Sky Loft Premium Suites @ Bukit Indah
Resale listings here run from RM545,000 to RM3,480,000 — a spread of RM2,935,000. 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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Sky Loft Premium Suites @ Bukit Indah in 30 seconds
Sky Loft Premium Suites @ Bukit Indah is a freehold condominium in Bukit Indah, Johor Bahru, Malaysia, developed by Bukit Indah (Johor) Sdn Bhd (subsidiary of S P Setia Berhad) and completed in 2014. It comprises 2 block(s), 32 storeys and 374 units. Address: Taman Bukit Indah (Indah 15), Iskandar Puteri (Nusajaya), Johor.
Layouts run 833 to 3,547 sq ft across 1 types. As at September 2026, resale listings range RM545,000 – RM3,480,000, with a mid-market level around RM2,012,500; transacted PSF sits at RM505–706 psf. Whole-unit rents are RM3,250 – RM5,400 a month, a gross yield of 2.6%. Maintenance: about RM0.34–0.35 per sq ft per month — per September 2026 sale listings, cross-checked across two different agents and two layout sizes; a 1,152 sq ft unit is quoted at about RM400 a month and a 2,575 sq ft penthouse at RM870. The listings do not state whether the sinking fund is included.
Transport position: About 20–25 km to RTS Bukit Chagar / CIQ, roughly a 25–30 minute drive
What kind of project is Sky Loft Premium Suites @ Bukit Indah?
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
- Bukit Indah (Johor) Sdn Bhd (subsidiary of S P Setia Berhad)S P Setia Berhad
- Completed
- 2014Completed · resale stock
- Tenure
- FreeholdOpen to foreign buyers (min-price rules apply)
- Total units
- 3742 block(s) · 32 storeys (TEDUH 7060-49)
- Layouts
- 1See price table below
- Maintenance
- approx. RM0.34–0.35 psf/monthPer September 2026 sale listings (two agents, two layout sizes); 1,152 sq ft about RM400/month, 2,575 sq ft penthouse RM870/month. Sinking fund inclusion not stated — confirm with the management office
- Asking PSF
- RM505–706Agent-corrected asking range
- Gross yield
- 2.6%Whole-unit basis
S P Setia is one of Malaysia's largest listed developers, with projects including Setia Alam and several large townships that preceded the Eco series. It has been active in Bukit Indah for more than twenty years and has a steady reputation.
Bukit Indah — what is around you
Full address: Taman Bukit Indah (Indah 15), Iskandar Puteri (Nusajaya), Johor. Location decides who rents from you — and how easily you resell.
🚉 Getting around
- 🚉 RTS / railAbout 20–25 km to RTS Bukit Chagar / CIQ, roughly a 25–30 minute drive
- 🛂 Checkpoint (CIQ)About 20–25 km to CIQ, roughly a 25–30 minute drive
- 🚌 Other transportAbout 15–18 km to the Second Link Tuas Checkpoint, roughly a 15–20 minute drive
🛍️ Malls & shopping
- AEON Bukit Indah shopping centre
- Restaurants and supermarkets across the Bukit Indah commercial area
- Eco Botanic (about a 10-minute drive)
🎓 Schools
- Several international and private schools (within about a 10-minute drive)
1 layout, from 833 to 3,547 sq ft
The table shows the current resale price band and rent band for each layout. Mid-market sits around RM2,012,500, the top of market reaches RM3,480,000 — within one layout the spread comes down to floor, facing and condition.
| Layout | Area | Bed / Bath | Resale price band | PSF | Monthly rent |
|---|---|---|---|---|---|
| Standard layout (including top-floor duplexes) | 833-3547 sf | TBC | RM545,000 – RM3,480,000 | — | RM3,250 – 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: RM421–588 psf; this page uses RM505–706 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 Sky Loft Premium Suites @ Bukit Indah 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 Bukit Indah (Johor) Sdn Bhd, a subsidiary of S P Setia Berhad; copyright S P Setia 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.
Official project visuals from Bukit Indah (Johor) Sdn Bhd, a subsidiary of S P Setia Berhad; copyright S P Setia Berhad.
