Elysia Park Residence

It is completed and occupied. Completion was in 2019, and the building has been handed over and lived in ever since.

That changes what you are buying. There is no construction risk, no completion date and no progressive payment schedule. What you take on instead is a building with an existing management corporation, an existing sinking fund and an existing set of neighbours — all of which you can and should inspect before you sign anything.

It also means you are buying in the subsale market, not from a developer. There is no developer rebate, no free legal fees on the sale and purchase agreement, and no Home Ownership Campaign stamp duty waiver. Budget for the full transaction costs.

BCB Berhad’s own project page says 961 units on a 7.82-acre site, and that is the figure this page uses.

You will see other numbers, and they are worth explaining rather than hiding. The project’s engineering consultant records 981 units for Phase 1 — a 20-unit difference that most likely comes from a design change between the 2015 marketing text and the built scheme. Listing portals quote 44 storeys. That figure is not on BCB’s site either; what is documented is three towers of 30 to 36 storeys sitting on a 10-storey car park podium, so a portal counting podium levels as storeys would land somewhere near forty.

For a buyer it matters in a practical way: your unit’s floor number is not the same as its height above the road, and the lift core serves ten levels of car park before it reaches a single apartment. Check which floor you are actually on, and how long the lift takes at 7pm.

BCB publishes eight layouts running from 515 sq ft to 1,251 sq ft, coded Type A through Type G, from studio and one-bedroom up to three-bedroom duplexes.

What BCB does not publish is a per-layout area table. Portals and agent microsites do circulate one — you will see figures like 516, 520, 770, 817, 1,010, 1,239 and 1,252 sq ft — and those numbers do sit neatly inside BCB’s own 515–1,251 range and match its count of eight layouts. That is corroboration, not proof, so I have kept invented square footages off the layout cards above.

The practical answer: the exact built-up is printed on the strata title and on the developer’s stamped floor plan for the specific unit. Tell me the tower and unit number and I will get you both, so you are negotiating on the real area rather than a portal’s.

Medini is the reason this question exists. Johor’s general rule is a minimum purchase price of RM1,000,000 for strata property bought by a non-citizen, with state consent required. Medini is administered by IRDA as a designated zone and has long been published — including by mainstream property media — as an exception to that floor, with no foreign ownership quota.

Here is the honest part. That exception is an administrative policy, not a line in the National Land Code, and the surrounding incentives have been moving. The real property gains tax exemption that used to attach to foreign purchases in Medini was published as running only to 31 December 2025. I have not been able to verify a renewal, so as of this page’s date I treat it as lapsed rather than tell you it still applies. Separately, this is a completed building, so you would be buying subsale from an individual owner, not new stock from the developer — and the Medini exemption is most clearly documented for purchases from the developer.

So the practical advice is specific, not vague: before you pay any deposit, get written confirmation of two things — that a non-citizen may take a transfer of this particular unit at the agreed price, and what consent, levy and tax apply. Your conveyancing lawyer can obtain that from the Johor state authority and from IRDA. Also budget for the Johor foreign buyer levy (3% of price or RM30,000, whichever is higher, since 1 July 2025 — with a RM50,000 minimum instead of RM30,000 where the property is a serviced residence transacted below RM1 million, which is exactly the combination a Medini exemption produces, so get the figure confirmed in writing) and the flat 8% stamp duty applying to non-citizens since 1 January 2026, unless a written exemption says otherwise.

BCB describes the tenure as a 99-year lease with a further 30 years added, making 129 years. What BCB does not publish anywhere is the commencement date of that lease, so I will not print a remaining-term figure I cannot source.

The number is not academic. Malaysian banks price leasehold lending off the remaining term, and most will want the lease to run well past the end of your loan tenure. Below roughly 70 years remaining, margins of financing start tightening; below 50, some banks step back entirely, which shrinks your future buyer pool before it shrinks your price.

