Horizon Residence (Dwi Mutiara) @ Bukit Indah
Resale listings here run from RM360,000 to RM1,250,000 — a spread of RM890,000. Floor, facing and condition decide which end you pay. This page lays out price bands, rents, yields and risks across all 1 layout.
🔒 Free, no sign-up · I’ll send you the floor, facing and actual asking price of every unit currently on the market
Horizon Residence (Dwi Mutiara) @ Bukit Indah in 30 seconds
Horizon Residence (Dwi Mutiara) @ Bukit Indah is a not yet verified (most projects in the area are freehold; requires verification) condominium in Bukit Indah, Johor Bahru, Malaysia, developed by SKS Group (formerly Mahabuilders Berhad, now MB World Group) and completed in 2014. It comprises 2 block(s), 20 storeys and 440 units. Address: Taman Bukit Indah, Iskandar Puteri (Nusajaya), Johor.
Layouts run 1,045 to 1,863 sq ft across 1 types. As at September 2026, resale listings range RM360,000 – RM1,250,000, with a mid-market level around RM805,000; transacted PSF sits at RM629 psf. Whole-unit rents are RM2,650 – RM3,000 a month, a gross yield of 4.2%. 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 1,045–1,863 sq ft layouts that works out to roughly RM280 – RM745 a month — an estimate, not a billed figure. One single source: a September 2026 listing for a 1,045 sq ft unit says RM300++ (about RM0.29 psf and up), while another listing for the same project only says tbc — unverified. Ask the management office for the latest fee notice and the audited accounts.
Transport position: About 20–25 km to RTS Bukit Chagar
What kind of project is Horizon Residence (Dwi Mutiara) @ 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
- SKS Group (formerly Mahabuilders Berhad, now MB World Group)SKS Group / MB World Group (formerly Mahabuilders)
- Completed
- 2014Completed · resale stock
- Tenure
- Not yet verified (most projects in the area are Freehold; requires verification)Open to foreign buyers (min-price rules apply)
- Total units
- 4402 block(s) · 20 storeys (TEDUH 8259-8)
- Layouts
- 1See price table below
- Maintenance
- Not published · est. RM280–745/monthMeasured range across 47 completed JB condos: RM0.22–0.42 psf (median RM0.31); post-2013 projects mostly RM0.27–0.40. One single source says 1,045 sq ft at RM300++ (≈RM0.29 psf and up) — unverified. Estimate only — confirm with the management office
- Asking PSF
- RM629Agent-corrected asking range
- Gross yield
- 4.2%Whole-unit basis
A mid-sized local Malaysian developer with several projects around Tampoi and Bukit Indah (such as Aliff Avenue), and a moderate reputation.
Bukit Indah — what is around you
Full address: Taman Bukit Indah, 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
- 🛂 Checkpoint (CIQ)About 20–25 km to CIQ
- 🚌 Other transportAbout 15–18 km to the Second Link
🛍️ Malls & shopping
- AEON Bukit Indah
🎓 Schools
- Several schools nearby
1 layout, from 1,045 to 1,863 sq ft
The table shows the current resale price band and rent band for each layout. Mid-market sits around RM805,000, the top of market reaches RM1,250,000 — within one layout the spread comes down to floor, facing and condition.
| Layout | Area | Bed / Bath | Resale price band | PSF | Monthly rent |
|---|---|---|---|---|---|
| Standard layout (some units up to 2463sf) | 1045-1863 sf | 3-4BR · 2-3 bath | RM360,000 – RM1,250,000 | — | RM2,650 – 3,000 |
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: RM524 psf; this page uses RM629 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 Horizon Residence (Dwi Mutiara) @ 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 the Horizon Residence project site (horizonresidence.com.my, Dwi Mutiara Sdn Bhd / Mahabuilders Berhad); copyright the developer.
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: RM2,650 to RM3,000 a month
Whole-unit gross yield runs about 4.2%. 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 Horizon Residence (Dwi Mutiara) @ 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 Horizon Residence (Dwi Mutiara) @ Bukit Indah its value
Freehold plus standard apartment classification, with utilities and assessment at residential rates
The PropertyGuru project page records: freehold, Apartment (a standard apartment, not a serviced apartment), completed in 2014, 26 storeys (KPKT TEDUH 8259-8 registers 20 storeys, and the official registration takes precedence), 440 units, developer Mahabuilders Berhad (now MB World Group). The "standard apartment" classification matters: many projects in the same area are serviced apartments, where electricity is billed at commercial rates (roughly 50% higher than residential), the minimum monthly water charge is about RM35/month commercial versus about RM6/month residential, and the assessment rate is typically 1.5–2 times the residential rate. Billed at residential rates, this project can save several hundred to over a thousand ringgit a year.