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: RM3,250 to RM5,400 a month
Whole-unit gross yield runs about 2.6%. 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 Sky Loft Premium Suites @ Bukit Indah, 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 Sky Loft Premium Suites @ Bukit Indah its value
On the Bukit Indah roundabout, with AEON next door
The project's address is Jalan Indah 15/2 (Taman Bukit Indah), immediately beside the Bukit Indah roundabout. A 2016 resident review on PropertyGuru puts it directly: "Easy access to shopping malls (AEON, TESCO and GIANT) and F&B… The first premium suite in Bukit Indah central (Roundabout)". AEON Mall Bukit Indah opened on 19 December 2008 and is the AEON closest to the Second Link in the whole of Johor. The amenities are already there rather than something to wait for, which is what the Medini projects cannot match.
32 storeys, 374 units, with a higher density of facilities than comparably priced projects in the area
The facilities listed on the PropertyGuru project page include an infinity pool, tennis court, gym, sauna, jacuzzi, barbecue area, children's playground, multipurpose hall, male and female prayer rooms, multi-storey car park, sky garden and private garden, together with 5-tier 24-hour security (patrolling guards plus floor access cards). At a median of RM481 psf, that is a comprehensive facilities package for the Bukit Indah area.
Freehold, developed by Bukit Indah (Johor) Sdn Bhd under SP Setia
Both PropertyGuru and EdgeProp record the developer as Bukit Indah (Johor) Sdn Bhd, a subsidiary of the SP Setia group, and the title as freehold. SP Setia was the original planner of the entire Bukit Indah township, so the surrounding roads, parks, shophouses and school layout all come from a single plan rather than a patchwork of separate parcels. Freehold also means the loan tenure is not compressed by a remaining lease.
Unit sizes from 833 to 3,093 sq ft, covering a range of budgets in one building
The PropertyGuru project description records built-up areas of 833–3,093 sq ft. That span lets one building accommodate both small families and buyers who need large spaces, with prices from RM450,000. The base of sale and rental listings is also large enough — currently 67 listings for sale and 90 for rent — so there is no shortage of comparables when looking for a tenant or a buyer.
A PropertyGuru overall rating of 4.9/5, with reviews spanning a decade
The project holds an overall rating of 4.9/5 on PropertyGuru, and its 3 reviews span June 2016, November 2016 and August 2026 — high scores from residents ten years apart, which carries more weight than a batch of anonymous reviews all posted on the same day. The August 2026 review reads: "The development has good facilities and the unit is comfortable for both own stay and investment. The surrounding area is also well established."
🏊 Facilities
- Swimming pool
- Gym
- Sky garden
- 24-hour security
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. 3 in total — 3 positive, 0 critical.
「Overall, I had a pleasant experience with Sky Loft Premium Suites. The location is convenient, with easy access to shops, restaurants and major roads. The development has good facilities and the unit is comfortable for both own stay and investment. The surrounding area is also well established.」
— Yap Voon, PropertyGuru resident review, 11 August 2026 (title: Good Location and Comfortable Living)「Great Location, near to AEON Shopping Mall」
— Yap Voon, PropertyGuru resident review, 22 November 2016 (title: Sky Loft @ Bukit Indah)「Easy access to shopping malls (AEON, TESCO and GIANT) and F&B (Chinese Cuisine, Korean Cuisine or Fast Food like McDonald). The first premium suite in Bukit Indah central (Roundabout).」
— hxsllooong@gmail.com, PropertyGuru resident review, 20 June 2016 (title: Sky Loft Bukit Indah, Nusajaya, Johor)Reviews 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
- Second Link Malaysian checkpoint (Bangunan Sultan Abu Bakar CIQ, Tanjung Kupang)The project's main commuting exit; the PropertyGuru project description also notes convenient access to the Second Link Expresswayabout 15–18 km, a drive of about 15–20 minutes
- Bukit Chagar RTS stationDistant, and requires driving into central Johor Bahru first, so not a practical commuting optionabout 20–25 km, a drive of about 25–30 minutes
- CIQ / Bangunan Sultan Iskandar Causeway checkpointHeavily congested at peak hoursabout 20–25 km, a drive of about 25–30 minutes
- Persiaran Indah and Jalan Persisiran Perling 2Listed in the PropertyGuru project description as the project's main access roadsDirect access at the project entrance
- Bukit Indah roundabout (Bulatan Bukit Indah)The project sits beside the roundabout, the transport hub of the Bukit Indah township; buses and taxis operate hereWithin walking distance
🛍️ Shopping & dining
- AEON Mall Bukit IndahOpened 19 December 2008, the AEON closest to the Second Link in the whole of Johor; the main selling point named in resident reviewswalking distance to a drive of under 5 minutes
