Coronade Twins

210 metres to the RTS Bukit Chagar station and 250 metres to JB Sentral and the CIQ complex, both by covered pedestrian overhead bridge. Those are Coronade Properties’ published figures, and I have checked them against the map: from the Coronade Sales Gallery’s registered map point at 1.4627459, 103.7617847, the RTS station is roughly 280 metres in a straight line, so a 210-metre walkway to the station entrance is consistent rather than optimistic.

Two things to keep in mind. The 210-metre bridge to the station is being built by Coronade Properties under an MOU with Malaysia Rapid Transit System Sdn Bhd signed on 25 April 2024. The 250-metre bridge from Persada Johor to the Bangunan Sultan Iskandar CIQ is a separate, publicly funded project under UKAS. Neither is complete, so ask for the current construction status of both, not just the distances.

On the RTS itself: civil works are targeted for completion by the end of 2026, with passenger service at Bukit Chagar expected in early 2027 and a journey of around five minutes to Woodlands North. Anything you read that still promises passenger service in 2026 is out of date.

Coronade Properties has not published either number, and I am not going to fill the gap for it.

What I can tell you from the developer’s own material: the official 360-degree aerial tour is published from Level 15 up to Level 40, labelled “The Summit”, so the residential tower reaches at least the fortieth floor. The wider Coronation Square masterplan has been described in coverage as six high-rise towers including two blocks of serviced apartments, so Coronade Twins sits within that residential component.

Agency listings state 539 units in one 41-storey block with 20 units per floor and six lifts. Those numbers are internally plausible and they are consistent with the published 360 tour, but they do not appear anywhere on the developer’s own site, so on this page they stay in this paragraph, attributed, rather than in the fact table.

There is a related confusion worth clearing up. The Coronade Residences is a different building. It is a 37-storey tower on the same platform, launched in February 2023 with 551 units at 267, 516 and 704 sq ft from RM1,200 psf, and it was reported fully sold. If a listing quotes you 267 sq ft or 516 sq ft, it is describing that project, not this one.

I am not going to write “freehold” on this page, because Coronade Properties has not published it. That is the honest answer, and it is different from the answer you will get almost everywhere else.

Here is the situation as at 3 August 2026. The official project site publishes layouts, sizes, starting prices, amenities and a distance map, but it carries no APDL disclosure and the e-brochure page still reads “coming soon”. Under Malaysian practice a developer selling a housing development must display its developer’s licence number, advertising and sales permit number, land tenure, encumbrances, approving authority, expected date of completion and price range in its advertising. Until that disclosure appears, there is no primary source for tenure on this project. Agency listings describe it as freehold with a strata title; that is a summary by a third party, not a statement by the developer.

So here is what you do, and it takes ten minutes. Ask the sales team for the APDL – the one-page advertising and sales permit disclosure. It will state the developer’s licence number and validity, the permit number and validity, the land tenure, any land charge, the approving authority, the total number of units, the price range and the expected date of completion. Cross-check the licence number on the Ministry’s TEDUH portal at teduh.kpkt.gov.my. Then have your conveyancing lawyer do a title search on the master title before you pay a deposit.

If they will not give you the APDL, that is itself the answer to a different question. Send me a message and I will chase it for you.

Yes, but only the two larger layouts, and only if the price you actually pay stays at or above the threshold.

Johor sets a minimum purchase price of RM1,000,000 for a strata property bought by a non-citizen, and state consent is required on top. Against the developer’s published starting prices, that draws a clean line: Type C The Horizon from RM1 million and Type D The Prestige from RM1.7 million are open to you; Type A1 The Metro from RM450,000 and Type B The Vista from RM700,000 are not.

The trap is Type C, because it starts exactly at the threshold. If a rebate, an early-bird discount or a package pulls the net transacted price below RM1,000,000, the purchase stops qualifying. Have the sales team confirm the net price after all rebates in writing, and have your lawyer confirm that the figure in the sale and purchase agreement is the one the state consent application will be assessed on.

Budget for the rest of it too. The Johor foreign buyer levy has been 3% of the purchase price or RM30,000, whichever is higher, since 1 July 2025 — and there is a second minimum people miss: on a serviced residence transacted below RM1 million the floor is RM50,000, not RM30,000. That matters here, because Types A1 and B start at RM450,000 and RM700,000 while Types C and D clear RM1 million. The dividing line is the transacted price, not the type name; above RM1,000,000 the 3% exceeds either minimum on its own. Stamp duty on transfer for non-citizens has been a flat 8% since 1 January 2026 – on a RM1 million unit that is RM80,000. State consent typically adds several thousand ringgit in fees and takes months. Bank margins for foreign buyers usually land around 60% to 70%.

Four layouts, all published by the developer with drawings and starting prices.

The Metro, Type A1: 280 sq ft, one bedroom, one bathroom, from RM450,000. The Vista, Type B: 511 sq ft, one-plus-one bedroom, one bathroom, from RM700,000. The Horizon, Type C: 705 sq ft, two-plus-one bedrooms, two bathrooms, from RM1 million. The Prestige, Type D: a duplex of 683 sq ft on the lower floor and 547 sq ft on the upper, 1,230 sq ft in total, three-plus-one bedrooms and four bathrooms, from RM1.7 million.

