Royal Strand @ Country Garden Danga Bay
Resale listings here run from RM635,000 to RM1,030,000 — a spread of RM395,000. Floor, facing and condition decide which end you pay. This page lays out price bands, rents, yields and risks across all 1 layout.
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Royal Strand @ Country Garden Danga Bay in 30 seconds
Royal Strand @ Country Garden Danga Bay is a freehold condominium in Danga Bay, Johor Bahru, Malaysia, developed by Country Garden Danga Bay Sdn Bhd (Country Garden) and completed in 2017. It comprises 3 blocks of 46, 47 and 55 storeys (storey counts per CTBUH, not yet corroborated by a second source; KPKT TEDUH registers the scheme by phase — this component sits in FASA 1, CCC issued 5 September 2017; no public unit count at component level). Address: Danga Bay, 81200 Johor Bahru, Johor (within the Country Garden Danga Bay masterplan, part of a 57-acre freehold development).
Layouts run from 851 sq ft across 1 types. As at September 2026, resale listings range RM635,000 – RM1,030,000, with a mid-market level around RM832,500; transacted PSF sits at RM446–640 psf. Whole-unit rents are RM2,900 – RM4,800 a month, a gross yield of 4.0% – 5.5%. Maintenance: about RM0.35 per sq ft per month — per September 2026 sale listings, cross-checked across six different agents; a 1,291 sq ft unit is quoted at RM450 a month (about RM0.349 psf) and a 1,450 sq ft unit at RM500++ (about RM0.345 psf). Two further listings give a monthly figure without an area: RM538.23 and RM476. The listings do not state whether the sinking fund is included.
Transport position: About a 5-8 minute drive to RTS Bukit Chagar
Official median transacted price (historical reference): RM689,000 (694 psf), period 2021 – 2026 (1,630 subsale transactions), source list.my (data sourced from NAPIC / JPPH, typically lagging by about 6 months). This figure is a combined statistic for the entire Country Garden Danga Bay masterplan of 57.11 acres, 41 blocks and 8,500 units (postcode area 80300 Kampung Ah Siang), not a figure for Royal Strand on its own; Amberside, Bay Laurel, Bay Point, Kings Bay and Lovell are all mixed into the same calculation. The same page shows the middle 50% of transactions falling between RM574,000 and RM804,000, with a core psf range of RM624 – RM764, and the median price over the past 12 months moving −1.4%. Transaction volume deserves more attention: 401 transactions in 2022, 740 in 2023, 418 in 2024, only 19 in 2025 and 8 so far in 2026 (NAPIC lags by about half a year, so the 2025–2026 figures will be revised upwards, but the size of the drop can no longer be explained by the lag alone). When buying in Royal Strand, do not treat this masterplan median as the market level for your own unit; always ask the agent for actual transaction records from the same block (Block 11A/11B and so on), the same size and the past 12 months. 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 Royal Strand @ Country Garden Danga Bay?
Every line below can be checked against the developer and official records. This is a completed 2017 project — you are buying a real unit you can walk into, not a rendering.
- Developer
- Country Garden Danga Bay Sdn Bhd (Country Garden)Country Garden
- Completed
- 2017Completed · resale stock
- Tenure
- FreeholdOpen to foreign buyers (min-price rules apply)
- Total units
- —3 blocks · 46/47/55 storeys (storey counts per CTBUH, not yet corroborated by a second source; KPKT TEDUH registers the scheme by phase — this component sits in FASA 1, CCC issued 5 September 2017) · no public unit count at component level
- Layouts
- 1See price table below
- Maintenance
- approx. RM0.35 psf/monthPer September 2026 sale listings (six agents); 1,291 sq ft RM450/month, 1,450 sq ft RM500++/month — the two psf figures agree closely. Sinking fund inclusion not stated — confirm with the management office
- Asking PSF
- RM446–640Agent-corrected asking range
- Gross yield
- 4.0–5.5%Whole-unit basis
A joint venture between Country Garden and Johor state-owned KPRJ. Note in particular: the joint management body (JMB) for the Royal Strand and Lovell towers formally sued Country Garden over poor workmanship and substandard materials, citing 27 defect notices issued between 2018 and 2022 that were not properly addressed. The parent company, Country Garden, has been in a debt crisis in China since 2023.
