A Review of SkyOne Johor Bahru: High-Density Serviced Residence 5 Minutes from RTS Station

Author: Albert Hoo

Project Summary

If you're looking at property investments near the upcoming RTS (Rapid Transit System) link between Johor Bahru and Singapore, SkyOne presents an interesting option. Located just 5 minutes from the RTS main station, this freehold serviced residence development is clearly positioned to capture demand from daily cross-border commuters and investors eyeing Singapore's workforce housing needs.

But with 1,605 units packed into three towers on just 1.64 acres of land, the question isn't whether this project has location advantage—it's whether the high density will work for or against long-term value. Let's break down what the numbers tell us.

High Density: Strategic Affordability at a Prime Location

Let's address the elephant in the room: 1,605 units on 1.64 acres translates to roughly 979 units per acre. This is extremely high-density development—and that's actually by design.

The developer's strategy is clear: By maximizing unit count, they can offer units at more accessible price points in what is otherwise a premium location. Being 5 minutes from RTS station is a strategic advantage that typically commands premium pricing. High density allows more buyers to access this location without paying luxury-tier prices.

Three towers of 56-57 storeys housing this many units means:

More buyers can afford RTS proximity - Instead of 300 luxury units priced out of reach, 1,605 units means middle-income buyers and investors can participate in the RTS opportunity.

Economy of scale on facilities - With more residents sharing costs, the development can potentially offer better facilities than lower-density projects at similar price points.

Vibrant community atmosphere - High density creates a bustling, urban environment that many young professionals and commuters actually prefer over quiet, suburban settings.

Strong rental pool for investors - More units means more potential tenants cycling through, reducing vacancy risk. In a commuter-focused development, turnover is expected and manageable.

Practical considerations:

Lift capacity matters - During peak commuting hours (6-8am, 5-7pm), residents rushing to RTS station will all need lifts simultaneously. The number and speed of lifts becomes a quality-of-life issue.

Shared facilities distribution - With potentially 3,000-4,000 residents, facilities like pools, gyms, and common areas need to be substantial and well-distributed across towers.

Management quality is critical - High-density developments require professional, responsive management. Poor management in a 1,605-unit development compounds problems quickly.

For investors: High density means competitive rental pricing, but also means stable demand from a large tenant pool. Your unit is one of many, which can work in your favor for occupancy rates.

For own-stay: Consider whether you enjoy the energy of a large urban community or prefer more exclusive, quieter environments. High density isn't a flaw—it's a lifestyle choice.

The RTS Advantage: Why Location Matters Here

The RTS link is expected to transform JB-Singapore travel, reducing journey time to just 4 minutes between JB CIQ and Woodlands (Singapore). For the estimated 300,000 daily commuters, proximity to the station becomes a critical deciding factor.

SkyOne's 5-minute distance to RTS station positions it squarely in the commuter rental market. This means potential tenants who work in Singapore but want more affordable living costs in JB—a segment that's expected to grow significantly once RTS is operational.

What this means for investors:

• Strong rental demand from Singapore workers
• Potential for stable monthly rental income
• Appeal to both Malaysian and foreign tenants (freehold property)

What this means for owner-occupiers:

• Daily commute becomes genuinely feasible
• Access to Singapore employment without Singapore housing costs
• Ability to maintain lifestyle in JB while working across the border

Unit Layouts: From Studios to Penthouses

SkyOne offers a diverse range of unit types featuring innovative Dual Key and Triple Key Concepts that allow units to be divided into separate lockable spaces—perfect for maximizing rental income or flexible living arrangements.

Click this link to view the detailed floor plans and layouts

What Makes Dual/Triple Key Special?

Each dual key unit functions as either:

• One complete family unit, OR
• Two (or three) separate lockable units with independent entrances

Rental Income Potential:

• Rent both spaces separately: RM1,900 - RM2,500/month each
• Combined income potential: RM3,800 - RM5,000+/month for dual key units
• Airbnb rates: RM281 - RM499/night (based on comparable nearby units)

Current Promotion Package

Every unit includes:

• ✅ Partial furnishing (air-cond, kitchen cabinets, cooker hood & hob, digital lock)
• ✅ Free all legal fees (SPA + LA + loan stamp duty)
• ✅ 12% total discount (8% + 4% move-in bonus)
• ✅ Free 1 car park

Total savings: RM75K - RM120K depending on unit price

Investment Sweet Spots

Best for first-time investors: Type A or B (RM553K - RM740K NET) - Affordable entry with dual key rental potential

Best for serious investors: Type F (RM1.1M - RM1.5M NET) - Triple key = three rental streams from one unit

Best for own-stay commuters: Type E (RM862K - RM1.0M NET) - Spacious 3-bedroom with option to rent one unit out

Key Takeaway: The dual/triple key concept is what sets SkyOne apart from standard serviced residences. You're not just buying square footage—you're buying rental flexibility and income multiplication potential in a prime RTS location.

Click this link to view the detailed floor plans and layouts

The Freehold Factor

In a market where many new JB developments offer leasehold tenure, freehold status is a significant advantage.

Why this matters:

• No lease decay affecting property value over time
• More attractive to foreign buyers (including Singaporeans)
• Better long-term investment security
• Easier resale in the future

For investors targeting Singapore buyers or expats, freehold removes a major objection.

