Meridin Executive Suites @ The Meridin
Meridin Executive Suites @ The Meridin is a completed 2018 project, leasehold (medini special zone; foreign buyers exempt from the minimum purchase price threshold / mm2h requirement), 583 units. This page covers location, layouts, rents, yields and risks — WhatsApp me for actual asking prices on units for sale.
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Meridin Executive Suites @ The Meridin in 30 seconds
Meridin Executive Suites @ The Meridin is a leasehold (medini special zone; foreign buyers exempt from the minimum purchase price threshold / mm2h requirement) condominium in Medini, Johor Bahru, Malaysia, developed by Mah Sing Group Berhad and completed in 2018. It comprises — block(s), — storeys and 583 units. Address: Medini, Iskandar Puteri (Nusajaya), Johor.
Layouts run 452 to 2,088 sq ft across 1 types. Resale asking prices are not yet verified — WhatsApp me for live quotes; Whole-unit rents are RM1,800 – RM2,150 a month (too few transaction samples to compute a yield). Maintenance: not published by this project. Across 47 completed Johor Bahru condos the measured range is RM0.22–0.42 per sq ft per month (median about RM0.31); projects completed from 2013 onward mostly sit at RM0.27–0.40 (typical RM0.34). Applied to this page’s 452–2,088 sq ft layouts that works out to roughly RM120 – RM835 a month — an estimate, not a billed figure. Ask the management office for the latest fee notice and the audited accounts.
Transport position: About 25–28 km to RTS Bukit Chagar / CIQ
What kind of project is Meridin Executive Suites @ The Meridin?
Every line below can be checked against the developer and official records. This is a completed 2018 project — you are buying a real unit you can walk into, not a rendering.
- Developer
- Mah Sing Group BerhadMah Sing Group Berhad
- Completed
- 2018Completed · resale stock
- Tenure
- Leasehold (Medini special zone; foreign buyers exempt from the minimum purchase price threshold / MM2H requirement)Open to foreign buyers (min-price rules apply)
- Total units
- 583— block(s) · — storeys (no authoritative source: this is a commercial-title Medini scheme outside the HDA, so it is not registered in KPKT TEDUH; the MERIDIN SUITES RESIDENCE entry in TEDUH is a different project)
- Layouts
- 1See price table below
- Maintenance
- Not published · est. RM120–835/monthMeasured range across 47 completed JB condos: RM0.22–0.42 psf (median RM0.31); post-2013 projects mostly RM0.27–0.40. Estimate only — confirm with the management office
- Asking PSF
- Too few samplesAgent-corrected asking range
- Gross yield
- Too few samplesWhole-unit basis
A large developer listed on the Main Market in Malaysia, with projects including M Vertica, M Centura (Kuala Lumpur) and D'sara Sentral. It is nationally known and has a good reputation.
Medini — what is around you
Full address: Medini, Iskandar Puteri (Nusajaya), Johor. Location decides who rents from you — and how easily you resell.
🚉 Getting around
- 🚉 RTS / railAbout 25–28 km to RTS Bukit Chagar / CIQ
- 🛂 Checkpoint (CIQ)About 25–28 km to CIQ
- 🚌 Other transportAbout 10–15 km to the Second Link Tuas Checkpoint
🛍️ Malls & shopping
- Mall of Medini
- Legoland
- Educity
1 layout, from 452 to 2,088 sq ft
Public listing data for this project is thin, and some layouts do not yet have enough samples to publish a reliable band. Rather than give you a number I cannot stand behind, I would rather send you the actual asking prices of units on the market now.
| Layout | Area | Bed / Bath | Resale price band | PSF | Monthly rent |
|---|---|---|---|---|---|
| Standard layout | 452-2088 sf | TBC | TBC | — | RM1,800 – 2,150 |
These are agent-corrected figures, based on current asking prices and signed rents — about 20% above published portal data, which lags 6–12 months and often carries stale listings.
Corrected as at 5 September 2026. Actual prices still depend on floor, facing, condition and negotiation; nothing here is an offer.