Danga Bay — what is around you
Full address: Danga Bay, 81200 Johor Bahru, Johor (within the Country Garden Danga Bay masterplan, part of a 57-acre freehold 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
- 🛂 Checkpoint (CIQ)About a 5-8 minute drive to CIQ
- 🚌 Other transportAbout a 20-25 minute drive to the Second Link (Tuas)
🛍️ Malls & shopping
- Beletime Danga Bay
- KSL City Mall
🎓 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, same area)
1 layout, from 851 sq ft
The table shows the current resale price band and rent band for each layout. Mid-market sits around RM832,500, the top of market reaches RM1,030,000 — within one layout the spread comes down to floor, facing and condition.
| Layout | Area | Bed / Bath | Resale price band | PSF | Monthly rent |
|---|---|---|---|---|---|
| Standard layout (smallest units from about 851.5 sqft; detailed layout schedule not yet verified) | 851.5+ sf | TBC | RM635,000 – RM1,030,000 | — | RM2,900 – 4,800 |
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: RM372–533 psf; this page uses RM446–640 psf. The official historical median is shown separately at the top of the page for trend.
PSF in this table is each layout’s own asking price divided by its area; the Asking PSF in the facts card is the project-wide agent-corrected band. Where one row merges layouts of very different sizes, the PSF cell is left blank rather than averaged.
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
What Royal Strand @ Country Garden Danga Bay actually looks like today
This page carries no stock imagery. A great deal of what circulates online is developer renderings, show units, or photographs of an entirely different project — attractive on screen, disappointing in person. I only send images whose source I have verified, each labelled as a photograph or a rendering.
Official project visuals from Country Garden Danga Bay's own site cgdangabay.com.my; copyright Country Garden Danga Bay. The developer publishes imagery at development level only, so these show the wider development rather than this specific tower.
Lobby, lift landing, pool, gym, corridor condition, and interior shots of the units actually on the market. Each one is labelled as a photograph or a developer rendering — the gap between those two is where post-signing disappointment usually lives.
The developer’s official drawing for this layout — I request it for you
Most floor plans circulating online have been redrawn by agents, cropped so the dimensions are gone, or belong to a different project entirely. I only pass on the developer’s own drawings — real millimetre dimensions, room names and orientation, so you can check them against the unit itself.
Two units with the same built-up can differ hugely: how much goes to corridor, whether columns eat furniture space, whether a king bed fits the master, whether the balcony counts inside the area. Staging hides all of that on a viewing; a plan does not. Rule layouts out on paper first.
Rents: RM2,900 to RM4,800 a month
Whole-unit gross yield runs about 4.0% – 5.5%. 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 Royal Strand @ Country Garden 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 Royal Strand @ Country Garden Danga Bay its value
Larger layouts, rare within the masterplan, at 816 to 1,523 sq ft, suited to buyers who will actually live there
iRumah records Royal Strand's built-up range as 816 to 1,523 sq ft, with the most frequently transacted combination being 3 bedrooms / 1,226 sq ft, an upper size limit well above Amberside in the same masterplan (407–1,226 sq ft). For owner-occupier families, this is one of the few options around Danga Bay that does not require giving up bedrooms in order to get a sea view; the 1,378 and 1,474 sq ft 4-bedroom units are not common anywhere in central Johor Bahru.
Freehold, completed 2017–2018, so you can inspect a physical unit before deciding
Royal Strand is freehold; PropertyGuru records completion in 2017 and iRumah about 2018, so handover was several years ago. The key difference from buying off-plan is that leaks, wiring, water pressure and the condition of common area maintenance can all be seen and tested in person before you pay a deposit. Given this project's history (see the risks section), that is not a bonus but a requirement.
About 3.53 km in a straight line from Bukit Chagar RTS station, opening December 2026
Calculated from the project coordinates (1.46327, 103.73073) and the Bukit Chagar RTS station coordinates (1.466507, 103.762283), the straight-line distance is about 3.53 km. The station is scheduled to open in December 2026 and will be Johor's first rail transit station, linked to JB Sentral by a walkway of about 400 metres. To be clear: 3.5 km is not a walking distance, and commuting will still require a car or a bus connection. The RTS is a district-level positive for this project, not a station at the door.
