Somerset Puteri Harbour
Resale listings here run from RM865,000 to RM5,400,000 — a spread of RM4,535,000. 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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Somerset Puteri Harbour in 30 seconds
Somerset Puteri Harbour is a freehold condominium in Puteri Harbour, Johor Bahru, Malaysia, developed by United Malayan Land Bhd (UM Land) — the developer; its own site umland.com.my lists this project as one of its completed developments. The Ascott Limited (CapitaLand, Singapore) operates the serviced residence. Puteri Harbour's overall masterplan is led by UEM Sunrise. and completed in 2014. It comprises — block(s), — storeys and 204 units. Address: Puteri Harbour, Iskandar Puteri, 79250 Johor.
Layouts run 762 to 762 sq ft across 1 types. As at September 2026, resale listings range RM865,000 – RM5,400,000, with a mid-market level around RM3,132,500; transacted PSF sits at RM1080 psf. Whole-unit rents are RM4,550 – RM5,650 a month, a gross yield of 2.0%. Maintenance: Not yet verified.
Transport position: About 25–30 km to RTS Bukit Chagar
What kind of project is Somerset Puteri Harbour?
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
- United Malayan Land Bhd (UM Land) — the developer; its own site umland.com.my lists this project as one of its completed developments. The Ascott Limited (CapitaLand, Singapore) operates the serviced residence. Puteri Harbour's overall masterplan is led by UEM Sunrise.UM Land (United Malayan Land Bhd)
- Completed
- 2014Completed · resale stock
- Tenure
- FreeholdOpen to foreign buyers (min-price rules apply)
- Total units
- 204— block(s) · — storeys
- Layouts
- 1See price table below
- Maintenance
- Not yet verifiedConfirm with the management office
- Transacted PSF
- RM1080Recent resale range
- Gross yield
- 2.0%Whole-unit basis
UEM Sunrise is a large listed Malaysian developer; Ascott is a globally recognised serviced-residence operator with a presence across Southeast Asia and China, and an established reputation.
Puteri Harbour — what is around you
Full address: Puteri Harbour, Iskandar Puteri, 79250 Johor (79250). Location decides who rents from you — and how easily you resell.
🚉 Getting around
- 🚉 RTS / railAbout 25–30 km to RTS Bukit Chagar
- 🛂 Checkpoint (CIQ)About 25–30 km to CIQ
- 🚌 Other transportAbout 19–21 km to the Second Link Tuas Checkpoint
🛍️ Malls & shopping
- Puteri Harbour marina
- Puteri Harbour Ferry Terminal
- Legoland
- Educity
- Mall of Medini (about a 10–15 minute drive)
1 layout, from 762 to 762 sq ft
The table shows the current resale price band and rent band for each layout. Mid-market sits around RM3,132,500, the top of market reaches RM5,400,000 — within one layout the spread comes down to floor, facing and condition.
| Layout | Area | Bed / Bath | Resale price band | PSF | Monthly rent |
|---|---|---|---|---|---|
| Standard layout (studio to 3-bedroom and Penthouse) | 762-3650+ sf | TBC · — | RM865,000 – RM5,400,000 | RM1135–7087 | RM4,550 – 5,650 |
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: RM900 psf; this page uses RM1080 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
Somerset Puteri Harbour 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 developer United Malayan Land Bhd's own site umland.com.my (Somerset Puteri Harbour project page); copyright UM Land.
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: RM4,550 to RM5,650 a month
Whole-unit gross yield runs about 2.0%. 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 Somerset Puteri Harbour, 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 Somerset Puteri Harbour its value
Operated under the Somerset brand by The Ascott, part of Singapore's CapitaLand
Somerset Puteri Harbour is the first serviced residence project of The Ascott Limited (the serviced residence arm of Singapore-listed CapitaLand) in Iskandar Malaysia, developed by a joint venture between UMLand and UEM Sunrise. Since handover it has been operated under a single Ascott management, and the brand and front-desk service are the main difference between this project and an ordinary condominium in the same area.