The document that settles it is the individual strata title, which states the lease expiry date. Send me the unit and I will pull the title search — that is a same-week job and it is the single most important piece of paper on a leasehold purchase.

This is a Second Link address, not a Causeway one. BCB puts the Second Link CIQ at five minutes by car, and Mall of Medini and Legoland at two minutes. Those are the developer’s own figures, in minutes rather than metres, and I have left them that way.

The RTS Link is the part people get wrong. Its Malaysian terminus is Bukit Chagar in Johor Bahru city centre, roughly 15 km east of here in a straight line — I calculated that from published coordinates. Living here and commuting by RTS means driving or busing across the district first. If the RTS is the core of your investment case, buy within walking distance of Bukit Chagar instead.

What Medini gives you instead is the Second Link crossing, which historically runs lighter than the Causeway at peak, and a district where Tuas-side workplaces in Singapore are the natural fit. Different crossing, different tenant, different thesis.

It is real, it is measurable, and pretending otherwise would be doing you a disservice. On NAPIC’s third-quarter 2025 figures as reported, Johor carried about 3,293 unsold completed residential units and about 9,018 unsold serviced apartments — the largest serviced-apartment overhang of any Malaysian state, against a national total of roughly 17,892. Close to 60% of that unsold stock sits in the RM500,001 to RM1 million band. Iskandar Puteri, Medini and the Puteri Harbour waterfront are where a large share of it was built.

Here is what that does to you in concrete terms. Resale liquidity: at any moment there are dozens of units listed for sale inside this one building on a single portal, most of them near-identical to yours. You are not competing with the market, you are competing with your own neighbours, and the buyer picks on price. Expect a longer marketing period than in a supply-tight area, and expect to be the one who moves on price if you are in a hurry. Rent: the same arithmetic applies with more listings again, which caps the rent rather than the occupancy — you will usually find a tenant, at the market’s number, not yours. Financing: valuers work from the same comparable evidence, so a soft transacted range feeds straight back into the valuation your buyer’s bank will accept.

There are two things that genuinely help here, and both are unglamorous. First, buy the differentiated unit, not the median one — a park-facing high floor, or one of the scarce duplexes, competes against a handful of comparables instead of dozens. Second, buy at a price that already reflects the overhang rather than at the optimistic end of the listing range; in this market the discipline is at the purchase, because the exit will not rescue a bad entry.

One more thing you should know before you buy to live rather than to let: a meaningful number of units in this building are run as short-stay accommodation, and they are openly advertised as such on the international booking platforms. For an investor that is a yield story. For an owner-occupier it means lift traffic, luggage and turnover of strangers, and it is worth walking the corridors on a Friday evening before you decide.

BCB has never published a price list or a maintenance rate for this project, and because the building has been completed since 2019 there is no developer price list to publish — pricing is now whatever individual owners are asking, which moves week to week and varies enormously by floor, facing and condition.

I am not going to print a psf figure here that would be stale within a month, and I am not going to repeat the ranges on the listing portals, which include units that have sat unsold for a year at aspirational prices.

What I will do is more useful: pull the actual transacted prices for this building from the official transaction record, get the current service charge and sinking fund contribution direct from the management office, and send you both alongside the live listings that are genuinely negotiable. Message me and tell me the size you are after.

Usually yes, but at a lower margin of financing than a Malaysian buyer gets. Non-resident foreign buyers are typically looking at around 60% to 70% of value, and the bank lends against its own valuation rather than your purchase price — in an overhang market those two numbers are not always the same, and the gap is cash you have to find.

Leasehold adds a second test. The bank will look at the remaining lease term against your proposed loan tenure, and a short remaining lease shortens the tenure it will offer, which raises your monthly instalment even if the margin is unchanged. This is exactly why the lease commencement date in FAQ 5 matters before you make an offer, not after.

A third point people miss: for a subsale purchase the valuation and the title search happen after you have signed and paid the deposit, unless you arrange them first. I get an indicative valuation and a title search done up front so you are not discovering a financing shortfall with your money already committed.