All layouts are large three- and four-bedroom units, 1,045–2,463 sq ft
The EdgeProp project description records 440 units with built-up areas of 1,045–2,463 sq ft, 3–4 bedrooms and 2–3 bathrooms. This is uncommon in the Bukit Indah area, where most high-rise stock is dominated by smaller layouts and serviced apartments. For buyers housing a whole family, this is one of the few options in the area that does not require compromising on space; consequently its tenant and buyer pool is families rather than single tenants.
Among the lowest transacted psf in the area, so a low entry price
The EdgeProp median of RM439 psf over the past 48 months is below Sky Loft (RM481 psf) and Sky View (RM506 psf) in the same area. Based on the entry-level 1,045 sq ft layout, that works out to a total price of about RM460,000; set against a 3-bedroom layout, freehold title and residential utility and assessment rates, the cost per square foot is among the best value in Bukit Indah.
Located in the mature Bukit Indah township, with day-to-day amenities already in place
Both the EdgeProp and PropertyGuru project descriptions state that the project sits along Lebuhraya Bukit Indah / Jalan Lingkungan Indah Utama, with access via the Second Link expressway, Bukit Indah highway, Persiaran Indah and the Pontian highway. AEON Mall Bukit Indah opened on 19 December 2008 and is the AEON closest to the Second Link in all of Johor; the surrounding area also has TESCO, Giant, shophouse dining, clinics, banks and national-type primary and secondary schools.
Residents have written specific positive reviews citing "good location, many shops nearby"
Of the 3 reviews on PropertyGuru, 2 come from the same resident (Mei xiang Wong, 2 July 2023), reading "nice and near many shop" and "good rent and any shop nearby here" respectively, with transport and surrounding amenities scored 3–5. These two reviews confirm that the core selling point of this project is location and everyday convenience, not facilities or management.
🏊 Facilities
- Swimming pool
- Gym
- 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 — 2 positive, 1 critical.
「good rent and any shop nearby here」
— Mei xiang Wong, PropertyGuru resident review 4.7/5, 2 July 2023 (title: nice resident)「nice and near many shop」
— Mei xiang Wong, PropertyGuru resident review 3.8/5, 2 July 2023 (title: best apartment)「Hi I'm staying about 4 years. Good location but please don't buy house here this is just because of the management people. Expensive maintenance fee but very poor management. 1) both buildings floor will be wet n flooded if rainy 2) no rain shield or cover while u access in n out of parking… 3) lack of motorbike parking…」
— PAIRAVI PAIRAVI, PropertyGuru resident review 1.7/5, 25 June 2022 (title: Very poor management; management and facilities both scored 0)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 EdgeProp project description explicitly lists access via the Second Malaysia-Singapore Linkabout 15–18 km, roughly a 15–20 minute drive
- Bukit Chagar RTS stationToo far; requires driving into Johor Bahru city centre first, so it is not a practical commuting optionabout 20–25 km, roughly a 25–30 minute drive
- CIQ / Bangunan Sultan Iskandar Causeway checkpointSeverely congested at peak hoursabout 20–25 km, roughly a 25–30 minute drive
- Lebuhraya Bukit Indah and Persiaran IndahThe main access roads listed in the EdgeProp project descriptiondirect access at the project entrance
- Lebuhraya Pontian (Pontian highway)The other trunk road listed in the EdgeProp project descriptionroughly a 5–10 minute drive to the access point
🛍️ Shopping & dining
- AEON Mall Bukit IndahOpened 19 December 2008; the AEON closest to the Second Link in all of Johor, and named in the PropertyGuru project descriptionroughly a 5-minute drive
- Perling MallA neighbouring mall listed in the PropertyGuru project description; an established community mallroughly a 10-minute drive
- Bukit Indah shophouse dining beltResident reviews mention "near many shop" and "any shop nearby here" twice; this is the project's most widely acknowledged strengthwithin a 5-minute walk to drive
- Sunway Big Box Retail ParkOpened December 2019; official material states about 5 minutes from the Second Link and about an 8-minute drive from Legolandroughly a 10-minute drive
- Mall of Medini / LegolandThe PropertyGuru project description lists Legoland and Kota Iskandar as nearby attractionsroughly a 15-minute drive
🎓 Schools