A small scheme of 204 units, not a thousand-unit development
The whole scheme has just 204 units, on the Puteri Harbour waterfront. Units range from studios to 1–3 bedrooms, 762–1,496 sq ft, with top-floor duplexes from 3,650 sq ft. Low density means lifts and common areas are not as crowded as in a thousand-unit development, but it also means a higher maintenance fee per unit (see the risk section).
Freehold, completed in 2014, among the first projects handed over in Puteri Harbour
The PropertyGuru project page records this project as freehold, completed in 2014, 33 storeys. As one of the first high-rise projects handed over in Puteri Harbour, the surrounding amenities (the Kota Iskandar state administrative centre, the public marina, the food and beverage strip) grew up around it, and its position is at the core of the harbour rather than on the fringe.
Existing rents sit at the higher end for this area
The PropertyGuru project page shows a rental range of RM3,000–4,700 per month, clearly above ordinary condominiums in the same area (rents at Teega and Encorp Marina start at RM1,200–1,800). The reasons are the product positioning (serviced residence with brand service) and the larger unit sizes. What this means for a buyer: if you are buying to live in with occasional letting, your tenant pool is expatriates and short-stay guests, not students.
🏊 Facilities
- Swimming pool
- Gym
- Business centre
- Concierge service (standard under Ascott management)
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
- Second Link Malaysian checkpoint (Bangunan Sultan Abu Bakar CIQ, Tanjung Kupang)The main commuting exit for this project, suited to those working in western Singaporeabout 19–21 km, about 15–20 minutes by car
- Bukit Chagar RTS stationToo far to be a practical commuting optionabout 25–30 km, about 30–40 minutes by car
- CIQ / Bangunan Sultan Iskandar Causeway checkpointRequires driving into central Johor Bahru firstabout 25–30 km, about 30–40 minutes by car
- Puteri Harbour ferry terminalInternational ferry terminal within the same precinct; routes and schedules change, so confirm before travellingwithin walking distance
- Persiaran Puteri Selatan / Kota Iskandar main roadConnects to the Iskandar Coastal Highway and the Second Link expresswaydirect access at the project entrance
🛍️ Shopping & dining
- Puteri Harbour waterfront food and beverage and retail stripWithin walking distance, busy at weekends and quiet on weekdayswithin walking distance
- Mall of MediniMall in the core of Medini, next to Legolandabout 15 minutes by car
- AEON Mall Bukit IndahOpened 19 December 2008, the most established large mall in western Johorabout 15–20 minutes by car
- Sunway Big Box Retail ParkOpened December 2019; official material states about 5 minutes from the Second Link and about 8 minutes from Legoland by carabout 15 minutes by car
🎓 Schools
- Marlborough College MalaysiaBritish boarding and day international school within EduCity, ages 3–18about 10–15 minutes by car
- Raffles American SchoolJalan Raffles, 79050 Iskandar Puteri; accredited by WASC in the United Statesabout 10–15 minutes by car
- EduCity IskandarA 305-acre education city hosting Newcastle University Medicine Malaysia, University of Southampton Malaysia, Raffles University, MMU, MDIS and othersabout 10–15 minutes by car
- Sunway International School (Sunway Iskandar)Within the Sunway Iskandar developmentabout 15 minutes by car
🏥 Healthcare
- Gleneagles Hospital Medini300-bed private hospital under IHH Healthcareabout 15 minutes by car
- Columbia Asia Hospital Iskandar Puteri (Nusajaya)Private general hospitalabout 15–20 minutes by car
- KPJ Puteri Specialist Hospital (Johor Bahru city centre)Private specialist hospitalabout 25 km, about 30 minutes by car
- Hospital Sultanah Aminah (Johor Bahru)The largest public hospital in Johor, with 24-hour emergency servicesabout 25–30 km, about 30–40 minutes by car
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.
