It is also close to meaningless as a differentiator.
What is not meaningless is the flagship structure. The zone is subdivided into nine flagship areas, each with its own sector focus and its own incentive treatment, and the one you land in decides what you can apply for. Seven of them carry the JS-SEZ incentive package. Two — Forest City and Pengerang — sit inside the boundary but run on frameworks that existed before the agreement and are administered separately. Reading those two as ‘Flagship H and I’ is the single most common error I see in circulating material.
The second thing worth knowing is that the boundaries have not been published at parcel level. IRDA has not put out a map you can look a lot number up on. So when an agent tells you a specific tower is “in Flagship A”, ask where that came from. In the 75 projects mapped on this page, exactly one has a flagship attribution traceable to an official document — and it is an industrial estate, not an apartment.
The nine flagship zones
Sector focus as published by MIDA and IRDA. The last two are inside the JS-SEZ boundary but keep their own pre-existing incentive frameworks.
- Flagship A — Johor Bahru WaterfrontBusiness servicesthe city centre and the Causeway frontage
- Flagship B — Iskandar PuteriManufacturingMedini, Puteri Harbour, Gelang Patah
- Flagship C — Tanjung Pelepas–Tanjung BinManufacturingthe container port and the power corridor
- Flagship D — Tanjung Langsat–Kong KongChemicalsthe Pasir Gudang industrial belt
- Flagship E — Senai–SkudaiAerospacearound Senai International Airport
- Flagship F — Kulai–SedenakDigital economySedenak Tech Park and the data-centre cluster
- Flagship G — Desaru–PenawarTourismthe east-coast resort strip
- Forest City Special Financial ZoneFinancial servicesexisting SFZ incentives, not the JS-SEZ package
- Pengerang Integrated Petroleum ComplexEnergyexisting PIPC incentives, not the JS-SEZ package
Read the right-hand column as the sector the zone was designed around, and the small print as the piece of Johor it covers. Full sector lists run longer — Iskandar Puteri alone spans manufacturing, business services, education, tourism, the digital economy and health.
Johor Bahru Waterfront — where almost all the residential stock is
The city centre and the Causeway frontage. This is the zone the RTS Link lands in, and it holds the overwhelming majority of what is being marketed to cross-border buyers. Ordered by distance to the crossing.
Coronade Twins
210 m to the RTS station on a covered overhead bridge the developer built; 250 m to JB Sentral and the CIQ on a second bridge. Closest thing to a station address in this portfolio.
View project →Twin Tower Residence
About 150 m from the RTS station site, straight-line from the developer’s own map pin. Completed building, sub-sale only — you can walk the corridor before you buy.
View project →CTC SkyOne @ Bukit Chagar
About 300 m to the station on CTC’s published figure, though the measurement points are not stated. 1,605 units across three towers, dual-key and triple-key throughout.
View project →Aethera Residences
About 400 m to the RTS station on the developer’s own estimate, with a covered walkway. 786 units in one 52-storey tower by UOA.
View project →Shama Suasana
480 m to the station, 720 m to the CIQ. A completed Suasana Residences strata unit — the hotel operation and the strata project are two different things.
View project →Gen Sphere @ JBCC
480 m to the checkpoint, 700 m to the station. One 50-storey tower, 996 units, every layout dual-key ready. Developer announced 100% take-up in May 2026.
View project →SKS Pavillion Residences
500 m to the station. Completed 2018, two 39-storey towers, 598 units of roughly 400–1,145 sq ft. Sub-sale market only.
View project →Causewayz Square @ JBCC
600 m to the CIQ, 800 m to the station. 3,692 units released across Axis, Brixton and Dover, 366–850 sq ft, 29 facilities on the Level 12 podium.
View project →Arden @ One Bukit Senyum
600 m to the station, 800 m to the CIQ. One 68-storey tower, 618 units, freehold on GRN 637960. Completion February 2030.
View project →R&F Princess Cove Phase 3
650 m to the CIQ on a covered link bridge, and 1,056 m from Singapore itself in a straight line. 4,385 units in 12 blocks, 21 layouts.
View project →R&F Princess Cove Phase 2
The same 650 m bridge, reached from inside R&F Mall rather than from the estate. Nine towers, 3,584 units, completed with handover from April 2024.
View project →Summer Suites
850 m to both the CIQ and the station on the developer’s figure; a site visit measured about 900 m. 748 units on 1.467 acres, three layouts.
View project →The Astaka
Under 1 km to the CIQ, about 1.2 km to the station. Two towers of 70 and 65 storeys, 435 residences, four units per floor with private lift lobbies.