What Meridin Executive Suites @ The Meridin 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 Mah Sing Group Berhad (mahsing.com.my and its site archive); copyright Mah Sing Group Berhad.
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: RM1,800 to RM2,150 a month
There are not enough public transaction samples for this project to compute a gross yield I would stand behind, so I am not printing a made-up number. Tell me your budget and target rent and I will work it out from the transactions and actual rents I hold.
Monthly rent by layout
Whole unit, unfurnished to basic furnishing · Ringgit per month
Who rents at Meridin Executive Suites @ The Meridin, 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 Meridin Executive Suites @ The Meridin its value
Phase two of The Meridin development, 583 units with layouts starting at 318 sq ft
Meridin Executive Suites is phase two of Mah Sing Group's The Meridin integrated development in Medini, located on Jalan Legoland, with 583 units, leasehold title, and completion around 2017–2018. Unit sizes span an unusually wide range, from 318 sq ft studios up to 2,141 sq ft — this is the clearest difference from phase one, Meridin Suites (756 units, mainly standard apartment layouts). Small units are the bulk of this project, and the reason its total prices are the lowest.
Among the lowest entry prices of the 21 projects on this list
Actual listings visible on PropertyGuru include a 450 sq ft, 2-bedroom, 1-bathroom unit, partly furnished, leasehold, with a maintenance fee of RM200++, asking RM245,000. That total price is at the bottom of the range across the whole Iskandar Puteri / Medini / Bukit Indah area. For buyers with a limited budget who still want a foothold in Medini, this is the lowest-threshold entry point.
Located in Medini, where foreign buyers may be exempt from the RM1 million minimum price threshold
Medini is a 2,230-acre special zone within Iskandar Puteri, master-developed by Medini Iskandar Malaysia Sdn Bhd under Khazanah Nasional, with its legal standing derived from the IRDA Act 2007. Within this zone, new strata property purchased from the developer is exempt from Johor's RM1 million minimum price threshold for foreign buyers — which matters greatly at the RM245,000 price point, because foreigners simply cannot buy in that price band anywhere else in Johor. Whether the exemption applies on subsale must be verified case by case by a conveyancing lawyer (see the risk section and FAQ).
Shares the full set of The Meridin facilities with phase one
The Meridin development includes swimming pools (an infinity pool and a children's pool), a gym and outdoor exercise facilities, a tennis court, a yoga area, a barbecue area, a central oasis garden and pavilion courtyard, a children's playground, a sauna and a jacuzzi. Access to this full set of facilities at a total price of RM245,000 is the project's most tangible selling point in its price bracket.
Addressed on Jalan Legoland, with Medini's core amenities minutes away
Legoland Malaysia Resort (opened 2012, Southeast Asia's first Legoland), Mall of Medini, Gleneagles Hospital Medini (a 300-bed private hospital under IHH Healthcare) and EduCity Iskandar (a 305-acre education city) are all in the same district or a few minutes' drive away. For distance to the Second Link, using Medini Signature in the same area as a reference, Rome2Rio gives about 16 km and roughly 11 minutes by car.
