Affordable yet evolving: ETS3 shaping Kluang’s property scene

• Kluang’s mature taman areas continue to attract families seeking affordability. According to EdgeProp’s EPIQ data, average terrace house prices were recorded at RM246,000 in 2023 and RM245,000 in 2024, with per square foot (psf) values rising from RM141 to RM152 over the same period.

PETALING JAYA (Oct 16): Kluang, long cherished for its coffee culture and affordable lifestyle, is quietly positioning itself as a property hotspot. The new Keretapi Tanah Melayu (KTM) Electric Train Service 3 (ETS3), which connects Kuala Lumpur Sentral to Johor Bahru Sentral, is set to enhance regional accessibility.  

With the KL Sentral–Kluang route already launched on Aug 30, the complete link to JB is slated to be operational by this year-end. With such strategic connections, Kluang town is now positioned on the radar of both homeowners and investors. 

Landed homes in Kluang are beginning to show clearer segmentation, from Rumah Mampu Biaya (RMBJ) projects aimed at first-time buyers, and affordable terraces in established neighbourhoods to lifestyle-driven enclaves.

Affordable foundations in mature townships

Kluang’s mature taman areas continue to attract families seeking affordability. According to EdgeProp’s EPIQ data, average terrace house prices were recorded at RM246,000 in 2023 and RM245,000 in 2024, with per square foot (psf) values rising from RM141 to RM152 over the same period.

Recent transactions reinforce this affordability. In May 2025, a terrace house in Taman Dato’ Amar Diraja with a land area of 1,540 sq ft changed hands for RM200,000, or RM129.87 psf. 

Around the same period, terrace houses in Taman Koperasi Muhibbah with 1,540 sq ft plots were sold in the RM250,000–RM300,000 range, translating to RM162.34–RM194.80 psf. 

A month earlier, Taman Sri Paya saw a 1,540-sq ft terrace sold for RM280,000, or RM181.82 psf. 

These figures highlight how the sub-RM300,000 terrace segment continues to serve as an important entry point for young buyers and families, even as higher-end enclaves begin to reshape Kluang’s landed housing landscape.

Lifestyle upgrades at Taman Akasia

At the higher end, Taman Akasia, also known as Acacia Heights, reflects the growing appetite here for lifestyle-oriented terraces in gated environments. Average values climbed from RM604,000 in 2023 (RM207 psf) to RM653,000 in 2024 (RM219 psf).

Recent terrace transactions here ranged from RM560,000 to RM634,000 between October and December 2024, with land sizes of 2,538–2,982 sq ft and psf values of RM212–RM250. 

These figures highlight the rising demand among upgraders for larger terraces with modern amenities, reflecting a shift toward more secure and community-focused living.

Mid-market opportunities

The mid-range segment has seen some price adjustments, with the average transaction slipping from RM384,000 in 2023 to RM303,000 in 2024, and psf values easing from RM182 to RM152.

Even so, demand has stayed steady. In May 2025, a terrace in Taman Delima II with a land area of 1,650 sq ft transacted at RM440,000, or RM266.65 psf. 

A month earlier, Taman Pelangi Mas recorded a RM420,000 deal for a 1,593-sq ft terrace, translating to RM263.64 psf.

This balance of affordability and newer stock continues to appeal to families seeking accessible upgrades without overextending financially.

RMBJ as an entry point

Complementing these trends is the presence of Rumah Mampu Biaya Johor (RMBJ) projects, such as Taman Akasia RMBJ, which offer starting prices as low as RM150,000. 

These launches broaden accessibility and cater directly to first-time buyers, ensuring affordability remains embedded in Kluang’s evolving landscape.

A market in transition

With only four major launches recorded this year, Kluang’s market remains measured but promising. The ETS3 is not just a transport upgrade, but a potential catalyst for reshaping demand across multiple tiers. 

From sub-RM300,000 terraces to lifestyle-driven enclaves above RM600,000, Kluang’s breadth of choice is well positioned to benefit from the connectivity boost, setting the stage for a stronger, more dynamic property narrative in southern Johor.

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