Johor-Singapore Special Economic Zone set to revolutionize property sector, says MaybankIB

[ASIA] The Johor-Singapore Special Economic Zone (JS-SEZ) is set to revolutionize the economic landscape of both Malaysia and Singapore, with the property sector emerging as a primary beneficiary. This groundbreaking initiative, backed by strong bilateral commitment, promises to deliver substantial growth across property, infrastructure, and high-technology sectors. Maybank Investment Bank (MaybankIB) Research has expressed optimism about the project's potential, following a recent visit to Johor that included discussions with state officials, property developers, and site inspections of key locations.

The JS-SEZ: A Transformative Project

The JS-SEZ represents a significant milestone in Malaysia-Singapore relations, aiming to foster economic integration and mutual growth. This ambitious project is expected to have far-reaching impacts on various sectors, with the property market standing out as a direct beneficiary.

MaybankIB's research team, after their recent visit to Johor, shared their insights: "Our recent visit to Johor, a week after the signing of the JS-SEZ agreement, reaffirms our confidence of its success. The cherry on top of our trip is the meeting with the Chief Minister of Johor who shared his views and the commitment of both Malaysia and Singapore to see this agreement through". This statement underscores the strong political will driving the JS-SEZ initiative, a crucial factor in its potential success.

Property Sector: The Prime Beneficiary

The property sector has emerged as the most immediate beneficiary of the JS-SEZ initiative. MaybankIB's research indicates that the market has reacted positively to the signing of the JS-SEZ agreement, validating the implementation of government initiatives. This positive sentiment is expected to translate into tangible benefits for property developers and investors in the region.

Key Players in the Property Sector

MaybankIB has identified several companies well-positioned to capitalize on the opportunities presented by the JS-SEZ. Notably, Eco World Development Group Bhd (ECW) has been singled out as MaybankIB's JS-SEZ proxy. The research house highlighted ECW's Quantum Edge site in Kulai as a prime asset that stands to benefit from the economic zone's development.

Another key player is Iskandar Waterfront Holdings Sdn Bhd, whose Danga Bay site near the rapid transit system (RTS) track is poised for significant appreciation. The RTS, which will link Johor Bahru and Singapore, is expected to be a major catalyst for property value increases in the area.

Infrastructure Development: Connecting Nations

The JS-SEZ initiative places a strong emphasis on infrastructure development, with projects like the Rapid Transit System (RTS) playing a crucial role. MaybankIB's research indicates that the RTS project is on track to complete by the end of 2026. This enhanced connectivity is expected to be a game-changer, facilitating easier movement between Johor Bahru and Singapore and fostering greater economic integration.

The rejuvenation of a prime shopping mall in Johor Bahru City Centre (JBCC), located next to the RTS link, is seen as another potential catalyst for urban renewal and increased property values in the area. This development underscores the ripple effect that infrastructure projects can have on the broader property market.

High-Technology Investments: The Sedenak Area

While the property sector is at the forefront of JS-SEZ benefits, the initiative also aims to foster high-growth, high-value, and high-technology projects. The Sedenak area has been identified as a critical zone for high-tech investment, particularly in the data center sector.

MaybankIB's site visit to Sedenak reaffirmed their conviction on the data center play, noting that it "remains a hotspot of activities". This aligns with the broader JS-SEZ goal of attracting cutting-edge technology investments over the next decade.

The JS-SEZ Blueprint: A Roadmap for Success

A comprehensive JS-SEZ blueprint is expected to be unveiled in the second quarter of 2025. This document will provide crucial details on the zone's ambitious targets, including plans for 50 to 100 high-growth projects over the next five to ten years.

MaybankIB anticipates that the blueprint will outline projected economic impacts, including:

• An annual gross domestic product boost of US$28 billion (RM125 billion) for Malaysia
• The creation of 20,000 skilled jobs in the first five years1

These projections highlight the transformative potential of the JS-SEZ, not just for the property sector but for the broader economy as well.

Challenges and Opportunities

While the JS-SEZ presents numerous opportunities, it also comes with its share of challenges. The blueprint is expected to address key issues, including:

• Infrastructure development
• Talent development
• Wage alignment (aiming for approximately two-thirds of Singapore's levels)

Addressing these challenges will be crucial for the long-term success of the JS-SEZ and its ability to deliver on its promised benefits.

Beyond Property: Other Sectors Set to Benefit

While the property sector is the most immediate beneficiary, MaybankIB has identified other sectors that stand to gain from the JS-SEZ initiative:

Oil and Gas: Companies like Dialog Group Bhd are well-positioned to benefit from increased economic activity in the region.

Data Centers: ITMax System Bhd and YTL Power International Bhd are highlighted as potential beneficiaries of the growing data center industry in Sedenak.

Plantation Companies: Firms with landbanks in Kulai, such as SD Guthrie Bhd, Genting Plantations Bhd, and Kuala Lumpur Kepong Bhd, may find opportunities for potential development.

Political Will and Implementation

The success of the JS-SEZ hinges on strong political will and effective implementation. MaybankIB's meeting with Datuk Onn Hafiz, Chief Minister of Johor, reinforced their confidence in the commitment of both Malaysia and Singapore to make the JS-SEZ a success.

Ongoing efforts to attract investment and ensure timely project implementation will be crucial in realizing the full potential of this ambitious initiative.

The Johor-Singapore Special Economic Zone represents a new chapter in economic cooperation between Malaysia and Singapore. With the property sector at the forefront of its benefits, the JS-SEZ is poised to deliver significant growth across multiple industries.

As MaybankIB's research suggests, the success of this initiative will depend on continued bilateral commitment, effective implementation of the blueprint, and the ability to address key challenges. If executed successfully, the JS-SEZ has the potential to transform the economic landscape of both nations, creating a thriving ecosystem of property development, infrastructure growth, and high-technology investments.

As we look towards the future, the JS-SEZ stands as a testament to the power of cross-border collaboration and strategic economic planning. Its success could serve as a model for similar initiatives around the world, showcasing how neighboring countries can work together to create mutual prosperity and growth.