🏊 Facilities
- Shares some common facilities with Meridin Suites (pool, gym and others)
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)Medini's main commuting exit. Using Medini Signature in the same area as a reference, Rome2Rio gives about 16 km and roughly 11 minutes by carabout 10–16 km, roughly an 11–20-minute drive
- Bukit Chagar RTS stationThe RTS does not serve Medini directly; using it requires driving about 25–28 km into Johor Bahru city centre and transferringabout 25–28 km, roughly a 30-minute drive
- CIQ / Bangunan Sultan Iskandar Causeway checkpointRequires travelling into Johor Bahru city centre first; extremely congested at peak hoursabout 25–28 km, roughly a 30-minute drive
- Jalan LegolandThe road on which The Meridin development sits, connecting directly to Legoland and the Medini arterial roadsAt the project entrance
- Iskandar Malaysia Bus Service (IMBS) and Causeway Link cross-border busesBus services within Medini connect to JB Sentral / CIQ and Singapore; frequency is low, making this important but not sufficient provision for tenants without a carStops within the Medini area
🛍️ Shopping & dining
- Mall of MediniThe mall in the core of Medini, immediately adjacent to LegolandAbout a 5-minute drive
- Legoland Malaysia ResortOpened 2012, Southeast Asia's first Legoland, with a water park, SEA LIFE aquarium and hotel; this project's address is on Jalan Legoland itselfWithin a 5-minute walk to drive
- Sunway Big Box Retail ParkOpened December 2019; official material states it is about 5 minutes from the Second Link and about 8 minutes' drive from LegolandAbout an 8–10-minute drive
- AEON Mall Bukit IndahOpened 19 December 2008, the most established large mall in western JohorAbout a 15-minute drive
- Puteri Harbour waterfront dining stripWaterfront dining and leisure areaAbout a 15-minute drive
🎓 Schools
- EduCity Iskandar higher education parkA 305-acre education city hosting Newcastle University Medicine Malaysia, University of Southampton Malaysia, Raffles University, MMU, MDIS, the Netherlands Maritime Institute of Technology (NMIT) and others; the most likely source of tenants for small unitsAbout a 5–10-minute drive
- Marlborough College MalaysiaA British boarding and day international school within EduCity for ages 3–18, on a 90-acre campusabout 5.5 km (straight-line estimate of the Medini-to-school distance cited in external sources)
- Raffles American SchoolJalan Raffles, 79050 Iskandar Puteri; accredited by the Western Association of Schools and Colleges (WASC)About a 10-minute drive
- Sunway International School (Sunway Iskandar)Within the Sunway Iskandar developmentAbout a 10–15-minute drive
- Mount Kelly Malaysia, Stellar International School and othersThis district has the highest concentration of international schools in Johor Bahru, most within a 30-minute driveA 15–30-minute drive
🏥 Healthcare
- Gleneagles Hospital MediniA 300-bed private hospital under IHH Healthcare, located within Medini; its medical staff are one of the area's steady sources of tenantsAbout a 5-minute drive
- Columbia Asia Hospital Iskandar Puteri (Nusajaya)Private general hospitalAbout a 10–15-minute drive
- Private clinics and pharmacies around Medini / Bukit IndahEveryday outpatient care; choice within Medini itself is limitedA 5–15-minute drive
- KPJ Puteri Specialist Hospital (Johor Bahru city centre)Private specialist hospitalabout 25 km, roughly a 30-minute drive
- Hospital Sultanah Aminah (Johor Bahru)Johor's largest public hospital, with a 24-hour emergency department; there is no public hospital of comparable standing within Mediniabout 25–28 km, roughly a 30–40-minute drive
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.
Malaysian local buyers on the tightest budgets, paying cash
At the visible asking price of RM245,000, this is one of the lowest entry thresholds across the whole Iskandar Puteri / Medini area, with access to the full set of The Meridin facilities. Paying cash sidesteps entirely the problem of reduced loan margins on small units. It suits families who want a foothold in Medini, or accommodation for a child studying at EduCity.
Owner-occupiers studying at EduCity or working at Gleneagles or in Medini
EduCity is a 5–10-minute drive away, Gleneagles Medini (300 beds) within 5 minutes, and Legoland and Mall of Medini are next door. For a single person whose commuting radius stays within Medini, this combination of price and location is hard to beat. What you must accept: financing terms for small units are poor, the resale buyer pool is small, and day-to-day amenities in Medini are far weaker than in Bukit Indah.
Foreign buyers testing the Medini market with a small amount of capital
Medini is the only location in Johor where a foreigner may be able to buy below RM1 million, and this project has the lowest total prices there. But do the arithmetic first: at RM245,000, the 8% stamp duty plus the minimum RM30,000 state consent fee comes to about RM49,600, or 20% of the price. In other words, you pay close to RM300,000 in total cost for a RM245,000 asset. That proportion is not recoverable when you sell.
Not suitable for: buyers who need a bank loan and expect rent to cover the instalment
Three problems compound here: banks commonly restrict loan margins on small units (possibly from 90% down to 70–80%, with some banks not lending at all); leasehold title compresses the approved tenure and raises the monthly instalment; and small units are the hardest segment to let in Medini, since students prefer to share larger units and families need space. Add a maintenance fee of RM200++ taking 13–17% of rent, and this combination turns cash-flow negative very easily.