Beletime Danga Bay mall and a 400-metre man-made beach directly downstairs
Beletime Danga Bay occupies the ground level of Bay Point within the same masterplan (Persiaran Danga Perdana), with a phase one lettable area of 35,000 sq m and anchor tenants including AEON, AEON Wellness, the Womei cinema (1,162 seats) and the LOVEYOYO indoor snow park, with a 400-metre man-made white sand beach beside the mall. Daily groceries, cinema and dining do not require leaving the masterplan, which is genuinely uncommon among Johor Bahru waterfront projects, but do read the risks section on how the mall is actually trading.
🏊 Facilities
- Lifts
- Children's playground
- Sun terrace
- Free WiFi in common areas
- Car park
- Shared development pool, gym and other facilities
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
- Bukit Chagar RTS stationJohor's first rail transit station, scheduled to open in December 2026, linked to JB Sentral by a walkway of about 400 metres; the distance is not walkable and still requires a car or bus connectionabout 3.53 km (straight line)
- CIQ complex (Bangunan Sultan Iskandar)The Beletime Danga Bay website describes this as about 7 km via the expressway, that is an actual driving distance, not a straight lineabout 7 km by car (mall website figure)
- Johor Bahru city centre (the KOMTAR JBCC / City Square area, measured from the Galleria @ Kotaraya coordinates)Dining, banks and the old town district are all in this areaabout 3.63 km (straight line)
- Danga Bay waterfront / Tropicana Danga Bay areaAnother large development on the same waterfront stretch, useful as a subsale comparable in the same areaabout 1.94 km (straight line)
- Tuas Second LinkDeveloper and agency marketing material states a drive of about 30 minutes; this figure comes from sales material and has not been verified against an independent sourceabout 30 minutes by car (sales material figure)
🛍️ Shopping & dining
- Beletime Danga Bay (within the masterplan, ground level of Bay Point)Phase one lettable area of 35,000 sq m, anchor tenants AEON, AEON Wellness, the Womei cinema (1,162 seats) and the LOVEYOYO indoor snow park; open daily 10:00–22:00Within the same masterplan, walking distance
- Danga City MallOn Jalan Tun Abdul Razak, total floor area about 1 million sq ft with about 500,000 sq ft lettableabout 3.01 km (straight line)
- KSL City MallAbout 500 tenants and 2,800 car park bays, with an attached hotel, and the most durable day-to-day mall in this areaabout 4.29 km (straight line)
- Mid Valley SouthkeyOne of the largest malls in Johor Bahru, requires drivingabout 6.69 km (straight line)
🎓 Schools
- SMK Bandar Baru UDAThe main national secondary school in this area, founded in 1994about 4.02 km (straight line)
- Bandar Baru UDA school catchment (SK Bandar Uda 2 and SK Kompleks Uda, two national primary schools)Measured from the coordinates of the Bandar Baru UDA community centre; there is no primary or secondary school within the masterplanabout 4.14 km (straight line, measured from the community centre point)
- Foon Yew High School main campus (Stulang Laut)The largest Chinese independent secondary school in Malaysia; there is no Chinese primary or independent secondary school within walking distance of this areaabout 5.37 km (straight line)
🏥 Healthcare
- Hospital Sultanah AminahThe largest public hospital in Johor, on Jalan Abu Bakar, with 24-hour emergency servicesabout 1.77 km (straight line)
- KPJ Puteri Specialist Hospital (Jalan Tun Abdul Razak area)The nearest private specialist option; there is no hospital within the masterplan. This distance is a rough estimate based on a position along Jalan Tun Abdul Razak, not a precise coordinate calculationabout 3 km (straight line, rough estimate)
- Hospital Sultan IsmailPublic general hospital in Taman Mount Austin, requires drivingabout 11.61 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 a large unit and are willing to fund repairs themselves
Size is Royal Strand's most concrete value, and a high-rise unit this large is hard to find in central Johor Bahru at the same price. The precondition is accepting two things: the common property defects litigation has no conclusion and a special levy is possible in the short term; and there is no warranty of any kind on problems inside the unit, so a separate budget for inspection and refurbishment is required. Suited to buyers with cash headroom who intend to live there long term, and not to buyers whose budget only just covers the deposit.
