Tropez Residences @ Tropicana Danga Bay
Resale listings here run from RM430,000 to RM1,080,000 — a spread of RM650,000. Floor, facing and condition decide which end you pay. This page lays out price bands, rents, yields and risks across all 3 layouts.
🔒 Free, no sign-up · I’ll send you the floor, facing and actual asking price of every unit currently on the market
Tropez Residences @ Tropicana Danga Bay in 30 seconds
Tropez Residences @ Tropicana Danga Bay is a freehold condominium in Danga Bay, Johor Bahru, Malaysia, developed by Tropicana Corporation Berhad and completed in 2014. It comprises 3 block(s), 28/37/37 storeys and 1,149 units. Address: Jalan Skudai, 81200 Johor Bahru, Johor (within the Tropicana Danga Bay integrated development).
Layouts run 463 to 1,650 sq ft across 3 types. As at September 2026, resale listings range RM430,000 – RM1,080,000, with a mid-market level around RM677,500; transacted PSF sits at RM600–900 psf. Whole-unit rents are RM1,800 – RM5,400 a month, a gross yield of 4.5% – 6.0%. Maintenance: about RM0.35–0.45 psf per month (exact figure not yet verified; this is the general level for comparable Danga Bay serviced apartments).
Transport position: About a 5-8 minute drive to RTS Bukit Chagar station (about 3-5 km)
Official median transacted price (historical reference): RM360,000 (572 psf), period 24 February 2025 – 20 January 2026 (19 transactions), source brickz.my (data sourced from NAPIC / JPPH, with a lag of about 6 months). The 25th–75th percentile range across these 19 transactions is RM330,000 – RM530,000. Three points deserve attention. First, the median of RM360,000 divided by RM572 psf works back to about 630 sq ft, meaning most of the units transacted over the year were 463–600 sq ft studios and small two-bedrooms, so the figure cannot be used to estimate prices for 1,100–1,650 sq ft larger layouts. Second, the PropertyGuru project page over the same period shows a listing range of RM305 – RM738 psf and prices of RM300,000 – RM850,000, so the transacted median sits clearly in the lower half of the listing range — a listing price is not a transacted price. Third, a project of 1,149 units recorded only 19 transactions in a year, an annual turnover rate of about 1.65%, so the transaction sample is very thin and no claim about "how much the area has risen" can be supported by it. A separate source states that the brickz project page shows median psf falling from RM501.044 to RM486.726 (-2.86%) between 2023 and 2025, but at the time of this check the brickz.my site returned a 504 Gateway Time-out and that figure could not be verified directly; please check the brickz page yourself. Note: official data lags 6–12 months between transaction and publication. The price and rent tables on this page use agent-corrected figures, about 20% above published data — that is what you would actually pay today.
What kind of project is Tropez Residences @ Tropicana Danga Bay?
Every line below can be checked against the developer and official records. This is a completed 2014 project — you are buying a real unit you can walk into, not a rendering.
- Developer
- Tropicana Corporation BerhadTropicana Corporation Berhad
- Completed
- 2014Completed · resale stock
- Tenure
- FreeholdOpen to foreign buyers (min-price rules apply)
- Total units
- 1,1493 block(s) · 28/37/37 storeys (TEDUH 11712-1)
- Layouts
- 3See price table below
- Maintenance
- about RM0.35–0.45 psf per month (exact figure not yet verified; this is the general level for comparable Danga Bay serviced apartments)Confirm with the management office
- Asking PSF
- RM600–900Agent-corrected asking range
- Gross yield
- 4.5–6.0%Whole-unit basis
Tropicana Corporation (formerly Dijaya Corporation Berhad) was founded in 1979 and listed on the Main Market of Bursa Malaysia in 1992, taking its current name in 2013. Its business spans property development, hotels and resorts, and golf courses. It is a well-known listed Malaysian property group, with projects such as Tropicana Golf & Country Resort and Tropicana Metropark, and a generally positive track record.
Danga Bay — what is around you
Full address: Jalan Skudai, 81200 Johor Bahru, Johor (within the Tropicana Danga Bay integrated development) (81200). Location decides who rents from you — and how easily you resell.