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.
⚠Loan margins on 318–450 sq ft studios and compact two-bedroom units are frequently cut
The main layouts here go down to 318 sq ft, and visible listings include a 450 sq ft 2-bedroom, 1-bathroom unit. Malaysian banks generally apply internal restrictions to small units (the cut-off is usually 500 or 650 sq ft, varying by bank): the loan margin may drop from 90% to 70–80%, and some banks will not lend at all; add leasehold title compressing the approved tenure, and the two factors together mean the cash you actually need is far higher than expected. On a RM245,000 unit, if the margin is only 70%, the down payment is RM73,500 rather than RM24,500.
⚠107 owners in phase one sued the developer as a group, and you inherit those contract terms as they stand
Purchasers at The Meridin @ Medini sued the developer Tropika Istimewa Development Sdn Bhd (a Mah Sing subsidiary) in the Johor Bahru High Court, arguing that the sale and purchase agreement breached the Housing Development Act and its regulations, that the developer had misrepresented the nature of the title, and claiming liquidated damages for late delivery. The High Court found for the owners at first instance; in 2025 the Court of Appeal overturned the whole case (Civil Appeal No. W-02(NCvC)(W)-1552-10/2020), on the grounds that the developer had relied in good faith on an exemption granted by the Ministry of Housing (KPKT) under regulation 11(3) — permitting departure from the standard Schedule H agreement and extending the delivery period from 36 months to 48 months — and that the owners had been aware of that exemption and of IRDA's private lease scheme guidelines before signing. What this actually means for a subsale buyer: these non-standard contract terms have now been confirmed valid in law, and they are what you take on.
⚠Medini's 99-year private lease structure is running down every year
The Court of Appeal judgment records that the land on which The Meridin sits is held by Iskandar Investment Berhad (IIB), which granted Medini Land Sdn Bhd a 99-year lease running from 15 April 2013 to 14 April 2112; on that basis the developer sold strata units under a Private Lease Scheme. By 2026, 13 years have been used and about 86 remain. Banks look at how many years remain on the title at loan maturity; that is comfortable at present, but a year is lost every year, and the next buyer faces a shorter term — which will erode resale prices progressively. Low-priced units are more exposed to this, because their buyers mostly need financing.
⚠A low total price magnifies fixed transaction costs: the RM30,000 state consent fee equals 12% of the price
MOT stamp duty for non-citizens is a flat 8% from 1 January 2026 (previously 4%); the Johor foreign consent fee, under PTG Johor Circular No. 1 of 2025, is 3% with a minimum of RM30,000 from 1 July 2025, assessed on the higher of the JPPH valuation or the transaction price for subsale. At the RM245,000 asking price, 3% is only RM7,350, but the minimum of RM30,000 applies — equal to 12.2% of the price. Add the 8% stamp duty (RM19,600) and the total is RM49,600, or 20% of the price. In other words, the cheaper the property, the more damaging this fixed cost becomes. This is the single calculation foreign buyers most need to get right on this project.
⚠Small units are the hardest segment in Medini to let and to sell
Medini's tenant pool consists mainly of EduCity students and faculty, Gleneagles medical staff, and employees at SILC and surrounding industrial areas, all on middle incomes. The problem for a 318–450 sq ft studio in that market is that students prefer to share a two- or three-bedroom unit and split the cost, families need more space, and the number of single professionals who genuinely want a studio is limited. At the same time, projects across Medini (1Medini with 1,332 units, D'Pristine with 1,182 units, Meridin Suites with 756 units, Medini Signature with 456 units and others) are competing for the same people. Industry data shows that in the latest market activity this project had "only 1 unit available for sale", and it is described as being at a significant discount to the overall township average with limited inventory, indicating a highly segmented market in which entry-level pricing is the core attraction — low price is its only competitive weapon.