Developer Package: What You're Actually Getting

Partial Furnished - This typically means basic kitchen cabinets, wardrobes, and possibly air-conditioning in bedrooms. Clarify exactly what's included, as "partial" can vary widely between developers.

Free SPA (Sale & Purchase Agreement) legal fees - Saves approximately 0.7% of property price in legal costs.

Free LA (Loan Agreement) legal fees - Another 0.5-1% saved on loan documentation.

Free loan stamp duty - This is substantial, as stamp duty on loan agreements is 0.5% of loan amount.

Combined savings: These incentives can save buyers roughly RM5,000 - RM15,000 depending on property price, which effectively reduces your entry cost.

One concern: Free packages sometimes indicate developers are absorbing costs that might otherwise go into better finishes or facilities. Always compare the base quality with similar projects.

The Retail Component: Convenience or Investment?

22 retail lots at 4.8m - 7m heights suggests ground-floor commercial spaces.

Potential benefits:

• Built-in convenience for residents (F&B, convenience stores, services)
• Possible rental income stream for retail lot investors
• Reduces need to travel for daily essentials

Potential concerns:

• Noise and traffic from commercial activity
• Loading/unloading activity during business hours
• Ground floor units might face more disturbance

For units on higher floors, retail below is generally an amenity. For lower-floor residents, consider unit positioning relative to retail areas.

Parking: Less Critical Than You'd Think

Free 1 car park per unit might initially seem limiting, but SkyOne's location actually changes the parking equation:

Why one parking space may be sufficient here:

RTS connectivity reduces car dependency - If you're commuting to Singapore daily via RTS (just 5 minutes away), you won't need your car for work travel. This is fundamentally different from typical JB developments where cars are essential.

22 retail lots at ground level - Daily necessities, F&B, and services within the building mean fewer trips requiring a vehicle. No need to drive for coffee, groceries, or quick meals.

Nearby SKS City Mall - Additional shopping and dining options within walking distance further reduces the need for frequent car usage.

For cross-border commuters especially - Many will adopt a "walk to RTS, take public transport in Singapore" lifestyle, leaving their car parked most of the week. One parking space becomes adequate.

When you might still need additional parking:

• Families in larger units (1,260 sqft+) - Two working adults might still need two vehicles for local travel
• Investors with multiple tenants - Sharers in 2-3 bedroom units might each have cars
• Weekend travel habits - If tenants frequently drive back to KL or other destinations

The bottom line: Unlike suburban developments where one parking space per unit is genuinely restrictive, SkyOne's transit-oriented location means car ownership becomes optional rather than essential. This actually makes the single parking allocation more acceptable—and could even be seen as cost-saving since you're not paying for parking infrastructure you don't need.

For buyers concerned about parking, ask the developer: Will additional parking bays be available for purchase? And more importantly, given the RTS lifestyle, will you actually need it?

Who Should Consider SkyOne?

✅ Strong Fit For:

Singapore-based workers wanting to live in JB and commute via RTS - Cost savings can be significant while maintaining Singapore income.

Investors targeting commuter rental market - Once RTS is operational, demand from cross-border workers should be steady.

Young professionals or couples - Smaller units (457-900 sqft) are manageable and well-positioned for lifestyle convenience.

Foreign buyers wanting freehold near Singapore - Freehold status removes a major concern for overseas investors.

Budget-conscious buyers wanting prime location - High density strategy makes RTS proximity more affordable than competing low-density luxury projects.

⚠️ May Not Suit:

Buyers wanting exclusive, low-density living - 1,605 units means this is a busy, urban environment, not a quiet retreat.

Buyers who need multiple parking spaces - Larger families with 2+ cars might find parking limiting.

Those preferring fully-furnished units - "Partial furnished" means additional renovation budget needed.

Buyers wanting move-in-ready investment - Clarify tenant preferences for furnishing levels in the RTS commuter market.

The Verdict: Affordable Access to Prime RTS Location

SkyOne's strongest card is its proximity to RTS station—this is a genuine competitive advantage in the JB property market. The freehold tenure and developer incentives add further appeal, especially for investors and foreign buyers.

The high-density approach (1,605 units on 1.64 acres) is a strategic decision to make this prime location accessible to more buyers. Rather than a handful of luxury units priced beyond reach, SkyOne opens the RTS opportunity to middle-income buyers, young professionals, and investors seeking affordable entry into the cross-border commuter market.

This strategy works if:

• Management is professional and responsive
• Facilities are substantial enough for the resident population
• Lift systems can handle peak-hour demand
• The developer delivers on build quality despite volume production

My recommendation:

• If investing: This project targets the right demographic (RTS commuters) at the right price point. Secure early pricing if available and align purchase with RTS completion timeline.
• If buying for own-stay: Visit the show unit, understand the exact facilities, and ensure you're comfortable with high-density urban living. The trade-off is affordability for density.
• In both cases: Compare price-per-sqft against competing RTS-adjacent projects, but remember—you're paying for location and transit access, not exclusivity.

The RTS opportunity is real, and SkyOne's high-density approach makes it accessible. Don't judge the project by luxury standards—judge it by whether it delivers on its promise: affordable, functional living for the cross-border lifestyle.