🚉 Getting around
- 🚉 RTS / railAbout a 5-8 minute drive to RTS Bukit Chagar station (about 3-5 km)
- 🛂 Checkpoint (CIQ)About a 5-8 minute drive to the CIQ checkpoint (about 3-5 km; Danga Bay sits immediately next to JB city centre and the checkpoint)
- 🚌 Other transportAbout a 20-25 minute drive to the Second Link (Tuas) (about 18-20 km); close to the Eastern Dispersal Link (EDL) and Tebrau Highway exits
🛍️ Malls & shopping
- KSL City Mall (about 3 km)
- Angsana Johor Bahru Mall (about 3-4 km)
- City Square JB (about 4 km)
🎓 Schools
- SK Kompleks Uda (nearest national primary, Bandar Baru UDA)
- SK Bandar Uda 2 (national primary)
- SMK Bandar Baru UDA (national secondary)
- SJK(C) Foon Yew 4 (nearest Chinese primary)
- SJK(C) Tampoi (Chinese primary)
🏥 Hospitals
- KPJ Johor Specialist Hospital (about 4-5 km)
- Regency Specialist Hospital (about 5 km)
3 layouts, from 463 to 1,650 sq ft
The table shows the current resale price band and rent band for each layout. Mid-market sits around RM677,500, the top of market reaches RM1,080,000 — within one layout the spread comes down to floor, facing and condition.
| Layout | Area | Bed / Bath | Resale price band | PSF | Monthly rent |
|---|---|---|---|---|---|
| Studio | 463-600 sf | 1BR · 1 bath | RM430,000 – RM575,000 | RM717–1242 | RM1,800 – 2,650 |
| 2-bedroom | 700-1000 sf | 2BR · 2 bath | RM575,000 – RM780,000 | RM575–1114 | RM2,650 – 3,850 |
| 3-bedroom | 1100-1650 sf | 3BR · 2 bath | RM780,000 – RM1,080,000 | RM473–982 | RM3,850 – 5,400 |
These are agent-corrected figures — based on the asking prices and signed rents currently in front of Koh Yue Lin, running about 20% above the published numbers on brickz.my / NAPIC and the major portals. That gap is not an error: official transaction data lags 6–12 months between recording and publication, and portal listings are often stale prices owners never updated. Portal basis for the same period: RM500–750 psf; this page uses RM600–900 psf. The official historical median is shown separately at the top of the page for trend.
Corrected as at 5 September 2026. Actual prices still depend on floor, facing, condition and negotiation; nothing here is an offer.
Price range by layout
Bar spans the low to the high end of the market for that layout · in Ringgit
Tropez Residences @ Tropicana Danga Bay in the developer’s own visuals — real photos I shoot for you
Each image is labelled as a photograph or a developer rendering. The gap between those two is where post-signing disappointment usually lives, so I will not pass one off as the other.
Official project visuals from Tropicana Corporation Berhad's own project site tropicanadangabay.com.my; copyright Tropicana Corporation Berhad.
The developer’s own drawings — 8 official layouts
These are the developer’s original drawings, not illustrations. Each carries real dimensions and room names, and I have checked every one against the official specification for area, bedroom and bathroom count. Much of what circulates online has been redrawn by agents, cropped so the dimensions are gone, or belongs to another project. Rule layouts out on paper first — it saves viewings.
Official project visuals from Tropicana Corporation Berhad's own project site tropicanadangabay.com.my; copyright Tropicana Corporation Berhad.
Rents: RM1,800 to RM5,400 a month
Whole-unit gross yield runs about 4.5% – 6.0%. That is gross — before maintenance, assessment, quit rent, insurance and vacancy. Net yield typically lands 0.8 to 1.2 percentage points below this.
Monthly rent by layout
Whole unit, unfurnished to basic furnishing · Ringgit per month
Who rents at Tropez Residences @ Tropicana Danga Bay, how long units sit empty, and who will buy from you later matter more than the yield figure. I can walk you through all three against your budget and purpose.
What actually gives Tropez Residences @ Tropicana Danga Bay its value
Three towers of 38/38/29 storeys, 1,149 units, freehold, with layouts from 463 to 1,650 sq ft
The PropertyGuru project page records Tower A and Tower B at 38 storeys each and Tower C at 29 storeys (KPKT TEDUH 11712-1 registers 28/37/37 storeys, and the official registration takes precedence), 1,149 units in total, built-up areas of 463 to 1,650 sq ft, freehold title, developer Tropicana Corporation Berhad, completed 2014. One management, one set of facilities, and everything from a studio to a 3-bedroom inside it, which gives a wider buyer pool on resale than a small project with a single layout. Freehold is not a given in Johor Bahru — a number of projects in the same area are on 99-year leasehold, and Tropez has no remaining-tenure issue.