⚠A maintenance fee of RM200++ is a substantial share of rent for a 450 sq ft unit
Listings visible on PropertyGuru show the maintenance fee for a 450 sq ft unit in this project at RM200++ (the "++" usually means service tax is added or the sinking fund is not included). Against the RM1,200–1,600 monthly rent typical for small units in Medini, the maintenance fee takes 13–17% of rent before assessment, insurance and vacancy are counted. If the unit is on serviced apartment / commercial title, utilities are also charged at commercial rates (electricity roughly 50% higher than residential; the minimum monthly water charge around RM35 per month commercial against about RM6 per month residential; and the assessment rate typically 1.5–2 times the residential rate).
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 |
|---|---|---|---|---|---|---|
| Meridin Executive Suites @ The Meridin ← | 2018 | Leasehold (Medini special zone; foreign buyers exempt from the minimum purchase price threshold / MM2H requirement) | 583 | — | — | — |
| 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% |
| Somerset Puteri Harbour | 2014 | Freehold | 204 | RM1080 | RM865,000 – RM5,400,000 | 2.0% |
| Almãs @ Puteri Harbour | 2018 | Freehold | — | RM720–1020 | RM335,000 – RM2,850,000 | 5.5% |
| Puteri Cove Residences | 2018 | Freehold | 1,054 | RM895–1307 | RM600,000 – RM1,560,000 | 5.3% |
| Meridin Suites @ The Meridin | 2017 | Leasehold (Medini special zone; foreign buyers exempt from the minimum purchase price threshold / MM2H requirement) | 756 | — | — | 3.0–4.5% |
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. Meridin Executive Suites @ The Meridin is Leasehold (Medini special zone; foreign buyers exempt from the minimum purchase price threshold / MM2H requirement) — 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 Meridin Executive Suites @ The Meridin cost on the resale market?
Public listing samples for Meridin Executive Suites @ The Meridin are currently thin, and I will not publish a band I cannot stand behind. I can pull the actual asking prices of units on the market now — WhatsApp me your target layout and budget.
What are rents and yields at Meridin Executive Suites @ The Meridin?
Whole-unit rents run RM1,800 – RM2,150 a month. There are too few public transaction samples to compute a yield I would stand behind, so I am not printing one. Tell me your budget and I will work it out from the transactions I hold.
Is Meridin Executive Suites @ The Meridin freehold, and can foreigners buy?
Meridin Executive Suites @ The Meridin is Leasehold (Medini special zone; foreign buyers exempt from the minimum purchase price threshold / MM2H requirement). 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 Meridin Executive Suites @ The Meridin completed and who built it?
Meridin Executive Suites @ The Meridin was completed in 2018 and is occupied resale stock: — block(s), — storeys, 583 units (the block and storey counts are left blank because no authoritative source exists: the project sits in the Medini zone on commercial title, and most Medini schemes fall outside the Housing Development (Control and Licensing) Act 1966 (HDA), so no developer licence or advertising permit is issued and nothing is registered with KPKT TEDUH; in practice that means no HDA late-delivery compensation and no recourse to the Housing Tribunal (Tribunal Tuntutan Pembeli Rumah). Note also that the MERIDIN SUITES RESIDENCE entry in TEDUH (registration 13078-1) is a different product, not this project, and the two are easily confused online). Developer: Mah Sing Group Berhad. A large developer listed on the Main Market in Malaysia, with projects including M Vertica, M Centura (Kuala Lumpur) and D’sara Sentral. It is nationally known and has a good reputation.
How is transport at Meridin Executive Suites @ The Meridin, and how far is the checkpoint?
About 25–28 km to RTS Bukit Chagar / CIQ; About 25–28 km to CIQ; About 10–15 km to the Second Link Tuas Checkpoint
What layouts does Meridin Executive Suites @ The Meridin have?
1 layout: Standard layout 452-2088 sf (TBC). Areas run 452 to 2,088 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 Meridin Executive Suites @ The Meridin, and what facilities are there?