Long-term holders drawn by the freehold title and low psf who can afford to wait
Freehold title with an actual transacted range of RM480–600 psf is genuinely cheap for the Johor Bahru waterfront belt. But there is a reason for that price: the whole masterplan recorded only 19 transactions in 2025, and the exit route is essentially blocked. Suited to buyers who do not depend on this unit for liquidity at all and do not mind a paper loss. If you may need to realise the value within five years, the liquidity risk here converts directly into a price loss.
Not suitable for: leveraged investors relying on rent to cover the mortgage
PropertyGuru carries 202 sale listings and 215 rental listings for Royal Strand at the same time, so competition on the rental side is extreme, and among the iRumah listings 1,200 sq ft units are being asked at anywhere from RM700 to RM3,000, which means pricing has broken down. Add the maintenance fee and the possibility of a defect-related special levy at any time, and the actual net return will be far below the headline rental yield. If you want to run this model, recalculate it on the basis of three months' vacancy plus a further 15% cut in rent.
Not suitable for: buyers who do not intend to engage a lawyer for a full title search
The core risks in this project are all buried in the documents: whether the strata title has been issued, who the management body is, the current state of the defects litigation, whether a special levy exists, and whether there is a developer encumbrance. None of this is visible to the eye on viewing day. If you are not willing to pay for a full land search and document review, this project is not for you.
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.
⚠The Royal Strand and Lovell JMB is suing the developer, and the case was stayed in August 2026
In February 2023, the Joint Management Body (JMB) of the Royal Strand and Lovell serviced apartment blocks filed suit against Country Garden Danga Bay Sdn Bhd, alleging shoddy workmanship and substandard materials. The JMB says it issued 27 letters between 2018 and 2022 setting out defects that were not rectified, and paid RM700,245 out of its own funds to repair leaking water tanks, faulty wiring and blocked sewerage systems, affecting more than a thousand owners. The developer issued a statement denying this on 10 February 2023. On 10 August 2026, Johor Bahru High Court Judicial Commissioner Budiman Lutfi Mohamed granted the developer's stay application pending a Court of Appeal ruling on whether the JMB and individual owners still have standing to sue once the MC has been established. The practical impact for buyers: once you buy in you are one of those owners, the cost of rectifying defects is currently being funded by the owners' side, and there will be no conclusion in the short term.
⚠Control of management was once forcibly taken over by the developer's side, and was stopped in 2023 only when police attended
On 5 July 2023, the JMB obtained an interim injunction against the developer. On 1 August that year, a Management Corporation (MC) formed at a disputed annual general meeting (AGM) and led by developer director Li Jun arrived with letters to take over management; police attended and advised that a court order was required first, because the injunction barred the implementation of all resolutions from that AGM and barred the developer and its agents from entering the JMB office. In May 2026, three Singaporean owners (Soh Hup Ling, Ho Chee Kian, Jiang Fang) were allowed to join as co-plaintiffs, precisely on the basis of their claim that the management committee was controlled by people directly or indirectly connected to the developer. The practical impact for buyers: how the maintenance fee is spent, and whether defects are pursued, may not be decided by owners alone.
⚠The defect liability period expired long ago, so claims depend on this lawsuit or on your own pocket
The project was completed in 2017–2018, and the defect liability period under the standard sale and purchase agreement is 24 months from handover, meaning the warranty ended some time in 2019–2020. Only two routes remain: wait for the JMB / owners' lawsuit to produce a judgment ordering the developer to pay for repairs, which is the case that has just been stayed; or have owners pay themselves. The relief sought by the plaintiffs includes appointing an independent engineer to assess and compel rectification, and in granting the stay the court specifically noted that physical rectification works of this kind are hard to reverse once carried out. The practical impact for a subsale buyer: you are taking over a unit with no warranty of any kind and with common property defects still in dispute, and you carry both the inspection cost and any further repairs.