- TESCO / Giant supermarkets around Bukit IndahEveryday shopping listed explicitly in resident reviewsa drive of about 5 minutes
- Bukit Indah shophouse dining beltThe PropertyGuru project description notes restaurants, cafes, clinics, banks, a church and shophouses within walking distanceWithin walking distance
- Sunway Big Box Retail ParkOpened December 2019; official material states about 5 minutes' drive from the Second Link and about 8 minutes from Legolanda drive of about 10 minutes
- Mall of MediniMall in the core of Medini, next to Legolanda drive of about 15 minutes
🎓 Schools
- Taman Bukit Indah national primary and secondary schools (SK/SMK Bukit Indah)Listed in the PropertyGuru project description as schools near this projectwalking distance to a drive of under 5 minutes
- SMK Bukit Indah 2Listed by PropertyGuru as one of the nearest secondary schools to this projecta drive of about 5 minutes
- Sekolah Kebangsaan Dato' Usman AwangNational primary school listed in the PropertyGuru project descriptiona drive of about 5 minutes
- EduCity Iskandar higher education hubA 305-acre education city hosting Newcastle University Medicine Malaysia, University of Southampton Malaysia, Raffles University, MMU and MDIS among othersa drive of about 15–20 minutes
- Marlborough College Malaysia / Raffles American SchoolThe two main international schools in this area, both within EduCity and Iskandar Puteria drive of about 15–20 minutes
🏥 Healthcare
- Private clinics and pharmacies around Bukit IndahThe PropertyGuru project description notes clinics within walking distanceWithin walking distance
- Columbia Asia Hospital Iskandar Puteri (Nusajaya)Private general hospitala drive of about 10–15 minutes
- Gleneagles Hospital Medini300-bed private hospital under IHH Healthcarea drive of about 15 minutes
- KPJ Puteri Specialist Hospital (central Johor Bahru)Private specialist hospitalabout 20 km, a drive of about 25–30 minutes
- Hospital Sultanah Aminah (Johor Bahru)Johor's largest public hospital with 24-hour emergency services; there is no public hospital of comparable level in this areaabout 20–25 km, a drive of about 30 minutes
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 amenities now rather than waiting for them to be built
AEON, TESCO, Giant, the shophouse dining belt and the national primary and secondary schools are all between walking distance and a 5-minute drive, which is the most concrete difference between Bukit Indah and Medini. The facilities are also complete (infinity pool, tennis court, sauna, 5-tier security). What you have to accept is that a twelve-year-old building is entering its overhaul cycle, and that a serviced apartment carries commercial-rate utilities — ask the management office for the financial statements when you view.
People working in western Singapore who drive across the border daily
The Second Link is a 15–20 minute drive, and the project connects directly to Persiaran Indah and the Second Link expressway. It suits families working around Jurong, Tuas and Clementi. Be clear that there is no public transport alternative here, so a car is essential, and that the tenant and buyer pool for this project is mainly local rather than Singapore commuters, so do not count on a Singaporean buyer taking it off your hands at resale.
Medium- to long-term rental buyers looking for stable local tenants
EdgeProp's implied yield is 5.89%, and tenants come from local workers in Bukit Indah and western Johor Bahru, which is steadier demand than in projects sustained by a story. But comparable projects around Bukit Indah total more than sixteen hundred units competing for the same tenants, rents start from RM1,200 and have barely moved in ten years. Pricing has to track the market, and you should run the cash flow once on the basis of two months' vacancy.
Not suitable for: buyers investing in a penthouse duplex or a large unit above 1,500 sq ft
EdgeProp records a 3,391 sq ft unit in this project transacting at RM369 psf, the lowest price per square foot in the project's history. Large units in Bukit Indah carry a high total price, cannot command proportionate rent and face a small buyer pool, so the time to sell may be measured in years. If you need to realise the asset within three to five years, avoid this size band.
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.
⚠Penthouse duplexes and large units are a liquidity black hole, one having transacted at RM369 psf
EdgeProp records this project's historical low as a 3,391 sq ft unit at RM369 psf in September 2018 — small units transacted at more than twice that price per square foot over the same period. The reason is practical: the buyer and tenant pool in Bukit Indah is mainly low to middle budget, a duplex above 3,000 sq ft routinely runs past a million ringgit in total price, very few people in this area can afford one, and fewer still will pay the rent it needs. The implication for your wallet: buying a large unit looks cheap on a per square foot basis, but when you sell, the buyer pool may be so small that you wait a year or two and still have to cut the price.
