M Grand Minori

Almost certainly not, and that is the first thing you should know. Johor sets a minimum purchase price of RM1,000,000 for a non-citizen buying strata property, on top of state consent and the Sekatan Kepentingan restriction endorsed on the title. Mah Sing's own advertising permits put Tower A at RM437,000–RM896,000 and Tower B at RM480,000–RM1,000,000.

So no Tower A unit qualifies at all, and in Tower B only the single most expensive tier touches the line. If you hold a foreign passport, you are looking at a handful of units in one tower, not a project.

If you do get to that point, budget for the Johor foreign buyer levy — 3% of the price or RM30,000, whichever is higher, from 1 July 2025. There is a specific carve-out where a serviced residence priced under RM1 million carries a RM50,000 minimum instead, which is exactly why the sub-RM1m stock here is not a workaround. A transitional rule keeps the old 2% / RM20,000 rates only where the sale and purchase agreement was already signed and stamped and the complete application reached the state land office (PTG) on or before 29 August 2025. Separately, non-citizens pay a flat 8% stamp duty on residential property from 1 January 2026.

There are two official numbers and they do not agree. Mah Sing's project page advertises from RM390,000. The KPKT-approved permit disclosure on the project's own microsite states Tower A RM437,000 (min) to RM896,000 (max) and Tower B RM480,000 (min) to RM1,000,000 (max), with a 15% Bumiputera discount.

The permit band is the legally lodged one. The RM390,000 headline is best read as a campaign or net-after-rebate figure — and a 15% Bumiputera discount off RM437,000 is RM371,450, which does not reconcile to RM390,000 either. I am not going to pretend I can square them from public information.

What I can do is get the live price list for the specific tower, floor band and stack you want, and tell you what package is attached to it this month. Message me and I will send it as it stands today.

Two towers, 1,733 units in total — Tower A has 843 and Tower B has 890, both 61 storeys, on a 5.99-acre freehold site. Those unit counts and storey counts come straight from the two advertising permits.

You will see “59 storeys” quoted on several listing portals. The permits say 61 floors for both towers, and I use the permit. You will also see confusion with M Minori at Seri Austin, which is a different, earlier Mah Sing project with a similar name — articles about “M Minori Tower A selling out” usually refer to that one.

At 1,733 units on 5.99 acres, density works out to roughly 289 units per acre. That is high even by Johor Bahru standards, and it is the number to keep in mind when you think about lift waiting times and about how many identical units will be listed for rent in the same month in 2030.

Six layouts: Type A 403 sq ft studio, Type B 496 sq ft one-bedroom, Type C 624 sq ft one-bedroom with a separate powder room, Type D and Type D1 both 630 sq ft one-bedroom, and Type E 835 sq ft three-bedroom.

The three-bedroom Type E at 835 sq ft is the only family plan in the project, and it is unusually compact for three bedrooms — worth walking through the show unit rather than judging it on paper. Mah Sing has published virtual tours for Types B, C, D and E.

One gap worth naming: Mah Sing does not publish which tower carries which layout, nor how many of each type exist. If you want Type E specifically, ask for the stack plan before you place a booking fee.

They are about 1.5 km apart in the same township and they are genuinely different products. M Grand Minori is 1,733 units in two towers on 5.99 acres by a Bursa-listed developer with a long high-rise delivery record, and it publishes its permit numbers, its 41-item facility list and its distances in public. The Address is 2,743 units in three towers on 6.51 acres with a RM1.7 billion development value, developed through a 51/49 joint venture company incorporated in 2024, and its developer has published almost nothing about it directly.

Practically: if what you want is a documented product from a builder you can audit, M Grand Minori is the more transparent buy today. If you want the lower entry price and the denser city-block feel, The Address starts at RM426,000 against a permit floor of RM437,000 here.

Neither of them works for a foreign passport at the price levels published so far. I have written both pages — read The Address @ Maxim Pelangi next and compare them side by side.

Mah Sing's own location map puts the RTS Bukit Chagar station at 3.0 km and the Johor Bahru checkpoint at 4.7 km. The RTS railway track itself is 3.8 km away, and the Second Link ICQS is 40.9 km.

That is a driving or shuttle distance rather than a walking one. Mah Sing has said a shuttle bus to the RTS and CIQ is part of the offering; get in writing who operates it, for how long after handover, and whether it is funded from the maintenance fund — shuttle promises in Johor Bahru have a habit of thinning out after the developer moves on.

One internal inconsistency on the developer's own site, for what it is worth: the desktop distance table lists RNF Mall at 4.1 km while the mobile version says 7.4 km. Everything else matches across both.

Forty-one, numbered 1 to 41 by the developer. Nearly all of them sit on Level 12: a 35 m lap pool, jacuzzi, wading pool, kid's aqua play, five separate gardens, a gymnasium, badminton and pickleball courts, a half basketball court, a yoga and dance studio, sauna, karaoke and movie room, games room, library and co-working space, gourmet kitchen and surau.

Two more sit in Sub-Basement 2 — a calming path and an outdoor lounge with a rock garden — and a childcare centre on Level 1. Read that last one carefully: the developer's wording is “space allocated for operator”, meaning the room is provided, not the childcare service.

Building services include EV charging, an automated waste collection system, rainwater harvesting, an express car park ramp and multi-tier security. Selected units come partially furnished with kitchen cabinet, air-conditioning, digital lock, water heater and dryer.

The published statements do not line up, so I will show you all three. Mah Sing's project microsite says only “With GreenRE certification”, with no grade and no certificate number. A Bernama report dated 6 August 2025 quotes a Mah Sing executive saying the project is certified. A report in The Star dated 30 September 2025 describes it as provisionally GreenRE certified.

Provisional and certified are not the same thing — provisional certification is awarded on the design, and the final grade depends on what is actually built. Mah Sing does publish grades elsewhere (M Aspira is described as Silver Provisional), which makes the absence of a grade here noticeable rather than sinister.

If the green rating matters to your decision — and for a serviced apartment on commercial tariffs, the energy modelling genuinely can matter — ask for the certificate itself, with the grade and the issue date on it. I will chase it for you.

Supply. NAPIC's Q1 2026 data puts Johor's unsold completed serviced apartments at 9,972 units — the highest of any state in Malaysia. A large share of that overhang sits in the same RM500,000 to RM1,000,000 band this project occupies. M Grand Minori adds 1,733 more, and The Address @ Maxim Pelangi adds another 2,743 about 1.5 km away.

The second risk is title. Both building plans are filed under MBJB's KOM — commercial — category, which is standard for serviced apartments and carries real consequences: commercial-rate assessment, commercial water and electricity tariffs, and typically a tighter loan margin than a residential-titled condominium. Confirm the land use category in the sale and purchase agreement rather than assuming.

The third is timing. Handover in 2030 means five years of construction risk, five years of interest-rate risk and, if you are borrowing, progressive interest during construction on a unit that earns nothing until 2030. None of that makes it a bad buy — it makes it a buy that needs a holding plan, not a hope.