Walking distance to Danga Park, opening end-May 2026, about 0.62 km in a straight line
Danga Park, a 2.3-hectare municipal park being redeveloped by the Johor state government on the Danga Bay waterfront, opens in late May 2026, with large tiger- and octopus-shaped play structures, a water play area and night lighting; Malaysian citizens enter free on production of their identity card (IC is scanned at the entrance). Based on OSM coordinates, the park is about 0.62 km from the project in a straight line. For owner-occupier families with children, this is one of the few pieces of public infrastructure in Danga Bay over the past two years that has actually been built rather than remaining a rendering.
Facility density is the only category in which the project scored 4 in resident ratings
Facilities listed on the PropertyGuru project page include a basketball court, tennis court, squash court, swimming pool, children's wading pool, gym, jacuzzi, sauna, multipurpose hall, BBQ area, children's playground, games room and 24-hour security. Across the six resident rating categories, Condo Facilities scored 4.0/5, the only one above 4 (the others: common areas 3.5, unit interior 3.1, management 3.2, surrounding amenities 3.0, transport 2.7). What you are buying here is mainly facilities and space, not location.
Phase two, Bora Residences, has been built, so the developer has not walked away
Tropicana Danga Bay was originally planned with two residential phases: phase one Tropez (completed 2014) and phase two Bora Residences (42 storeys, 396 units, freehold). Bora's completion year is inconsistent across sources — PropertyGuru records 2019, FazWaz records October 2022, and early reports originally expected 2017 — but it is certain that it has been built and is trading in the market (52 sale and 97 rental listings on PropertyGuru). Compared with a group of half-finished projects in Johor Bahru, this site at least does not carry abandonment risk.
🏊 Facilities
- Swimming pool
- Tennis court
- Squash court
- Gym
- 24-hour security
- Children's playground
- BBQ area
- Multipurpose hall
What residents say — the good and the bad, both
Every review below is an attributed comment on a public platform, and each one links to the original. I have not filtered out the negative ones: what is actually wrong with a building is usually only visible to the people living in it. 2 in total — 0 positive, 2 critical.
「Not bad, secure security system, but too annoying for a friend visit… some of the facility seems not really finished, but it is quite good already.」
— Hiro Lim, PropertyGuru resident review 3.6/5, 30 July 2016「I bought a unit at Tropex Residences. To my surprises, the handover conditions was a nightmare to me. … There are a lot of Defective works within the units where make the buyer / tenants under unlivable condition.」
— Allen Pang, PropertyGuru resident review 1/5 (1 across all six categories), 18 May 2015Reviews remain the property of their authors and are quoted here to show the building as residents find it; ratings and content change over time — follow the link for the current version.
What is actually within reach
Location decides who rents from you and how easily you resell. Each distance below is labelled by how it was obtained; straight-line estimates say so — real walking routes detour around roads and overpasses and typically run 30–50% longer.