⚠Completed in 2014, the building has entered the peak spending period for lift and facade overhauls
The project was completed in 2014 and is twelve years old in 2026. A 32-storey tower faces lift overhaul or replacement, pump replacement, facade repainting and pool waterproofing in years 10 to 15. That money comes out of the sinking fund, and when the fund is short, the only options are to raise the maintenance fee or impose a special levy on owners. In a mid-sized 374-unit development, a levy can mean several thousand ringgit per unit, and you are not exempt just because you have only recently bought.
⚠Commercial-rate utilities and assessment on a serviced apartment eat directly into net return
PropertyGuru classifies this project as a Service Residence (serviced apartment), a product usually built on commercial title: electricity is billed at commercial rates, about 50% above residential; the minimum monthly water charge is about RM35 for commercial against about RM6 for residential; and local authorities typically assess serviced apartments at 1.5–2 times the rate applied to residential condominiums. EdgeProp's 5.89% is a gross yield, and the net return after these items and the maintenance fee is considerably lower.
⚠More than thirteen hundred comparable units around Bukit Indah keep a ceiling on rents
High-rise projects around this one are dense: Sky Breeze (234 units, 2016), Sky View (316 units, 2019), Horizon Residence (440 units, 2014), Pinnacle Tower (275 units, 2017), plus this project's 374 units, giving more than sixteen hundred units competing for the same tenant pool. PropertyGuru shows rents here starting from RM1,200, a level that has not moved appreciably in ten years. The practical effect for buyers: even if you fit out your unit better than everyone else, it is hard to let it for much more, because the tenant can simply walk next door.
⚠67 sale listings against 374 units means a crowded exit
PropertyGuru shows 67 listings for sale and 90 for rent in this project. Against 374 units, that is about 18% for sale and 24% for rent — nearly a quarter of the units looking for a tenant and close to a fifth looking for a buyer. This is a clear signal of oversupply in the subsale market. The effect on your wallet: when you sell, you have sixty or seventy competitors in the same building, and a quick sale usually needs a price 10–15% below the listing level to find a taker.
⚠Far from both the RTS and the Causeway — do not pay extra for the "RTS story"
The Bukit Chagar RTS station and the Causeway checkpoint are both about 20–25 km from this project, a drive of 25–30 minutes. This project's real transport value is the Second Link (about 15–18 km, a drive of 15–20 minutes) and the local Bukit Indah catchment. The projects that benefit most directly from the RTS opening are those within walking distance of the Johor Bahru city centre; nobody living in Bukit Indah is going to drive 30 minutes into town to change to the RTS. If an agent pushes the asking price on RTS grounds, the argument does not hold here.
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 |
|---|---|---|---|---|---|---|
| Sky Loft Premium Suites @ Bukit Indah ← | 2014 | Freehold | 374 | RM505–706 | RM545,000 – RM3,480,000 | 2.6% |
| 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. Sky Loft Premium Suites @ Bukit Indah 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 Sky Loft Premium Suites @ Bukit Indah cost on the resale market?
As at September 2026, Sky Loft Premium Suites @ Bukit Indah resale listings run RM545,000 to RM3,480,000, with a mid-market level around RM2,012,500 and transacted PSF of RM505–706. By layout: Standard layout (including top-floor duplexes) (833-3547 sf) RM545,000–RM3,480,000. Within one layout the spread comes from floor, facing and condition — WhatsApp me for the live list.
What are rents and yields at Sky Loft Premium Suites @ Bukit Indah?
Whole-unit rents run RM3,250 – RM5,400 a month. That is a gross yield of about 2.6% — gross, so after maintenance, assessment, quit rent, insurance and vacancy, net yield is typically 0.8–1.2 points lower.
Is Sky Loft Premium Suites @ Bukit Indah freehold, and can foreigners buy?
Sky Loft Premium Suites @ Bukit Indah 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 Sky Loft Premium Suites @ Bukit Indah completed and who built it?
Sky Loft Premium Suites @ Bukit Indah was completed in 2014 and is occupied resale stock: 2 block(s), 32 storeys, 374 units (KPKT TEDUH registration 7060-49). Developer: Bukit Indah (Johor) Sdn Bhd (subsidiary of S P Setia Berhad). S P Setia is one of Malaysia’s largest listed developers, with projects including Setia Alam and several large townships that preceded the Eco series. It has been active in Bukit Indah for more than twenty years and has a steady reputation.