⚠Subsale volume across the whole masterplan is close to frozen, and selling will take far longer than expected
NAPIC data on list.my shows Country Garden Danga Bay recording 740 transactions across the masterplan in 2023 and 418 in 2024, falling to just 19 in 2025 and 8 so far in 2026; NAPIC lags by about half a year and the figures will be revised upwards, but the size of the drop can no longer be explained by the lag. Over the same period, PropertyGuru carries 202 sale listings and 215 rental listings for Royal Strand alone. The practical impact for buyers: when you want to exit, you face several hundred competing sellers in the same block and a buyer pool that has all but stopped, and a forced sale usually means conceding a further 10–20% off the listing price, possibly after waiting more than a year.
⚠Auction properties have already appeared in the same block, with reserve prices clearly below listing prices
Auction data on list.my shows Royal Strand Block 11B #17-03A (1,378 sq ft, Persiaran Danga Perdana) set for auction on 15 September 2026 with a reserve price of RM660,000, equivalent to RM478.96 psf. iRumah separately records a 1,434 sq ft auction lot at RM642,600 on 16 March 2026 and a 786 sq ft lot at RM459,000 on 14 March 2025. The practical impact for buyers: bank valuations and auction prices pull against each other, so if you buy above RM600 psf the bank valuation may not support it in future, and continued auctions in the same block will also drag down the transaction benchmark for the whole building.
⚠The parent company's debt restructuring has only just completed, and the unbuilt phases and title process remain unknown
Country Garden Holdings' USD 17.7 billion offshore debt restructuring was approved by the Hong Kong High Court on 4 December 2025, took effect on 30 December, and completed its holding period distribution on 29 June 2026. The offshore debt hurdle is cleared, but for Danga Bay owners the practical impact has always been elsewhere: in CNA's 2023 reporting, owners described the strata title process as slow, and lawyer Ng Vinod noted that if the developer were wound up, owners who had not yet received title might have to prove to the liquidator that they are the true owners and pay the associated costs. The Management Corporation (MC) for this parcel has already been established, indicating the strata title process for this parcel has advanced to some degree, but no public source gives the exact date on which titles will be issued.
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 |
|---|---|---|---|---|---|---|
| Royal Strand @ Country Garden Danga Bay ← | 2017 | Freehold | — | RM446–640 | RM635,000 – RM1,030,000 | 4.0–5.5% |
| 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% |
| 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. Royal Strand @ Country Garden 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 Royal Strand @ Country Garden Danga Bay cost on the resale market?
As at September 2026, Royal Strand @ Country Garden Danga Bay resale listings run RM635,000 to RM1,030,000, with a mid-market level around RM832,500 and transacted PSF of RM446–640. By layout: Standard layout (smallest units from about 851.5 sqft; detailed layout schedule not yet verified) (851.5+ sf) RM635,000–RM1,030,000. Within one layout the spread comes from floor, facing and condition — WhatsApp me for the live list.
What are rents and yields at Royal Strand @ Country Garden Danga Bay?
Whole-unit rents run RM2,900 – RM4,800 a month. That is a gross yield of about 4.0% – 5.5% — gross, so after maintenance, assessment, quit rent, insurance and vacancy, net yield is typically 0.8–1.2 points lower.
Is Royal Strand @ Country Garden Danga Bay freehold, and can foreigners buy?
Royal Strand @ Country Garden 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 Royal Strand @ Country Garden Danga Bay completed and who built it?
Royal Strand @ Country Garden Danga Bay was completed in 2017 and is occupied resale stock: 3 blocks of 46, 47 and 55 storeys (storey counts per CTBUH, not yet corroborated by a second source; KPKT TEDUH registers the scheme by phase — this component sits in FASA 1, CCC issued 5 September 2017; no public unit count at component level). Developer: Country Garden Danga Bay Sdn Bhd (Country Garden). A joint venture between Country Garden and Johor state-owned KPRJ. Note in particular: the joint management body (JMB) for the Royal Strand and Lovell towers formally sued Country Garden over poor workmanship and substandard materials, citing 27 defect notices issued between 2018 and 2022 that were not properly addressed. The parent company, Country Garden, has been in a debt crisis in China since 2023.