Value buyers hunting a bargain with cash in hand
The gap between listing prices and actual transacted prices here is very wide, which is an opportunity for a cash buyer prepared to wait and to bid low — the market holds a group of original investors trapped by the leaseback model. The precondition is that you must be able to obtain actual transaction records, and must accept that this asset may take a long time to sell. It does not suit anyone relying on a bank loan, because poor liquidity pushes down the bank's valuation directly.
Singapore residents using it as a holiday home for a few months a year
The Somerset brand service, front desk, housekeeping and harbour location are genuinely useful for someone staying three or four months a year. Treat it as consumption rather than investment: units of the same size have fallen about 67% in seven years, and what you are paying for is the experience of using it, not capital growth. Before buying, confirm whether the current operating agreement is still in force and how your own periods of use are treated under it.
Not suitable for: investors back-solving the monthly instalment from leaseback returns
History has already played this out once: the 5% guaranteed return ran for only two years, and after it expired in February 2017 investors publicly stated that returns were close to zero, with 80% of them Singaporean buyers. The ten-year operating period also ran out around 2024–2025. If your monthly instalment is only affordable on management distributions, this project's track record is the clearest warning you will get.
Not suitable for: anyone needing a high margin of finance
EdgeProp's 48-month transacted median is N/A — there are almost no comparable transactions in the database. When a bank's valuer cannot find comparables, the valuation will be conservative and your margin of finance may be cut well below expectations, with the shortfall to be met in cash. Ask the bank for an indicative valuation before applying for a loan, rather than discovering the shortfall after signing the SPA.
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 5% guaranteed return under the sale-and-leaseback ran for only two years, and after it expired investors publicly complained that returns were "close to zero"
The project was launched on a sale-and-leaseback basis: about 120 of the 132 units offered for subscription sold within two weeks at roadshows in Singapore and Kuala Lumpur, with about 80% of buyers Singaporean. The contract terms provided a 5% guaranteed rental return (GRR) for the first two years after completion, after which the units were placed under a single Ascott operation for ten years. The two-year guarantee period expired in February 2017, and investors interviewed by EdgeProp (November 2018 report) said that after the guarantee ended, returns are now close to zero. The practical impact for buyers is direct: a substantial share of what is now on the market comes from those original investors, trapped by that model and wanting out; and if you take over, you face the same operator revenue-share arrangement, not a free hand to let at whatever rent you like.
⚠The ten-year operating agreements are expiring, after which you face vacancy alone
Under the original arrangement, the Ascott single-operator period ran for ten years from handover; this project was completed in 2014, so that ten-year period ran out around 2024–2025. Once the agreement ends without renewal, units move from "branded, centrally let" to "each owner lets their own", and the units here are large (762–1,496 sq ft) with rents starting above RM3,000, which is not easy to let in Puteri Harbour, a market whose tenants are mainly local office workers and students. What this means for your wallet: you may buy on the assumption of branded management and then have to find your own tenants and absorb your own void periods.
⚠Units of the same size fell about 67% in seven years, while listing prices remain at the old level
EdgeProp data: a historical high in August 2017, a 1,167 sq ft unit at RM1,054 psf; a historical low in July 2024, a 1,087 sq ft unit at RM345 psf. Meanwhile listing PSF on PropertyGuru is still RM700–1,537. In other words, sellers' expectations and actual transacted prices differ by a factor of two to four. The practical impact for buyers: negotiate off the listing price and you may well pay double what the property is worth; and when you come to sell, the person taking it over will use that RM345 psf transaction to cut your price the same way.
⚠EdgeProp's 48-month transacted median is N/A, which means the exit route is extremely narrow
A small scheme of 204 units with insufficient public transaction data over four years to compute a median means the subsale market is barely trading at all. Poor liquidity has three direct consequences: valuation is difficult, and when a bank cannot find comparables it will value conservatively, so your margin of finance may be cut; selling is slow, and where subsale periods in this area generally run 6–12 months, an illiquid unit will take longer; and negotiating power sits entirely with the buyer, so when you sell you will usually have to concede on price to find one.