How is transport at Sky Loft Premium Suites @ Bukit Indah, and how far is the checkpoint?
About 20–25 km to RTS Bukit Chagar / CIQ, roughly a 25–30 minute drive; About 20–25 km to CIQ, roughly a 25–30 minute drive; About 15–18 km to the Second Link Tuas Checkpoint, roughly a 15–20 minute drive
What layouts does Sky Loft Premium Suites @ Bukit Indah have?
1 layout: Standard layout (including top-floor duplexes) 833-3547 sf (TBC). Areas run 833 to 3,547 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 Sky Loft Premium Suites @ Bukit Indah, and what facilities are there?
Maintenance runs about RM0.34–0.35 per sq ft per month, per September 2026 sale listings cross-checked across two different agents and two layout sizes: a 1,152 sq ft unit at about RM400 a month (about RM0.347 psf) and a 2,575 sq ft penthouse at RM870 (about RM0.338 psf). A third listing on the other portal quotes the same RM400+/- for the same layout, but it reads as the same unit reposted across platforms, so it has not been counted as an independent source. Neither listing states whether the sinking fund is included, so ask the management office for the latest fee notice and the audited accounts. Facilities include: Swimming pool, Gym, Sky garden, 24-hour security.
Who is Sky Loft Premium Suites @ Bukit Indah suitable for?
Family owner-occupiers who prefer a mature neighbourhood (shopping, dining and schools all in place); People working locally in Bukit Indah
What are the risks of buying at Sky Loft Premium Suites @ Bukit Indah?
The building is over ten years old and common facilities may need refurbishment; Top-floor duplexes carry a high total price and are harder to sell on
What malls, schools and hospitals are near Sky Loft Premium Suites @ Bukit Indah?
Malls: AEON Bukit Indah shopping centre, Restaurants and supermarkets across the Bukit Indah commercial area, Eco Botanic (about a 10-minute drive). Schools: Several international and private schools (within about a 10-minute drive). Hospitals: .
Sky Loft is twelve years old now. Is it still worth buying, and will overhaul costs land on me?
Whether they land on you depends on whether the sinking fund is adequate, not on when you bought. The project was completed in 2014 with 32 storeys and 374 units, and over the next few years it will face lift overhaul or replacement, pump replacement, facade repainting and pool waterproofing. These costs come out of the sinking fund; when the fund is short, management can only raise the maintenance fee or issue a special levy, and new owners pay it too. In practice: ask the JMB/MC for the last two years of audited financial statements, look at the sinking fund balance and the maintenance fee collection rate (below 80% is a warning sign), and establish which year the lifts and pumps were last overhauled. Those two answers determine your future costs more than the building's age does.
PropertyGuru says prices start from RM450,000 at RM291–588 psf, EdgeProp says the median is RM481 psf. Which should I believe?
Look at both, but for different purposes. PropertyGuru's RM291–588 psf and "from RM450,000" are sellers' asking prices; EdgeProp's median of RM481 psf and range of RM429–578 psf are statistics on actual transactions over the past 48 months (sourced from JPPH / NAPIC, lagging by about six months). Negotiate on the EdgeProp transaction data as your benchmark, and use the PropertyGuru listing data to gauge supply (currently 67 for sale and 90 for rent). Also watch the size band: built-up areas in this project run from 833 to 3,093 sq ft, and in 2018 a 3,391 sq ft unit transacted at RM369 psf. Large units carry a naturally much lower price per square foot, so the building-wide median cannot simply be applied to them.
I am buying to live in. Will the utility bills be higher than in an ordinary condominium?
Yes. PropertyGuru classifies this project as a Service Residence (serviced apartment), a product usually built on commercial title: electricity is charged at commercial rates (about 50% above residential), the minimum monthly water charge is about RM35 for commercial against about RM6 for residential, and the assessment rate is typically 1.5–2 times that of a residential condominium. Over a year that is a difference of several hundred to over a thousand ringgit. There is a remedy: if you can satisfy TNB that the unit is purely for own occupation and not for business use, you can apply to convert to the residential tariff. Before buying, ask the management office or JMB whether a collective application has been made, and ask the seller for the last three months of electricity bills to check the tariff category.
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