🚉 Getting around
- Larkin Sentral bus terminalJohor Bahru's largest long-distance and city bus terminal; requires driving or a ride-hailabout 3.02 km (straight line)
- Bukit Chagar RTS stationJohor's first rapid transit station; at this distance you must drive or transfer, it is not within walking rangeabout 5.06 km (straight line)
- CIQ / Bangunan Sultan Iskandar checkpoint buildingNo option to abandon the car and walk when traffic builds; you stay in the queueabout 5.58 km (straight line)
- KTM Kempas Baru commuter stationElectric train station on the line towards Gemas, with limited servicesabout 6.00 km (straight line)
🛍️ Shopping & dining
- Angsana Johor Bahru MallEstablished mass-market mall in the Tampoi area, mainly supermarket and value diningabout 2.15 km (straight line)
- Beletime Danga BayWaterfront commercial area next to Country Garden Danga Bay, mainly food and beverageabout 2.21 km (straight line)
- Danga City MallEstablished mall, with footfall now drawn away by newer mallsabout 4.12 km (straight line)
- KSL City MallEstablished mall familiar to Singaporeans, with a full range of dining and retailabout 4.80 km (straight line)
- Paradigm Mall Johor BahruOne of the largest malls in Johor Bahru; requires drivingabout 5.39 km (straight line)
🎓 Schools
- Sekolah Kebangsaan Bandar Uda 2National primary schoolabout 1.37 km (straight line)
- Sekolah Kebangsaan Kompleks UdaNational primary schoolabout 1.42 km (straight line)
- Sekolah Menengah Kebangsaan Bandar Baru UdaNational secondary schoolabout 1.72 km (straight line)
- Sekolah Tun FatimahLong-established girls' boarding secondary schoolabout 1.99 km (straight line)
- SJK(C) Foon Yew 4One of the nearest Chinese primary schools in the area; Foon Yew High School (the main campus on Jalan Yahya Awal) is about 6.79 km away in a straight line, and there is no independent Chinese secondary school or international school within walking distance of this areaabout 2.53 km (straight line)
🏥 Healthcare
- Klinik Kesihatan TampoiGovernment clinic, the nearest stop for minor illness and blood testsabout 1.82 km (straight line)
- KPJ Johor Specialist HospitalPrivate specialist hospital, one of the most used private hospitals among localsabout 2.48 km (straight line)
- KPJ Puteri Specialist HospitalPrivate specialist hospitalabout 2.73 km (straight line)
- Hospital Sultanah AminahJohor's largest public hospital, with 24-hour emergency servicesabout 3.88 km (straight line)
- Columbia Asia Hospital TebrauPrivate general hospital; requires drivingabout 5.56 km (straight line)
Which kind of buyer are you?
Own-stay, investment, or a place for a child at school — the same project is judged on completely different things. Work out which one you are before you look at price.
Owner-occupier families who want space and facilities and do not need to cross the checkpoint daily
This is the most sensible way to buy here: freehold, large layouts, high facility density (tennis, squash, basketball, pool and sauna are all inside), and Danga Park, opened in May 2026, a 0.62 km walk away. What you have to accept is the transport — 5.58 km to CIQ in a straight line, and residents give transport only 2.7/5 on PropertyGuru. Before buying, work the commercial-title electricity and assessment differential into your monthly budget.
Holiday-home buyers who only come over at weekends or during holidays
Low total price, low monthly instalment, facilities, sea breeze, and no objection to driving on an occasional stay. What to watch is the fixed cost during vacancy: the commercial tariff's minimum monthly charge, the maintenance fee and the assessment all keep running, while 262 rental listings mean that letting it out long-term on the side will not be easy to fill. Before you commit, work out the holding cost on a full year of zero rent and see whether it holds up.
Not suitable for: Singapore commuters who cross the checkpoint daily and want to walk to it
The project is 5.58 km from CIQ and 5.06 km from the Bukit Chagar RTS station in a straight line, and at that distance there is no walking option. The projects you can genuinely walk across from are the city-centre group (R&F, Suasana, TriTower, Astaka), and the price difference is what buys that convenience. If crossing daily is your main reason, drive the morning peak once before deciding.
Not suitable for: investors working back to their instalment from daily-rate cash flow
Short-term listings are dense here (units and managing operators under the Tropez name appear on Airbnb, Agoda, Trip.com and TripAdvisor), but the Federal Court in Innab Salil v Verve Suites has confirmed that a management corporation has the power to prohibit short-term letting outright by by-law, and no national short-term rental legislation has been enacted to date. A single vote at a general meeting could take your daily-rate income to zero, at which point you fall back to long-term letting and compete against more than two hundred listings in the same building.
What I will not hide from you
Every project has weaknesses. An agent not mentioning them does not make them go away — it just means you find out after you have signed. Here is what is actually wrong with this one.
⚠A serviced apartment built on commercial title, so electricity, water and assessment are all charged at commercial rates, and fixed monthly costs run well above an ordinary condominium
PropertyGuru classifies the project as a Service Residence, and in Malaysia this product type is built on commercial title. The practical differences: TNB classifies serviced apartments as low-voltage commercial users with a minimum monthly charge of RM7.20, against RM3 for private residential; commercial electricity tariffs generally run about 30–50% higher than residential; residential electricity is not subject to service tax (SST) while commercial supply is; and local authority assessment rates for serviced apartments are usually higher than for strata residential (in the Shah Alam case, 3.5% for strata residential against 5% for serviced apartments). On an estimate of RM250 of electricity a month per unit, the tariff difference alone comes to several hundred ringgit a year, taken straight out of your net rental return.
