Every week someone messages me the same question: "Which condo near the CIQ is cheapest?" The honest answer is that "cheapest" depends on whether you mean the entry price, the price per square foot, or what you get for the money. So here is the whole list in one place, from the developers' price lists as of 8 September 2026.
Thirteen projects are on my CIQ list right now. Nine of them are within walking distance or a very short drive of the checkpoint; the other four (KSL Nexus, The Address, Country Garden @ Danga Bay and Amora Residence) are a 5 to 10 minute drive away and are on the list because Singapore-based buyers ask about them together.
The full table
| Project | From | Smallest priced unit | Approx. psf | Completion | To CIQ |
|---|---|---|---|---|---|
| KSL Nexus (Suria Sutera) | RM337,700 | 398 sqft studio | RM856 | 2030 | ~10 min drive |
| Calia Residences | RM343,000 | 453 sqft 1+1 | RM757 | Q1 2029 | Near CIQ |
| Paragon Gateway | RM348,000 | 499 sqft 1+1 | RM697 | Q4 2027 / Q1 2028 | Near CIQ |
| The Address Pelangi | RM392,000 | 450 sqft 1-bed | RM871 | Q3 2030 | ~5 km |
| Paragon Signature Suites | RM453,000 | 646 sqft 1+1 | RM701 | Q4 2028 | Near CIQ |
| Gensphere | RM537,000 | 459 sqft 1-bed | RM1,170 | 2030 | Walking distance, next to JB Sentral |
| CTC Skyone | RM566,000 | 452 sqft 2-bed | RM1,277 | Q4 2030 | ~300 m to Bukit Chagar RTS |
| The Iconic by PGB | RM578,600 | 526 sqft 1-bed | RM1,100 | Ask | ~2 km, free shuttle |
| Summer Suites | RM611,000 | 599 sqft dual-key studio | RM1,020 | Q2 2029 | ~850 m |
| Amora Residence | RM650,000 | 990 sqft 3-bed | RM657 | H1 2030 | Tampoi, drive |
| Country Garden @ Danga Bay | RM850,000 | 1,186 sqft 3-bed | RM717 | Completed | ~10 min drive |
| R&F Princess Cove | RM928,000 | 798 sqft 2+1 | RM1,163 | Q3 2028 | ~1 km |
| Richmond JBCC | RM1,020,000 | 326 sqft hotel suite | RM3,129 | Q2 2028 | Walking distance |
"From" is the lowest price on the developer's current list. Psf is that price divided by the size of that unit, rounded. Higher floors, better facings and bigger layouts cost more; the project pages have the full unit-by-unit tables.
Three things the table tells you
The cheapest entry is not the cheapest per square foot. KSL Nexus has the lowest ticket at RM337,700, but that buys a 398 sqft studio at RM856 psf. Paragon Gateway costs RM10,000 more and gives you 499 sqft at RM697 psf. If you plan to live in the unit, size matters more than the headline number.
Walking distance costs about RM1,000 to RM1,300 psf. Gensphere, CTC Skyone, The Iconic, Summer Suites and R&F Princess Cove all sit in that band. That is the premium for being able to walk to the checkpoint or the RTS station instead of driving. Whether it is worth it depends on how often you cross; I go through this in the walking distance guide.
A 10 minute drive roughly halves the psf. Amora Residence in Tampoi gives you 990 sqft of three-bedroom space for RM650,000, about RM657 psf. Country Garden @ Danga Bay is completed, so you can move in or rent out now, at RM717 psf for 1,186 sqft. These suit families who will drive to the checkpoint anyway.
Richmond JBCC is a different product
Richmond is not a normal serviced apartment. It is a hotel suite on commercial title, run by hotel operators, sold with a rental return package. The RM3,129 psf makes no sense as a home; it only makes sense if you compare the guaranteed return against the price. Read the Richmond JBCC page for the package terms before you compare it with the others.
Maintenance fees
Most buyers forget this until the first bill. These are the developers' estimates before handover:
| Project | Estimated maintenance |
|---|---|
| R&F Princess Cove | RM0.25 psf / month |
| Paragon Gateway | RM0.35 psf / month |
| Calia Residences | RM0.38 psf / month |
| Paragon Signature Suites | RM0.38 to 0.42 psf / month |
| The Address Pelangi | RM0.40 psf / month |
| Summer Suites | RM0.40 psf / month |
| CTC Skyone | RM0.55 psf / month, including sinking fund |
| Richmond JBCC | RM0.60 psf / month, plus 10% sinking fund |
For a 600 sqft unit at RM0.40 psf that is RM240 a month. KSL Nexus, Gensphere, The Iconic, Amora and Danga Bay have not published a figure on the price list I have; ask me and I will get the latest from the developer.
When each one is ready
- Ready now: Country Garden @ Danga Bay (completed).
- 2027 to 2028: Paragon Gateway Towers A and B (Q4 2027), Towers C and D (Q1 2028), Richmond JBCC (Q2 2028), R&F Princess Cove (Q3 2028), Paragon Signature Suites (Q4 2028).
- 2029: Calia Residences (Q1 2029), Summer Suites (Q2 2029).
- 2030: KSL Nexus, Gensphere, The Address Pelangi (Q3 2030), CTC Skyone (Q4 2030), Amora Residence (H1 2030).
- The Iconic: completion date to be confirmed by the developer; ask me for the latest.
All dates are the developers' targets and follow the Sale & Purchase Agreement.
How I would shortlist
- Fix the budget first, including the roughly 4% stamp duty a foreign buyer pays on the transfer.
- Decide walk or drive. If you cross daily, pay for the walkable band. If you cross on weekends, the drive band gives you twice the space.
- Pick the unit size you will actually live in or rent out. Studios under 450 sqft rent to singles; 2 and 3 bed units rent to families and cross-border professionals.
- Check the completion year against when you need the unit.
WhatsApp me the two or three that fit and I will send the current price list and floor plans for those units the same day.
Questions this guide answers
- ?What is the cheapest condo near the JB CIQ right now?
- By entry price, KSL Nexus at RM337,700 for a 398 sqft studio, about 10 minutes' drive from the checkpoint. Among projects within walking distance, Gensphere starts at RM537,000 and CTC Skyone at about RM566,000. By price per square foot, Amora Residence (about RM657 psf) and Paragon Gateway (about RM697 psf) are the lowest on the list.
- ?What is the price per square foot for condos near the JB CIQ?
- As of September 2026 the projects within walking distance of the checkpoint list at roughly RM1,000 to RM1,300 psf (Summer Suites about RM1,020, The Iconic about RM1,100, R&F Princess Cove about RM1,163, Gensphere about RM1,170, CTC Skyone about RM1,277). Projects a 5 to 10 minute drive away list at about RM650 to RM870 psf.
- ?Are these prices the final selling prices?
- They are the lowest prices on each developer's list on 8 September 2026. The price of a specific unit depends on floor, facing and layout, and the binding figure is the one in the Sale & Purchase Agreement. WhatsApp Ivy Goh (REN 76441) for the current unit-by-unit price list.
- ?How much is the maintenance fee for a condo near the CIQ?
- Developer estimates range from about RM0.25 psf per month (R&F Princess Cove) to RM0.60 psf per month plus sinking fund (Richmond JBCC). Most of the list sits at RM0.35 to RM0.42 psf, so a 600 sqft unit costs roughly RM210 to RM250 a month before handover figures are finalised.