View project →Paragon Suites @ CIQ
Walking distance to the CIQ, beside the station. Completed 2017, 461 units, sub-sale only — no developer stock remains.
View project →Setia Sky 88
1.35 km to the station, 1.60 km to the CIQ, 3.81 km to Woodlands Checkpoint. Three towers, about 838 units, completed 2017.
View project →Space Residency @ JB City Centre
No metre figure published — the developer’s stated link to the CIQ is a free resident shuttle bus, which is a different product from a walk. Completed May 2024, 995 units in two blocks.
View project →The Asteriaz @ Kebun Teh
About 2.9 km to the station. EXSIM’s first Johor project: one 42-storey tower, 848 units, two layouts only at 560 and 915 sq ft.
View project →The Celestz @ Kebun Teh
Same 2.9 km, same land. EXSIM’s second phase, four layout codes from 581 to 915 sq ft including the 753 sq ft Type B that Phase 1 does not have.
View project →The Eclipse
About 2.8 km to the CIQ. Not under construction — the JDA conditional period has been extended a third time, to 9 December 2026. Read that before anything else.
View project →Avenue Residences
3.0 km to the CIQ, 3.5 km to the station. Towers D to G, 1,796 units at 449 per tower, completion December 2027.
View project →Paragon Gateway
4.0 km to the station. 2,136 apartments plus 48 retail lots across four towers, on 5.24 freehold acres charged to Maybank.
View project →Veranda Residences Phase 2
4 km to the station, 4.5 km to the CIQ. Towers C and D, 649 units, three layouts at 632, 850 and 1,023 sq ft.
View project →Skyline One Sentosa
4 km or 4.4 km to the station depending on which of the developer’s own figures you take. 1,623 units in two towers of 58 and 60 storeys, completion March 2031.
View project →Paragon Signature Suites
4.4 km to the station. One 32-storey tower, 484 units, only two built-ups: 645 and 649 sq ft.
View project →Wave @ Marina Cove
About 4.3 km to the station, 4.5 km to the CIQ. Completed and ready to move in, nine layouts from 526 to 1,344 sq ft, 32 facilities on Level 7.
View project →Skypark Kepler @ Lido
Under 5 km to the station. Two 54-storey towers, 1,596 units on reclaimed land inside the 163-acre Lido Waterfront Boulevard masterplan.
View project →Monterra Johor Bahru
About 5 km to the CIQ and the station. Note the tenure: the developer’s own material says both “freehold” and “99-year leasehold” in different places.
View project →Adison @ W City Larkinton
5 km to the CIQ, JB Sentral and the station; 9 km to Woodlands Checkpoint. Phase 1 is 1,024 units in four blocks on 8.26 acres.
View project →Country Garden Danga Bay
6.6 km to the station, 7 km to the CIQ, with a resident shuttle bus. 41 blocks, about 8,500 units on 57.11 acres of straits frontage — completed and occupied.
View project →Florian Residences (Vista Tiara)
7 km to the station and the CIQ; 25.5 km to the Second Link. 2,003 units across eight towers inside the 17.43-acre MBW Bay parcel.
View project →Southkey NADI Residences
7 km to the station, 8 km to the Causeway, on the developer’s own figures — drive, not walk. 395 units in two 30-storey wings.
View project →Calia Residences by PGB
7.7 km to both the CIQ and the station. Two 36-storey towers, 1,274 units, four layouts from 453 to 984 sq ft, completion Q3 2029.
View project →Amberwood Resort Residences
8.5 km to the station, 9.5 km to the CIQ. The only leasehold on this part of the list: 99 years expiring 3 June 2119.
View project →Iskandar Puteri — the Second Link side
Medini, Puteri Harbour, Gelang Patah and Taman Perling. This is a different commute, a different part of Singapore at the far end, and in Medini’s case a different foreign-ownership regime.
Elysia Park Residence
Five minutes by car to the Second Link CIQ; about 15 km east to the Causeway. Completed 2019, 961 units, next door to Gleneagles Medini Hospital.
View project →The M Macrolink Medini
8 to 10 minutes to the Tuas Second Link; not served by the RTS at all. Completed 2020, 1,005 units, 11 published layouts from 506 to 1,152 sq ft.
View project →Verte Medini Residence
About 15 minutes to Singapore via the Tuas Second Link. Five layouts from 614 to 935 sq ft, two of them dual-key. A 99-year strata leasehold structure, not freehold.
View project →Emerald Bay @ Puteri Harbour
About 12.5 km to the Causeway CIQ. 94 completed homes of 3,292–8,870 sq ft on a purpose-dug canal with lock gates onto the open straits.