⚠Of 1,149 units, 262 are listed for rent and 89 for sale, so both your tenants and your buyers will be queuing
On the day of capture, the PropertyGuru project page showed 89 sale listings and 262 rental listings (another part of the project main page on the same day showed 85 / 260, a slight discrepancy between the two figures). Against 1,149 units: about 7.7% for sale and about 22.8% for rent. In other words, more than one unit in every five is looking for a tenant. The practical impact for buyers is direct — when you let, you are competing for the same tenants against more than two hundred units in the same building with the same facilities, so your pricing can only track the market; when you sell, more than eighty owners are queuing alongside you, and a forced-sale price usually has to sit a further step below the listing price.
⚠Only 19 transactions in a year at a median of RM360,000, a volume too thin to give a reliable pricing anchor
brickz.my records 19 transactions between 24 February 2025 and 20 January 2026, at a median price of RM360,000 and a median of RM572 psf, with a 25th–75th percentile range of RM330,000 – RM530,000. For 1,149 units, 19 transactions in a year is an annual turnover rate of about 1.65%. The practical impact for buyers: when the bank carries out its valuation it will not find enough comparable transactions, the valuation may come in clearly below the price you negotiated, and you will have to make up the difference in cash; and when you come to sell, you will equally have no recent transaction record for the same layout to persuade a buyer with.
⚠Only 5 reviews on PropertyGuru, 3 of them posted by the same anonymous account on the same day, so credibility is questionable
The project's overall PropertyGuru rating is 3.3/5, based on only 5 reviews. Three of them show the author as "Anonymous (957 reviews)", were all posted on 7 May 2026, and refer to Sutera Mall, which is about 6.6 km away in a straight line and not in this area — those three must be heavily discounted. Of the remaining two named reviews, one is from Hiro Lim in 2016 giving 3.6 and noting that "some facilities look unfinished", and the other from Allen Pang in 2015 giving 1, with 1 across all six categories, complaining of serious defects at handover. The practical impact for buyers: you have almost no reliable resident feedback to check, and you can only judge management and maintenance standards for yourself on site.
⚠5.58 km in a straight line from CIQ and 5.06 km from the RTS station, with no fallback of abandoning the car and walking when traffic builds
Based on OSM coordinates, the project is about 5.58 km in a straight line from Bangunan Sultan Iskandar (the CIQ checkpoint building), about 5.06 km from the Bukit Chagar RTS station and about 3.02 km from the Larkin Sentral bus terminal. These are distances that require driving or a ride-hail, and when the checkpoint is heavily congested you can only sit in the queue. In the PropertyGuru resident ratings, Transport Links scores only 2.7/5, the lowest of the six categories. The practical impact for buyers: if your reason for buying is crossing the causeway to work daily, the commuting experience here will be clearly worse than the city-centre projects within walking distance of the checkpoint, and tenants will press your rent down for the same reason.
⚠The Tropicana Danga Bay site still has undeveloped land, while the developer's new focus has shifted to Lido
Tropicana Danga Bay is an integrated development of about 37 acres, and the plan still leaves land available for later development beyond Tropez (phase one) and Bora (phase two); Bora is itself taller than Tropez (42 storeys against 38/29). At the same time, Tropicana Corporation's new focus in Johor Bahru has shifted to Lido Waterfront Boulevard, which has already started construction. The practical impact for buyers has two parts: first, the view you see now (particularly the sea view and open aspect from the low and middle floors) may be blocked in future by new buildings on the same site; and second, once the parent company's resources and marketing focus have moved on, continued investment in supporting amenities at a mature phase like this usually falls away.
What else is there around Danga Bay / Tampoi / Skudai?