⚠Commercial-rate utilities and assessment for a serviced residence, plus a high per-unit maintenance fee in a small scheme
This is a serviced residence, typically built on commercial title: electricity at the commercial tariff (about 50% higher than residential), a minimum monthly water charge of about RM35 for commercial against about RM6 for residential, and assessment rates typically 1.5–2 times those on a residential condominium. Add to that the fact that the whole scheme has only 204 units — the fixed costs of common facilities, the front desk, security and the pool are shared among 204 units rather than 1,000, so the maintenance fee per sq ft is naturally higher than in a large development. Stacked together, these are fixed monthly outgoings, not a one-off.
⚠Foreign resale costs rose another step in 2026, which will depress your future selling price
About 80% of buyers at launch were Singaporean, and whoever takes over in future is likely to be a foreigner too. Costs for foreign buyers have risen clearly in 2026: MOT stamp duty for non-citizens is a flat 8% from 1 January 2026 (previously 4%); the Johor state foreign consent fee, under PTG Johor Circular No. 1 of 2025, is 3% with a minimum of RM30,000 from 1 July 2025, calculated on the higher of the JPPH valuation or the transacted price for subsale. This project is also not within Medini, so it does not enjoy the minimum price exemption and foreign buyers must still meet the Johor state RM1 million threshold. The practical impact on a seller: a buyer has to pay about 11% more in costs, and that money comes out of your transacted price.
What else is there around Iskandar Puteri / Medini?
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 |
|---|---|---|---|---|---|---|
| Somerset Puteri Harbour ← | 2014 | Freehold | 204 | RM1080 | RM865,000 – RM5,400,000 | 2.0% |
| Teega Residence / Teega Suites | 2016 | Freehold (not in the Medini special zone; does not enjoy Medini's MM2H exemption / foreign-ownership threshold waiver) | 1,292 | RM720–1020 | RM575,000 – RM1,140,000 | 3.5–4.5% |
| Encorp Marina @ Puteri Harbour | 2020 | Freehold | 537 | — | RM480,000 – RM1,200,000 | 3.0–4.0% |
| Almãs @ Puteri Harbour | 2018 | Freehold | — | RM720–1020 | RM335,000 – RM2,850,000 | 5.5–5.5% |
| Puteri Cove Residences | 2017 | Freehold | 1,054 | RM895–1307 | RM600,000 – RM1,560,000 | 5.3–5.3% |
| Meridin Suites @ The Meridin | 2018 | Leasehold (Medini special zone; foreign buyers exempt from the minimum purchase price threshold / MM2H requirement) | 756 | — | — | 3.0–4.5% |
| Meridin Executive Suites @ The Meridin | 2018 | Leasehold (Medini special zone; foreign buyers exempt from the minimum purchase price threshold / MM2H requirement) | 583 | — | — | — |
Full list on the Iskandar Puteri / Medini 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. Somerset Puteri Harbour 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 Somerset Puteri Harbour cost on the resale market?
As at September 2026, Somerset Puteri Harbour resale listings run RM865,000 to RM5,400,000, with a mid-market level around RM3,132,500 and transacted PSF of RM1080. By layout: Standard layout (studio to 3-bedroom and Penthouse) (762-3650+ sf) RM865,000–RM5,400,000. Within one layout the spread comes from floor, facing and condition — WhatsApp me for the live list.
What are rents and yields at Somerset Puteri Harbour?
Whole-unit rents run RM4,550 – RM5,650 a month. That is a gross yield of about 2.0% — gross, so after maintenance, assessment, quit rent, insurance and vacancy, net yield is typically 0.8–1.2 points lower.
Is Somerset Puteri Harbour freehold, and can foreigners buy?
Somerset Puteri Harbour 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 Somerset Puteri Harbour completed and who built it?
