Summer Suites Condo Review: A Freehold Johor Bahru Condo Near The RTS Link

With the upcoming RTS link edging closer to completion (and Singapore condo prices showing no signs of slowing), more homebuyers are starting to look seriously at Johor Bahru. And it’s not hard to see why: for the price of a compact two-bedder in Singapore (around $1.8 million), you could own a bigger freehold three-bedder across the causeway for just RM706,000 (around $213,000), in a major hub area no less. And it would be nice, I think, to see an affordable unit where I don’t need a weight loss programme just to squeeze between the bed and the wardrobe. 

One such example is Summer Suites, a development with layouts that offer actual breathing room. It also helps that the upcoming RTS link will be in close reach of Summer Suites, giving it potential for own-stay and investment use:

A quick profile on Summer Suites

Summer Suites sits right in JB’s “egg yolk” zone: the prized one-kilometre radius around the Customs, Immigration & Quarantine (CIQ) complex. And yes, you can walk to the checkpoint (about 900 metres), if you don’t mind gritty sidewalks and dodging traffic.

Nearby malls include R&F (with a Jaya Grocer), JB City Square, and KOMTAR JBCC. It’s accessible on foot, but I wouldn’t recommend it for the children or the elderly – the area is very convenient, but crossing the roads requires the reflexes of a cobra.

The drive to the Johor Causeway is short; about five minutes.

Summer Suites is surrounded by other high-rise developments of similar height, and is one of the last few available plots in the area.

It’s also worth noting that the project faces the upcoming RTS railway line. So yes, you’ll be close to the action, but that proximity could come with some noise. It’s a usual trade-off. 

To address this, the developers are installing soundproof windows in all units, and if you’re curious about how effective they are, you can test them out at the show flat. 

It works well enough at the display, but bear in mind this still isn’t the real thing. 

The Layout

Summer Suites spans 45 storeys across four blocks. It uses a point-block concept, with two lifts serving each level.

Residential units start from the 11th floor, with the lower levels allocated to the facilities and car park space. There will be 937 lots provided, with three EV charging stations. 

All facilities at Summer Suites are located on Level 10, and according to the developers, the offerings here were shaped by lessons learnt from their previous projects: V @ Summerplace and Summerscape. Maybe one day we’ll get around to reviewing those as resale options!

Some standout facilities include:

• A 24-hour AI Mart (a 24/7 self-service convenience store) 
• A co-working space
• The WOW Room, a function room that can host up to 80 to 90 guests
• An indoor and outdoor gym
• A sauna
• A 25-metre pool (half Olympic-sized)

For families, there’s also a range of kid-friendly options:

• A children’s pool
• Playground
• Learning Centre

All in, a pretty good range of offerings for a development of this size. I sort of wish it wasn’t all packed together on level 10, though.

The maintenance fee for units, we’re told, is RM0.40 per sq ft. That’s about $110 a month for, say, a 912 sq ft, three-bedder unit. In Singapore, we would expect a rate of about $400 a month for something that size.

The Layouts

There are just three unit types available at Summer Suites. I wish all developers were this straightforward, so my eyeballs wouldn’t water when writing Stacked condo reviews:

• Type A: 3-Bedroom Dual Key, 912 sq ft, the largest layout in the project
• Type B: 2+1 Bedroom Dumbbell Layout, 808 sq ft
• Type C: Dual Studio, 599 sq ft, arguably the most unique option

The Type C layout may not be available to Singaporean buyers. From what we understand, the minimum purchase price for foreign ownership at Summer Suites is RM700,000, and most units of this type fall below that threshold. That said, some higher-floor units may just make the cut.

An interesting point to note: lighting fixtures, washer/dryer, built-in wardrobes, fridge, as well as mirrors and basin tops in the bathrooms are not included, so budget for them in the renovation. Even the kitchen counters shown in the show flat are not the default fittings provided. 

Standard kitchen set provided for units at Summer Suite. 

There is an option to top up for a furnishing package (though the final cost wasn’t confirmed during our tour), but that would be an additional out-of-pocket expense.