How I would actually choose between them. If you are buying to let to cross-border commuters, Type B is the workhorse – a 1+1 lets you price for two occupants without paying for a second bathroom. If you are a foreign buyer, your choice is Type C or Type D, and it is really a question of whether you want a unit you can rent easily or a unit you would live in. If you are looking at Type A1, be clear that you are buying a location, not a home: 280 sq ft resells to a narrow pool.

What the developer has not published is the number of units of each type, or where each type sits in the stack. Direction matters here – a unit facing the CIQ has a very different view and a very different noise profile from one facing inland. Ask for the stacking plan before you pick a unit number.

It affects it, but not evenly – and the honest version has both halves.

The number first. NAPIC’s Q3 2025 data records 9,018 unsold serviced apartments in Johor, the highest of any state in Malaysia, against a national serviced-apartment overhang of roughly 17,892. That is a decade of Iskandar-era supply completing into demand that has not fully arrived.

Where Coronade Twins is genuinely different: almost none of that overhang is 210 metres from a rail link to Singapore. The oversupply is concentrated in projects that sold a story about proximity rather than actual walking distance. A covered bridge to a station entrance is not a marketing claim you can replicate by building somewhere cheaper.

Where it still bites you. Resale: your buyer will be comparing you against unsold stock in the same district that can discount and rebate in ways an individual owner cannot, so expect a longer marketing period than the launch material implies. Rental: a large standing pool of empty units caps what you can ask, particularly for the smallest layouts – and when the RTS opens, every landlord within walking distance of Bukit Chagar will be advertising at the same moment. Bank valuation: valuers work from transacted comparables in the surrounding area, not from your building’s brochure. In an oversupplied district, comparables come in soft, which shows up as a lower loan margin and a bigger cash gap for whoever buys from you.

My read: this is one of the few JB serviced apartment locations where the location argument survives contact with the NAPIC numbers. That is not the same as saying the price will only go up. Buy the walk, not the forecast.

Neither has been published by Coronade Properties, and I will not repeat the figures circulating on listing portals because I cannot trace them to the developer.

For context on what is verifiable around it: Coronation Square Mall broke ground in May 2026 and the Ascott hotel in Tower 1 is scheduled to open in the second half of 2029. Agency listings put the residential handover at Q3 to Q4 2030. That would be a normal sequence for a podium development – retail and hotel first, residential following – but a normal sequence is a reason to expect a number, not a reason to publish one.

The maintenance charge matters more here than at most projects, because you would be sharing a platform with a mall, a hotel, a medical suite tower and an office tower. Ask specifically how the maintenance is apportioned between the residential parcel and the commercial parcels, whether the residential tower has its own management corporation or sits under a single scheme with the retail, and what the rate is in RM per square foot per month including the sinking fund. In mixed developments this is the single line item that most often surprises owners after handover.

Message me and I will get the APDL, the expected completion date, the maintenance rate and the current price list direct from Coronade Properties. A real document beats a confident guess.

No. They are two different residential towers on the same 9.58-acre platform, by the same developer, and they get mixed up constantly.

The Coronade Residences launched in February 2023: 37 storeys, 551 units, three built-ups at 267, 516 and 704 sq ft, priced from RM1,200 psf onwards, and reported as fully sold. If you are being offered one of these today, it is a sub-sale from an original buyer, not a developer unit.

Coronade Twins is the newer serviced residence component, with four layouts at 280, 511, 705 and 1,230 sq ft and published starting prices from RM450,000. The floor plans, the price points and the 360-degree tour on the Coronade Twins site all belong to this project.

Why it matters practically: the two have different price bases, different completion timelines and different unit mixes. If a listing quotes you psf from one and a handover date from the other, you are looking at a blended number that describes neither building. Check which project the APDL and the sale and purchase agreement actually name.

If the daily crossing is the point of the purchase, this is one of the few addresses in Johor Bahru where the geography actually does the work. But you need to clear three gates first.

Gate one: eligibility. Only Type C from RM1 million and Type D from RM1.7 million clear Johor’s RM1,000,000 floor for non-citizens. If your budget is RM700,000, this project is not available to you regardless of how much you like it.

Gate two: total cost. On a RM1 million unit, add roughly RM80,000 in stamp duty at the 8% non-citizen rate, plus the Johor foreign buyer levy of 3% or RM30,000 whichever is higher, plus state consent fees, plus legal fees. Then assume a bank margin of about 60% to 70% rather than 90%. Do that arithmetic before you fall in love with a view.

Gate three: timing. The RTS is expected to carry passengers from early 2027; the residential handover here has not been officially dated and the surrounding blocks will be an active construction site for years. If you need to be living there and crossing daily by 2028, this may not be the project – and I would rather say that now than after your booking fee.

What is genuinely strong: a covered walk to the station entrance, a CapitaLand-managed mall and an Ascott hotel on the same platform, banks and three medical facilities within 600 metres, and two towers already bought outright by Bank Rakyat and KPJ. That is a real address, not a rendering.