How is transport at Royal Strand @ Country Garden Danga Bay, and how far is the checkpoint?
About a 5-8 minute drive to RTS Bukit Chagar; About a 5-8 minute drive to CIQ; About a 20-25 minute drive to the Second Link (Tuas)
What layouts does Royal Strand @ Country Garden Danga Bay have?
1 layout: Standard layout (smallest units from about 851.5 sqft; detailed layout schedule not yet verified) 851.5+ sf (TBC). Areas run from 851 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 Royal Strand @ Country Garden Danga Bay, and what facilities are there?
Maintenance runs about RM0.35 per sq ft per month, per September 2026 sale listings cross-checked across six different agents. The two units where a psf figure can be worked out are a 1,291 sq ft unit at RM450 a month (about RM0.349 psf) and a 1,450 sq ft unit at RM500++ (about RM0.345 psf) — near-identical rates. Two other listings give a monthly amount with no area: RM538.23 a month (three agents marketing the same RM698,000 unit) and RM476. None of the listings state whether the sinking fund is included, so ask the management office for the latest fee notice and the audited accounts. Facilities include: Lifts, Children’s playground, Sun terrace, Free WiFi in common areas, Car park, Shared development pool, gym and other facilities.
Who is Royal Strand @ Country Garden Danga Bay suitable for?
Mid-budget family buyers and tenants who need larger layouts (from 850 sqft)
What are the risks of buying at Royal Strand @ Country Garden Danga Bay?
There is a public record of owners jointly suing the developer over workmanship; inspect the unit in person and review the JMB’s repair records; The parent company’s financial crisis continues to affect the project’s image and the delivery of warranty work
What malls, schools and hospitals are near Royal Strand @ Country Garden Danga Bay?
Malls: Beletime Danga Bay, KSL City Mall. 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, same area).
Where has the owners' lawsuit against the developer got to, and does it affect my purchase?
The suit was filed in February 2023 by the JMB of Royal Strand and Lovell, alleging shoddy workmanship and substandard materials; the JMB says it sent 27 letters between 2018 and 2022 without result and paid RM700,245 itself to repair water tanks, wiring and sewer pipes. In May 2026, three Singaporean owners were allowed to join as co-plaintiffs. On 10 August 2026, the High Court granted the developer's stay application, pending the Court of Appeal first clarifying whether the JMB and individual owners still have standing to sue once the MC has been established. It does affect you: once you buy in you become one of the owners, the cost of rectification is still being borne by the owners' side, and a drawn-out case means nobody will be paying compensation in the short term and a special levy may well appear in future. Always review the JMB / MC financial statements and sinking fund balance before buying.
Country Garden's debt restructuring is complete. Does that settle the matter?
The offshore leg is cleared: the USD 17.7 billion offshore debt restructuring was approved by the Hong Kong High Court on 4 December 2025, took effect on 30 December, and completed its holding period distribution on 29 June 2026. But three other things matter more to local owners. First, the defect liability period expired in 2019–2020, so claims depend on the litigation. Second, the strata title process, which owners described as slow in CNA's 2023 reporting, and on which a lawyer cautioned that if the developer were wound up, those without title might have to prove ownership to the liquidator and pay for it. Third, the commitments on developing the unbuilt parcels within the masterplan. So restructuring complete does not mean title in hand.
Online sources give Country Garden Danga Bay a median of RM689,000 / RM694 psf. Is Royal Strand priced at that level too?
No. That list.my figure is a combined statistic for the entire 57.11-acre, 41-block, 8,500-unit masterplan (postcode area 80300), mixing Amberside, Bay Laurel, Bay Point, Kings Bay, Lovell and Royal Strand together across 1,630 transactions spanning 2021 to 2026. Better reference points for Royal Strand are these: iRumah records the most frequently transacted combination as 3 bedrooms / 1,226 sq ft with a recent median of about RM600 psf, and a 1,378 sq ft auction lot in the same Block 11B is set for auction on 15 September 2026 with a reserve of RM478.96 psf. Ask the agent to pull actual transaction records from the same block, the same size and the past 12 months, rather than talking yourself into the masterplan median.
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