Within one area, big price gaps usually have reasons: tenure, age, density, management. Compare across first, then decide which to look at closely.
| Project | Built | Tenure | Units | PSF | Price band | Yield |
|---|---|---|---|---|---|---|
| Tropez Residences @ Tropicana Danga Bay ← | 2014 | Freehold | 1,149 | RM600–900 | RM430,000 – RM1,080,000 | 4.5–6.0% |
| Bay Laurel @ Country Garden Danga Bay | 2017 | Freehold | — | RM420–660 | RM415,000 – RM960,000 | 4.0–5.5% |
| Royal Strand @ Country Garden Danga Bay | 2017 | Freehold | — | RM446–640 | RM635,000 – RM1,030,000 | 4.0–5.5% |
| Amberside @ Country Garden Danga Bay | 2017 | Freehold | — | RM480–840 | RM670,000 – RM2,040,000 | 4.0–5.5% |
| Kipark Apartment (KIP Villa Indah) | 2008 | Leasehold | 196 | RM360–504 | RM350,000 – RM480,000 | 5.0–6.5% |
| Greenfield Regency | 2016 | Freehold | 561 | RM420–600 | RM265,000 – RM935,000 | 6.0–6.6% |
Full list on the Danga Bay / Tampoi / Skudai area page.
What does buying here actually cost in 2026?
From 1 January 2026, stamp duty for foreign buyers of Malaysian residential property rose from 4% to 8%. Johor’s state consent levy rose from 2% to 3% (minimum RM30,000) from July 2025. Together with legal fees, this is the cash you need on top of the purchase price.
| Item | Basis | On RM1,000,000 |
|---|---|---|
| Purchase price | — | RM1,000,000 |
| Stamp duty (foreigner, 8%) | From 1 Jan 2026 | RM80,000 |
| Johor consent levy (3%) | Minimum RM30,000 | RM30,000 |
| Legal fees & disbursements (~1%) | — | ≈ RM10,000 |
| Total on top | — | ≈ RM120,000（12%） |
Johor sets a minimum purchase price for foreigners, and the rules differ between commercial title (serviced apartment / SOHO) and residential title. Tropez Residences @ Tropicana Danga Bay is Freehold — confirm with your lawyer which regime applies before you place a booking. Get this wrong and the transfer can fail. I can check the title category for this project first.
The 13 questions buyers ask me most
How much does Tropez Residences @ Tropicana Danga Bay cost on the resale market?
As at September 2026, Tropez Residences @ Tropicana Danga Bay resale listings run RM430,000 to RM1,080,000, with a mid-market level around RM677,500 and transacted PSF of RM600–900. By layout: Studio (463-600 sf) RM430,000–RM575,000; 2-bedroom (700-1000 sf) RM575,000–RM780,000; 3-bedroom (1100-1650 sf) RM780,000–RM1,080,000. Within one layout the spread comes from floor, facing and condition — WhatsApp me for the live list.
What are rents and yields at Tropez Residences @ Tropicana Danga Bay?
Whole-unit rents run RM1,800 – RM5,400 a month. That is a gross yield of about 4.5% – 6.0% — gross, so after maintenance, assessment, quit rent, insurance and vacancy, net yield is typically 0.8–1.2 points lower.
Is Tropez Residences @ Tropicana Danga Bay freehold, and can foreigners buy?
Tropez Residences @ Tropicana Danga Bay is Freehold. Foreigners may buy subject to Johor’s minimum purchase price for foreign buyers. Residential title and commercial title (serviced apartment / SOHO) fall under different rules — have your lawyer confirm which applies before booking. From 2026 foreign-buyer stamp duty is 8%, plus Johor’s 3% consent levy (minimum RM30,000).
When was Tropez Residences @ Tropicana Danga Bay completed and who built it?
Tropez Residences @ Tropicana Danga Bay was completed in 2014 and is occupied resale stock: 3 block(s), 28/37/37 storeys, 1,149 units (KPKT TEDUH registration 11712-1). Developer: Tropicana Corporation Berhad. Tropicana Corporation (formerly Dijaya Corporation Berhad) was founded in 1979 and listed on the Main Market of Bursa Malaysia in 1992, taking its current name in 2013. Its business spans property development, hotels and resorts, and golf courses. It is a well-known listed Malaysian property group, with projects such as Tropicana Golf & Country Resort and Tropicana Metropark, and a generally positive track record.
How is transport at Tropez Residences @ Tropicana Danga Bay, and how far is the checkpoint?
About a 5-8 minute drive to RTS Bukit Chagar station (about 3-5 km); About a 5-8 minute drive to the CIQ checkpoint (about 3-5 km; Danga Bay sits immediately next to JB city centre and the checkpoint); About a 20-25 minute drive to the Second Link (Tuas) (about 18-20 km); close to the Eastern Dispersal Link (EDL) and Tebrau Highway exits
What layouts does Tropez Residences @ Tropicana Danga Bay have?