View project →Aurora Resort Villas
14 to 15 km east to the Causeway and the RTS — this is a Second Link address, and I will not sell it as an RTS one. 464 double-storey link villas on 40 acres, completed March 2025.
View project →Riveria Garden — Aluna Terrace
Under 15 minutes to the Second Link at Gelang Patah, with direct access to the E3 expressway. 530 terrace homes with individual titles, 2,219 sq ft built-up.
View project →Riveria Garden — Elora Cluster & Semi-D
Same access. 544 cluster homes and 8 semi-detached, 2,470–2,592 sq ft, land held in your own name rather than under strata.
View project →KSL Riverhaus @ Wawari
15 km to the Second Link; KSL publishes no RTS distance. 2,160 units on 5.661 acres — about 381 units per acre, which is high density by any measure.
View project →Sky Curve @ Taman Perling
9.5 km to the Second Link, 9.9 km to the Causeway — almost exactly between the two crossings. 499 units in two 25-storey blocks, completion June 2029.
View project →Tanjung Langsat–Kong Kong — the only officially attributed address here
The Pasir Gudang industrial belt. One project on this site sits in it, and it is the only one whose flagship attribution comes from a document rather than from a map reading.
Alpha Austin Industrial Park
The only address in this portfolio with an officially attributed flagship zone: the developer reproduces MIDA’s Flagship D listing for Tanjung Langsat–Kong Kong. 732 acres, freehold, medium and heavy industrial.
View project →Forest City — inside the boundary, on its own framework
Designated a Special Financial Zone in August 2023, with incentives announced in September 2024 — before the JS-SEZ agreement was signed. It is the financial-services component of the wider zone, not a flagship area under the JS-SEZ package.
Forest City Golf Villa
About 5 km to the Tuas Second Link, on the mainland rather than the island. 688 strata landed homes of 2,034–6,975 sq ft beside two 18-hole championship courses.
View project →Forest City Nigella Park
About 2 km from Singapore across the Tebrau Strait, on Pulau Satu — Malaysia’s fifth duty-free island, and the first enterable by vehicle. The golf resort is 9.4 km away, not next door.
View project →Greater Johor Bahru and the eastern corridor
These addresses are unambiguously inside the JS-SEZ, but I have no official document placing them in a named flagship area, so I am not going to assign one. Grouped by the crossing they serve and ordered by distance.
The Straits View DUO
10 km to the CIQ and the station, at Permas Jaya. 715 units plus 15 retail lots on a 3.37-acre commercial-title tract.
View project →Aliva Mount Austin
11.1 km to the station, 11.2 km to the Causeway. Two 32-storey towers, 499 units, reported fully sold. Completion targeted end-2026.
View project →Hillview @ Senibong Cove
12 km to the Causeway on the eastern waterfront at Masai. Tower A only on the approved permit: 416 units, 12 layouts, three of them dual-key.
View project →Setia Edge
14.6 km to the CIQ, 27.3 km to the Second Link. Two-storey medium-industrial factories on freehold industrial title — a different tax and financing world from everything above.
View project →Sanubari Phase 1
15.2 km to the CIQ complex. 211 two-storey terrace homes by JLand Group, 20 ft x 70 ft lots, individual titles rather than strata.
View project →Sanubari Phase 2
Same 15.2 km. 125 homes in three types, lots of 20×65, 20×75 and 22×75 ft, solar panels and rainwater harvesting as standard.
View project →Sanubari Phase 3
Same 15.2 km. 202 homes across 3A and 3B, all 2,089 sq ft built-up on 20 ft x 70 ft lots.
View project →Lanna @ Eco Tropics
18.7 km to the CIQ, in the Pasir Gudang corridor. 702 double-storey garden terraces by an EcoWorld subsidiary, 1,594–1,840 sq ft.
View project →Jasmine 3 @ Meridin East
21.6 km to the CIQ — the furthest residential address in this portfolio. 222 double-storey terraces by Mah Sing on 20 ft x 75 ft lots.
View project →Aliff Harmoni @ Tampoi
Distances not published by the developer, and I will not invent them. Nor is the tenure, unit count, layout schedule or completion date. Read the page before you register interest.
View project →Pine Legacy
No developer website, no permit number, and circulating material that contradicts its own map by about 8 km. Listed so you can see what I could not verify.