We aren’t going into a full review yet, so let’s just look at one of the more notable units for now:

The Type A Dual Key Unit, 3 Bedrooms + 3 Bathrooms, 912 square feet 

912 sq ft is more or less on par with a three-bedder in Singapore today. This particular layout is dual-key, which caters well to an investment-oriented buyer: it makes it comfortable to live with a tenant, or allows you to rent to a family and a separate tenant to maximise rental income. 

Units here have a three-metre ceiling height, a bit higher than the 2.7 to 2.8 metre ceiling height common in Singapore.

This is the suite component of the unit. You’re greeted by a hallway that leads into the main sleeping area: a familiar setup if you’ve seen your fair share of dual-key layouts. You’ve got the ensuite bathroom facing the kitchenette, the kitchenette up against the wardrobe, and the bed. Enough for singles, or visiting relatives staying a while. 

As you head down the hallway, the ensuite bathroom is tucked to the left.

And here’s a look at the main sleeping area. There’s enough room for a king-sized bed and a bay window here, which the designers have turned into a writing corner. 

In any case, I’ll let the pictures do the talking:

The kitchen here is an open-concept layout, which isn’t great for heavy cooking. On the other hand, I know some buyers who like this, because it lets them keep an eye on the rest of the household (e.g., children or pets) while they’re busy in the kitchen. 

There’s also a small window that opens out to the yard, which helps to ventilate the space – useful in an open kitchen.

Here’s a look at the yard area. It’s enclosed, unlike open yards that are more common in Singapore. There’s room to install hanging racks, or to fit both a washer and dryer if you prefer. It’s functional for doing laundry, and you’ll appreciate this if you like separate spaces for washing and drying.

And here’s the main dining area.

Even with the four-seater dining table in place, the walkway doesn’t feel overly tight. That said, I do think many Singaporeans have grown a little used to the idea that a three-bedroom unit should comfortably fit a six-seater dining set.

And here’s a look at the main living area, and the common bathroom.

The common bathroom is quite similar to the en-suite. The ventilation window does seem a bit small, so it’s odd that there’s no partition for the shower stall – this looks like it may take some time to dry out when the place gets wet. Most buyers will probably install their own; and also, the mirrors, lighting, countertop, and WC are not provided.

And finally, we arrive at the master bedroom:

This room probably doesn’t have enough space for a full walk-in wardrobe. But if you’re in need of extra storage, the nook could still work, whether as open shelving, a slim dresser, or a concealed storage solution.

And here’s the master bathroom, quite spacious and sensibly laid out. Unfortunately, there’s no window here, so ventilation is a challenge.

In general, what will draw Singaporean buyers is two things: the first, and most obvious, is the amount of space you’re getting for the given price. Something similar to the unit above, from a new launch in Singapore, is likely to reach the $2.5 million mark today. 

The second is that the unit is equally solid as both a rental asset and for own-stay use. This opens up the option to live in JB while working in Singapore (or renting out your home in Singapore) or vice versa. In that vein, I can see a dual-key layout being more appealing across the causeway than back home. 

A quick reflection on JB homes, and life in the egg yolk

While the location is good enough, especially for those who cross the causeway often, Summer Suites is hardcore urban living. You’re surrounded by high-rises, with not much greenery or open horizon. This is for people who want convenience: who work across the border, need to move fast, and don’t mind the dense, somewhat gritty city vibe.

(Ps. That’s an endorsement by me, if you’ve seen the foreign locations I like. If you prefer country scenes, just buy the opposite of what I appreciate!) 

One thing to note about this though: just because a Malaysia property is cheaper, don’t ignore the inherent risks. There’s still the fact that it’s property in a foreign jurisdiction; and if you don’t understand the area well, then the risk of unforeseen issues is still huge. As the old saying goes, don’t invest in what you don’t understand. The capital outlay is lower to be sure, but don’t lower your guard just because of that. 

As a final note, I’ll also add that – whilst there’s less emphasis on the finishing compared to Singapore properties – JB properties like Summer Suites are light years ahead of what I saw in Malaysia a decade ago. The quality of the residential built environment in Johor is worth a second take in 2025, and this may represent new opportunities.

If you’d like to get in touch for a more in-depth consultation, you can do so here.