3 layouts: Studio 463-600 sf (1BR), 2-bedroom 700-1000 sf (2BR), 3-bedroom 1100-1650 sf (3BR). Areas run 463 to 1,650 sq ft. I can supply the developer’s official floor plans — WhatsApp me the layout you want to see.
What is the maintenance fee at Tropez Residences @ Tropicana Danga Bay, and what facilities are there?
Maintenance is about about RM0.35–0.45 psf per month (exact figure not yet verified; this is the general level for comparable Danga Bay serviced apartments) (confirm with the management office). Facilities include: Swimming pool, Tennis court, Squash court, Gym, 24-hour security, Children’s playground, BBQ area, Multipurpose hall.
Who is Tropez Residences @ Tropicana Danga Bay suitable for?
Singapore commuters: close to the city-centre CIQ and RTS, with an easy commute; Investors: drawn by the sea view and landmark status, with freehold title aiding liquidity; Young professionals wanting city-centre amenities: a mature surrounding neighbourhood
What are the risks of buying at Tropez Residences @ Tropicana Danga Bay?
The building is over 10 years old and some units need renovation; Many comparable projects compete in Danga Bay (the Country Garden series), so secondary supply is heavy; there is room to negotiate, but capital growth is slowing; Maintenance fees and upkeep costs rise as the building ages
What malls, schools and hospitals are near Tropez Residences @ Tropicana Danga Bay?
Malls: KSL City Mall (about 3 km), Angsana Johor Bahru Mall (about 3-4 km), City Square JB (about 4 km). Schools: SK Kompleks Uda (nearest national primary, Bandar Baru UDA), SK Bandar Uda 2 (national primary), SMK Bandar Baru UDA (national secondary), SJK(C) Foon Yew 4 (nearest Chinese primary), SJK(C) Tampoi (Chinese primary). Hospitals: KPJ Johor Specialist Hospital (about 4-5 km), Regency Specialist Hospital (about 5 km).
Online I see Tropez at RM305–738 psf, but the transacted median is only RM572. Which should I believe?
RM305–738 is the psf range of current listings on the PropertyGuru project page, not transactions. RM572 is the median psf across the 19 actual transactions recorded by brickz.my between 24 February 2025 and 20 January 2026, at a median price of RM360,000 and a 25th–75th percentile range of RM330,000–RM530,000. A listing price is the seller's expectation; the transacted price is what the market is willing to pay. Note also that the median size across those 19 works back to about 630 sq ft, so RM572 psf mainly reflects the market for studios and small two-bedrooms, and using it to estimate a layout above 1,100 sq ft will distort the figure. Before paying a deposit, always ask the agent for transaction records from the same tower, same size and past 12 months, and have the bank carry out a formal valuation first.
Are utilities really more expensive in a serviced apartment? Can they be changed to residential rates?
They are more expensive. This project is a service residence built on commercial title: TNB classifies serviced apartments as low-voltage commercial users with a minimum monthly charge of RM7.20, against RM3 for private residential; commercial electricity tariffs generally run about 30–50% higher than residential; residential electricity is not subject to service tax (SST) while commercial supply is; and on assessment, local authority rates for serviced apartments are usually higher than for strata residential (3.5% against 5% in the Shah Alam case). There is a remedy: if the unit is purely owner-occupied and not used for business, you can apply through myTNB to convert the commercial tariff to a residential one, though TNB retains the right to approve or refuse. Before buying, ask the seller for the last three months of electricity bills to check the rate, and ask the management office or the JMB whether a collective application has ever been made.
Will the sea view I am buying be blocked by new buildings behind?
That risk exists, and you cannot rely on a verbal assurance. Tropicana Danga Bay is an integrated development of about 37 acres, and beyond phase one Tropez (Towers A/B at 38 storeys, Tower C at 29 storeys) and phase two Bora Residences (42 storeys, 396 units), land within the site remains available for later development; Bora is itself taller than Tropez. Tropicana Corporation's new focus in Johor Bahru has also shifted to Lido Waterfront Boulevard, which is already under construction. When viewing, stand at the window of the specific unit you intend to buy and establish the ownership and planning status of the vacant land directly opposite, and where necessary check with the Johor Bahru City Council (MBJB) whether an approved building plan exists for that site, or have a lawyer check it for you. A "sea view premium" on a low floor is particularly vulnerable to this question.
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