View project →Two crossings, two different products
Johor has two road crossings into Singapore and they are not interchangeable. The Causeway runs from Bangunan Sultan Iskandar in the Johor Bahru city centre into Woodlands, and the RTS Link’s Bukit Chagar station sits in the same complex. The Second Link runs from the Sultan Abu Bakar complex at Tanjung Kupang into Tuas, at the western end of Singapore. The two Johor terminals are 14 to 15 km apart, and the two Singapore ends are on opposite sides of the island.
This is the single most consequential geographic fact for a cross-border buyer, and it is routinely blurred. If you work in the CBD, Novena or the north, the Causeway and the RTS serve you and a Flagship A address makes sense. If you work in Jurong, Tuas or the west, the Second Link serves you and Iskandar Puteri or Forest City is the shorter door-to-door. Buying an Iskandar Puteri villa because the RTS is opening is buying a train you will drive 15 km to reach.
One address on this site genuinely sits between the two: Sky Curve at Taman Perling, 9.5 km from the Second Link and 9.9 km from the Causeway. Everything else has a clear primary crossing.
Distance bands, and what they cost you
On the Causeway side the stock sorts cleanly by distance, and the price sorts with it:
- Walk to the station or the CIQUnder 1 km14 projects — the whole city-centre high-rise cluster
- Short drive or a long walk1 – 5 km11 projects, Kebun Teh through to Lido and Larkin
- Commit to driving and parking5 – 10 km7 projects, Larkin and Danga Bay to Tebrau
- A suburb, not a border address10 km and beyond9 projects, Permas Jaya to Pasir Gudang
- Second Link side5 – 15 km to Tanjung Kupang11 projects across Iskandar Puteri and Forest City
Three addresses are absent from the bands because no distance has been published for them: Space Residency (a resident shuttle rather than a figure), Aliff Harmoni and Pine Legacy. Alpha Austin is industrial and measures to Tuas Port, 73 km.
The band boundary that matters most is the one between 1 km and 5 km, because it is the boundary between walking and not walking. Below one kilometre you can leave the flat and be in the immigration hall without a car, a parking bill or a jam. Above it you are in the queue with everyone else, and the saving on price is buying you a daily cost in time you will pay for years.
Above 10 km the border stops being the point. Bandar Dato’ Onn at 15.2 km, Pasir Gudang at 18.7 to 21.6 km — these are Johor family suburbs, priced and built for people who live and work in Johor. They are legitimately good products for that buyer. They are a poor fit for a daily commuter, and the SEZ label does nothing to change that.
Five flagship zones with nothing on this site
Flagship C (Tanjung Pelepas–Tanjung Bin), E (Senai–Skudai), F (Kulai–Sedenak), G (Desaru–Penawar) and the Pengerang complex carry no residential project in this portfolio. That is deliberate rather than an omission.
C, F and Pengerang are industrial: a container port and power corridor, a data-centre and digital cluster, and an integrated petroleum complex respectively. The investment case there is corporate — land, power, fibre and eligible activity — not a two-bedroom with a pool deck. Johor’s data-centre cluster has formed around Sedenak, Kulai and Iskandar Puteri precisely because the grid capacity, fibre routes and cable landing stations are already built there.
E, Senai–Skudai, does have residential stock, but it is built and priced for the domestic market around the airport and the universities and is barely marketed cross-border. G, Desaru–Penawar, is a tourism strip on the east coast roughly 90 km from the crossings; the property there is resort product, which behaves nothing like a JB serviced apartment.
The JS-SEZ and property — frequently asked
Which Johor projects are inside the Johor–Singapore Special Economic Zone?
All of them, if the project is in Johor Bahru, Iskandar Puteri, Pasir Gudang or Masai. The JS-SEZ boundary takes in the whole of Iskandar Malaysia plus the Pengerang municipality — 3,588 km² in total, more than four times the size of Singapore.
That is why “inside the JS-SEZ” on a brochure carries no information. All 75 Johor projects verified on this site are inside it. The useful question is which flagship zone, and which border crossing the address actually serves.
How many flagship zones are there, and what are they called?
Nine. Seven carry the JS-SEZ incentive package: Flagship A Johor Bahru Waterfront, B Iskandar Puteri, C Tanjung Pelepas–Tanjung Bin, D Tanjung Langsat–Kong Kong, E Senai–Skudai, F Kulai–Sedenak and G Desaru–Penawar.
Two more are inside the zone but run on their own pre-existing incentive frameworks: the Forest City Special Financial Zone and the Pengerang Integrated Petroleum Complex. Treating those two as if they were Flagship H and I is a common and expensive mistake.
The lettering is not decoration. Which flagship you land in decides which activities qualify and which tax rate you can apply for.
Does being in the SEZ change what a foreigner is allowed to buy?
