Veranda Residences (Phase 2)

Only Type C, on the developer’s published prices. Johor sets a minimum purchase price of RM1,000,000 for a non-citizen buying strata property, and state consent is required on top of that.

MB World’s published entry prices are RM689,000 for Type A, RM865,000 for Type B and RM1,022,000 for Type C. Only the last one clears the floor. The APDL ceilings are RM1,058,000 for Tower C and RM1,055,000 for Tower D, so the eligible band is narrow — roughly RM1.02m to RM1.06m.

Budget for the extras before you decide. Johor’s foreign buyer levy has been 3% of the purchase price or RM30,000, whichever is higher, since 1 July 2025 — and the minimum rises to RM50,000 where the property is a serviced residence transacted below RM1 million. Types A and B, at RM689,000 and RM865,000, sit inside that band; Type C at RM1,022,000 does not, and above RM1,000,000 the 3% exceeds either minimum anyway. It is the price on the S&P that decides the tier, not the type code. Non-citizen stamp duty on transfer became a flat 8% on 1 January 2026, with no first-home exemption. On a RM1,022,000 unit that is about RM30,660 in levy and RM81,760 in stamp duty. State consent fees are separate.

If you are a Singaporean or other non-citizen, ask me to confirm in writing which specific units are currently priced above RM1,000,000 before you pay any booking fee. A unit priced at RM998,000 cannot be rescued by a top-up later.

649 units in two towers. Tower C has 326 units over 31 levels; Tower D has 323 units over 30 levels. Both figures come from the APDL, which is the document the developer is legally required to publish, not from a listing site.

Three layouts: Type A at 632 sq ft (59 sq m) with 1+1 bedrooms and one bathroom; Type B at 850 sq ft (79 sq m) with three bedrooms and two bathrooms; Type C at 1,023 sq ft (95 sq m), also three bedrooms and two bathrooms.

Car parking is allocated at one to three bays per unit. MB World has not published the unit mix — how many of the 649 are Type A versus B versus C — or which layouts sit in which stack. I ask the developer for the stack plan on each enquiry rather than guessing.

The approved price range on the APDL is RM689,000 to RM1,058,000, split as Tower C RM689,000–RM1,058,000 and Tower D RM706,000–RM1,055,000. Published entry prices by type are RM689,000 (A), RM865,000 (B) and RM1,022,000 (C).

Two things that range does not tell you: what any specific floor and facing costs today, and what rebates are actually on the table. Developer pricing inside an approved range moves month to month.

The maintenance fee has not been published anywhere by MB World, and I am not going to repeat the per-square-foot figures floating around on listing sites — several of them contradict each other and none is sourced. The sinking fund contribution is not published either.

Message me and I will get the current price list, the stack plan and the developer’s stated maintenance rate direct from the sales team, and send you exactly what they give me.

Four kilometres to the future Bukit Chagar RTS Link station and 4.5 km to the Johor Bahru CIQ complex, both by road, both MB World’s own published figures. JB Sentral is also 4.5 km and Larkin Sentral is 4.4 km.

Be honest with yourself about what that means. This is a drive-or-ride project, not a walk-to-the-border project. In the morning peak, 4.5 km on the Inner Ring Road into the CIQ approach is not a five-minute trip.

On the RTS timeline: civil works are targeted for completion by the end of 2026 and passenger service at Bukit Chagar is expected in early 2027, about five minutes to Woodlands North. Anything you read that still says the line opens in 2026 is out of date.

Yes. The APDL states freehold land tenure, and the whole 18.68-acre MBW City site is freehold. The property type is a serviced apartment held on strata title.

What freehold buys you is the removal of a future problem rather than a present benefit. A 99-year leasehold unit with sixty years left will eventually meet a valuer who discounts it and a bank that shortens the loan tenure to match. Freehold never has that conversation.

What it does not buy you is exemption from the things that actually drive resale in Johor — supply, management quality and the level of the foreign-buyer floor.

One item I could not verify: MB World does not state on its published material whether the land title category for this parcel is residential or commercial. That distinction changes your quit rent, assessment, electricity and water tariffs and can change bank margins. I ask for the title extract on request rather than guess it, and you should not accept a verbal answer on this from anyone.

They are aimed at two different buyers, and the gap is wider than the shared address suggests.

Avenue Residences: 1,796 units in four 30-storey towers, 435–1,001 sq ft, RM407,000–RM789,000, completion December 2027, developer MBW City Sdn Bhd. Every single unit is below RM1 million, so no foreigner can buy any of it.

Veranda Phase 2: 649 units in two towers, 632–1,023 sq ft, RM689,000–RM1,058,000, completion March 2028, developer Parkwood Palms Sdn Bhd. No studios, two of three layouts are 3-bedroom, and Type C is foreign-buyer eligible.

So: if your budget is under RM800,000, you are a Malaysian buyer and you want the lowest entry into a freehold city-fringe address, Avenue is the more efficient buy. If you want a family-sized unit, a smaller and less investor-heavy building, or you are a non-citizen who needs to clear RM1 million, Phase 2 is the only one of the two that works. Ask me and I will put the two price lists side by side.

It means your exit will be slower than your entry, and you should price that in now rather than discover it in 2033.

NAPIC’s figures for the end of 2025: Johor was holding 9,477 unsold completed serviced apartment units worth RM8.35 billion — 50.5% of the national total of 18,752, and more than double the next worst state. Behind that sit a further 8,189 Johor units unsold and still under construction. Nationally the count rose again to 19,263 units worth RM16.52 billion in the first quarter of 2026.

Veranda Phase 2’s 649 units are part of the pipeline that adds to it, and MBW City alone is planned for 4,396 units in total. That is a lot of competing stock at one junction.

What partly offsets it here: the phase is small, it is freehold, there are no studios, and two of three layouts are family-sized — the segment where the overhang is thinnest. What does not offset it: nothing about this location commands a rental premium over the rest of the ring road. Buy it because you want to live in it or because the yield works at a conservative rent, not because you expect a quick flip.

Two decks, and MB World publishes them level by level.

Levels 2 and 3 — swimming pool, wading pool, spa pool, shallow pool, sauna, multipurpose hall and fitness club. That is four separate bodies of water, which is unusual at this price and useful if you have small children.

Level 7 — basketball court, chess and family terrace, reading lounge, children playroom, party terrace, BBQ pit, children adventure zone and herbs garden.

Notice what is not on the list: no sky lounge, no infinity pool on the roof, no co-working suite. This is a conventional family facilities set rather than a marketing set, and there are 649 households sharing it rather than the 1,796 next door. What MB World has not published is the facilities area in square feet, so I cannot give you a per-household ratio.

Usually yes, but at a lower margin than a Malaysian gets. Foreign buyers are typically approved at 60–70% of the purchase price, against up to 90% for citizens, and the bank will want proof of income that it can verify.

On a RM1,022,000 Type C at 70%, that is roughly RM306,600 of equity before you add the 3% or RM30,000 Johor levy, 8% non-citizen stamp duty of about RM81,760, legal fees and the state consent fee. Plan for something in the region of RM430,000 in cash rather than RM300,000.

Two lender-side variables I cannot promise you: whether the parcel’s title category is residential or commercial, which some banks price differently, and each bank’s own internal cap on serviced apartments in Johor given the overhang. I will tell you which lenders are currently workable on this project rather than send you to apply blind.