This project does not publish its maintenance fee. Across 47 completed Johor Bahru condos the measured range is RM0.22–0.42 per sq ft per month (median about RM0.31); projects completed from 2013 onward mostly fall in RM0.27–0.40 (typical RM0.34). Note that the two groups’ medians differ by only about RM0.09 and their ranges overlap heavily — roughly one project in seven is an exception — so age alone does not settle the figure. Applied to this page’s 452–2,088 sq ft layouts, that works out to roughly RM120 – RM835 a month; this is an estimate, not a billed amount. Five sale listings for this project were read in full and none stated a maintenance figure. Ask the management office for the latest fee notice and the audited accounts. Facilities include: Shares some common facilities with Meridin Suites (pool, gym and others).
Who is Meridin Executive Suites @ The Meridin suitable for?
Budget-conscious first-time buyers and investors (larger unit sizes but a lower entry price); Singapore workers looking to share a unit
What are the risks of buying at Meridin Executive Suites @ The Meridin?
Note the oversupply and vacancy levels in Medini
What malls, schools and hospitals are near Meridin Executive Suites @ The Meridin?
Malls: Mall of Medini, Legoland, Educity. Schools: SK Medini (national primary, a Trust School), SMK Medini (national secondary), Marlborough College Malaysia (British international), Raffles American School (American/IB, EduCity), IDRISSI International School (EduCity). Hospitals: Gleneagles Hospital Medini Johor (private general), Columbia Asia Hospital – Iskandar Puteri (private), Klinik Kesihatan Gelang Patah (government clinic), Hospital Sultanah Aminah (state public general hospital).
Are Meridin Executive Suites and Meridin Suites the same project?
They are part of the same integrated development (The Meridin @ Medini, Mah Sing Group, Jalan Legoland), but different phases and different products. Meridin Suites (PropertyGuru project number 5660) is a 756-unit condominium of 36 storeys completed in 2017, with an EdgeProp 48-month transaction median of RM604 psf. Meridin Executive Suites (PropertyGuru project number 20698) is phase two, with 583 units ranging from 318 sq ft studios to 2,141 sq ft, predominantly small layouts, with a visible listing of a 450 sq ft unit asking RM245,000. The two share The Meridin's facilities, but differ substantially in layout mix, total price and financing terms. When viewing, always confirm which phase the agent is showing you, and check the building name on the strata title.
Is a RM245,000 property really worth it for a foreign buyer?
Lay out the cost table first. At RM245,000: MOT stamp duty for non-citizens is a flat 8% from 1 January 2026, or RM19,600; the Johor foreign consent fee, under PTG Johor Circular No. 1 of 2025, is 3% with a minimum of RM30,000 from 1 July 2025 (assessed on the higher of the JPPH valuation or the transaction price for subsale), and since 3% is only RM7,350 the RM30,000 minimum applies. The two together come to RM49,600, equal to 20% of the price; adding SPA conveyancing fees, loan conveyancing fees and 0.5% loan stamp duty takes total transaction costs above 20% of the price. Put another way, you pay about RM300,000 to own a RM245,000 asset, and that difference is not recoverable on sale. The same fixed fees on a RM600,000 unit come to only about 13%. A low total price is not necessarily an advantage for a foreign buyer, and this calculation must be done before deciding.
Will banks refuse to lend on a small 318–450 sq ft unit?
They may, and this is the most practical obstacle on this project. Several Malaysian banks apply internal restrictions to small units, with common cut-offs at 500 or 650 sq ft (varying by bank): below the threshold, the loan margin may drop from 90% to 70–80%, and some banks will not lend at all. Add Medini's leasehold title (a 99-year lease running from 15 April 2013 to 14 April 2112) and the bank will further compress the tenure based on the years remaining at loan maturity. Together, the cash you actually need may be 30% of the price or more. The correct approach: before paying the booking fee, take "unit size + remaining lease term + product classification (serviced apartment / SOFO / condominium)" to at least three banks, obtain a written or WhatsApp reply, and only then decide whether to sign.
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This page gives you the market bands. What you actually need is the Meridin Executive Suites @ The Meridin units on the market today — which floor, which facing, what condition, what the owner is asking and how much room there is. Tap below and I will put it together for you.
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