No. The Johor minimum purchase price for non-citizens, the state consent requirement, the state levy and the non-citizen stamp duty all apply inside the zone exactly as they apply outside it. The JS-SEZ package is a corporate-investment instrument, not a residential one.
The two genuine residential carve-outs in Johor — Medini and the Forest City SFZ — predate the JS-SEZ agreement and are separate from it.
The rules and the project-by-project eligibility list are on the foreign buyer guide.
Can you tell me exactly which flagship zone a specific project is in?
Honestly, usually not — and neither can most agents, whatever they tell you. IRDA has not published a parcel-level boundary map, so for most addresses the zone attribution is an inference from geography rather than a fact from a document.
In this entire portfolio, exactly one project has a flagship attribution I can trace to an official source: Alpha Austin Industrial Park, whose developer reproduces MIDA’s Flagship D listing for Tanjung Langsat–Kong Kong. Everywhere else on this page I have grouped by geography and said so.
If a zone attribution matters to your decision — and for an industrial or commercial investment it should — get it in writing from IMFC-J before you commit capital.
Which crossing does each area actually serve?
Johor Bahru city centre, Tanjung Puteri, Bukit Chagar and Bukit Senyum serve the Causeway and the RTS Link’s Bukit Chagar station. Iskandar Puteri, Medini, Gelang Patah, Puteri Harbour and Forest City serve the Second Link at Tanjung Kupang, which lands at Tuas.
The two are 14 to 15 km apart in Johor and land in completely different parts of Singapore. An Iskandar Puteri address is not an RTS address, and Aurora Resort Villas, Elysia Park and the Medini projects should not be sold as if they were.
Taman Perling is the one genuinely in-between address on this site: 9.5 km to the Second Link and 9.9 km to the Causeway.
Where are the projects closest to the crossing?
Twin Tower Residence at about 150 m from the RTS station site, Coronade Twins at 210 m on the developer’s own covered bridge, CTC SkyOne at about 300 m and Aethera at about 400 m. Under one kilometre you also have Shama Suasana, Gen Sphere, SKS Pavillion, Causewayz Square, Arden, both R&F Princess Cove phases, Summer Suites, The Astaka and Paragon Suites.
Read the measurement, not just the number. Some figures are straight-line from a map pin, some are by road, and some are the developer’s estimate with no stated end points. A 650 m walk under a covered bridge and a 650 m walk across open tarmac in a Johor afternoon are not the same product.
Which flagship zones have no residential projects on this site?
Flagship C (Tanjung Pelepas–Tanjung Bin), E (Senai–Skudai), F (Kulai–Sedenak), G (Desaru–Penawar) and the Pengerang complex. That is five of the nine.
It is not an oversight. C, F and Pengerang are industrial and infrastructure zones where the investment is corporate rather than residential. E has residential stock but almost none of it is marketed cross-border. G is a tourism strip 90 km from the crossings.
If you are looking at Sedenak for a data centre or Senai for logistics, those are real markets — they are just not the market this site covers.
Is the SEZ label a reason to buy a JB apartment?
It is a reason to look, not a reason to buy. The zone is a policy framework aimed at attracting corporate investment across 11 sectors; the residential effect, if it arrives, arrives second hand, through employment and through office demand.
The one measurable early signal in this portfolio is from Forest City, where the developer’s April 2026 update reported office asking rents up from RM1.50 to RM5.50 per sq ft and 59% occupancy on the first 50,000 sq ft of office space, with six approved family offices. That is a genuine commercial signal. It is not yet proof of deep residential rental demand.
Buy the address, the building and the price. Treat the zone as context.
Related guides
Each of these is a written guide, not an auto-generated tag archive.
Tell me where you work in Singapore — I will tell you which zone to look in
Half the mistakes I see are people buying on the wrong side of Johor for the crossing they will actually use. Fifteen kilometres and the wrong checkpoint is an hour a day for the next ten years.
No buyer-side agent fee on new developer launches
Louis Koh
11 years in Malaysian property · Johor Bahru & Kuala Lumpur new launches · English & 中文
I work with cross-border buyers from Singapore and with local investors. I will tell you when a project is not right for you — that is usually worth more than the brochure.
Published 2026-08-05 · Zone structure and area verified against MIDA and Enterprise Singapore publications on the JS-SEZ; the agreement was signed 7 January 2025. Project distances are the developers’ own published figures or straight-line calculations from published coordinates, verified project by project during 2026, and the measurement basis is stated on each project page. Flagship-zone boundaries have not been published at parcel level; only Alpha Austin Industrial Park carries an attribution traceable to an official source. This page is information, not investment advice.