Somerset Puteri Harbour was completed in 2014 and is occupied resale stock: — block(s), — storeys, 204 units. Developer: United Malayan Land Bhd (UM Land) — the developer; its own site umland.com.my lists this project as one of its completed developments. The Ascott Limited (CapitaLand, Singapore) operates the serviced residence. Puteri Harbour’s overall masterplan is led by UEM Sunrise.. UEM Sunrise is a large listed Malaysian developer; Ascott is a globally recognised serviced-residence operator with a presence across Southeast Asia and China, and an established reputation.
How is transport at Somerset Puteri Harbour, and how far is the checkpoint?
About 25–30 km to RTS Bukit Chagar; About 25–30 km to CIQ; About 19–21 km to the Second Link Tuas Checkpoint
What layouts does Somerset Puteri Harbour have?
1 layout: Standard layout (studio to 3-bedroom and Penthouse) 762-3650+ sf (TBC). Areas run 762 to 762 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 Somerset Puteri Harbour, and what facilities are there?
Maintenance is about Not yet verified (confirm with the management office). Facilities include: Swimming pool, Gym, Business centre, Concierge service (standard under Ascott management).
Who is Somerset Puteri Harbour suitable for?
Overseas investors who need branded management services; Business travellers on short-term postings to Singapore; Investors seeking stable guaranteed rental income (within the 10-year leaseback period)
What are the risks of buying at Somerset Puteri Harbour?
News reports (Yahoo Finance / EdgeProp) have covered investor dissatisfaction with leaseback returns falling short of expectations; assess carefully whether the unit can be run independently once the leaseback contract ends; The 10-year leasebacks are expiring in stages; watch what arrangements follow
What malls, schools and hospitals are near Somerset Puteri Harbour?
Malls: Puteri Harbour marina, Puteri Harbour Ferry Terminal, Legoland, Educity, Mall of Medini (about a 10–15 minute drive). Schools: . Hospitals: .
Didn't buyers at Somerset get a 5% guaranteed return? Is it still in place?
That was a guaranteed rental return (GRR) for the first two years, not a permanent one. At the time, about 120 of the 132 units offered for subscription sold within two weeks at roadshows in Singapore and Kuala Lumpur, with about 80% of buyers Singaporean; the GRR expired two years after completion, in February 2017, after which the units were placed under a single Ascott operation for ten years. Investors interviewed in EdgeProp's November 2018 report said that after the guarantee ended, returns were close to zero. A substantial share of what is on the market now comes from those investors. So the question is not "is the 5% still there" but "what are the revenue-share terms of the current operating agreement and how long does it have left" — and both answers must come from written documents.
Listings online show PSF of RM700–1,537. Why do you say transacted prices may be only RM345?
Because these are two different things. RM700–1,537 is what sellers are asking on PropertyGuru; RM345 psf is an actual transaction recorded by EdgeProp — a 1,087 sq ft unit in July 2024, which is also the project's historical low. The historical high was RM1,054 psf for a 1,167 sq ft unit in August 2017. More telling still, EdgeProp shows the 48-month transacted median as N/A, meaning there have been too few transaction samples in the public database over those four years to compute a median. Before buying, ask the agent to pull the list of actual transactions; if they cannot, use that RM345 psf transaction as your negotiating starting point.
With only 204 units, will the maintenance fee be especially expensive?
Structurally, yes. The fixed costs of a serviced residence's common facilities (pool, gym, front desk, 24-hour security, lifts, facade cleaning) are largely independent of unit count, so the per sq ft rate shared among 204 units is naturally higher than in a development of over a thousand. On top of that, serviced residences are usually built on commercial title: electricity at the commercial tariff (about 50% higher than residential), a minimum monthly water charge of about RM35 for commercial against about RM6 for residential, and assessment rates typically 1.5–2 times those on a residential condominium. When viewing, ask the management office directly for the most recent maintenance fee invoice (you need the per sq ft rate) and the assessment bill, and multiply these by 12 into your holding costs.
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