- Taman Bukit Indah national primary and secondary schools (SK/SMK Bukit Indah)Schools serving local catchment, reachable by a short driveroughly a 5-minute drive
- SMK Bukit Indah 2One of the secondary schools in the arearoughly a 5–10 minute drive
- EduCity Iskandar higher-education hubA 305-acre education city hosting Newcastle University Medicine Malaysia, University of Southampton Malaysia, Raffles University, MMU, MDIS and othersroughly a 15–20 minute drive
- Marlborough College MalaysiaA British boarding and day international school within EduCity, ages 3–18roughly a 15–20 minute drive
- Raffles American SchoolJalan Raffles, 79050 Iskandar Puteri; accredited by the Western Association of Schools and Colleges (WASC)roughly a 15–20 minute drive
🏥 Healthcare
- Private clinics and pharmacies around Bukit IndahThe EdgeProp project description mentions clinics, banks, schools and shops in the vicinitywithin a 5-minute walk to drive
- Columbia Asia Hospital Iskandar Puteri (Nusajaya)Private general hospitalroughly a 10–15 minute drive
- Gleneagles Hospital MediniA 300-bed private hospital under IHH Healthcareroughly a 15-minute drive
- KPJ Puteri Specialist Hospital (Johor Bahru city centre)Private specialist hospitalabout 20 km, roughly a 25–30 minute drive
- Hospital Sultanah Aminah (Johor Bahru)Johor's largest public hospital, with 24-hour emergency; there is no public hospital of comparable grade in this areaabout 20–25 km, roughly a 30-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.
Local families who need space on a limited budget
Every unit here is a large 3–4 bedroom layout (1,045–2,463 sq ft), the median transaction of RM439 psf is the lowest tier in Bukit Indah, and with freehold title plus residential rates for utilities and assessment, the cost per square foot is very competitive. Suitable for local families who need space. But you must accept the management problems up front — the PropertyGuru overall rating is 3.4/5, with management at 3.0 and facilities at 2.7, and one resident of four years wrote "please don't buy house here this is just because of the management people".
Owner-occupiers who value everyday amenities and care little about facilities
Both positive reviews focus on there being many shops nearby, and even the negative review opens with "Good location" — location is what this project is most credited for. AEON, supermarkets, shophouses and schools are all within a 5-minute drive. If you rarely use the pool or gym anyway, the facilities score of 2.7 has limited impact on you; but flooding when it rains and the lack of rain cover at the car park are hardware problems you will meet every day, so view on a rainy day.
Rental buyers chasing cash flow who can manage tenants themselves
The EdgeProp implied yield of 5.7% is driven mainly by the low purchase price. There are only 44 rental listings (about 10% against 440 units), so competitive pressure is lighter than at some projects in the same area. But low management scores affect tenants' willingness to renew — an uncomfortable tenant leaves, and each tenant turnover means one to two months of vacancy. Model it on the basis of two months of vacancy a year.
Not suitable for: buyers who place high weight on management and facility quality, and foreigners
Management at 3.0 and facilities at 2.7 on PropertyGuru make this the only project on this list of 21 with clearly low scores, and residents' specific complaints include flooding when it rains, no covered walkway, insufficient motorcycle parking and heavy-handed treatment by management. If those matter to you, Sky Loft (4.9/5) and Sky View (5/5) in the same area are worth seeing first. As for foreigners: this project is not within Medini, so Johor's RM1 million threshold applies, and most layouts total only RM460,000 to RM620,000, which means you cannot legally buy.
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.
⚠PropertyGuru overall rating is only 3.4/5, with management at 3.0 and facilities at 2.7, the lowest on this list
The project's overall PropertyGuru rating is 3.4/5 (3 reviews), and of the six sub-scores management is only 3.0 and facilities only 2.7 — the only project on this list of 21 with clearly low scores. One review dated 25 June 2022 (PAIRAVI PAIRAVI, 1.7/5) gave management and facilities a flat 0, under the title "Very poor management". The reviewer says they had lived there four years and writes explicitly: "Good location but please don't buy house here this is just because of the management people. Expensive maintenance fee but very poor management." What this actually means for you: poor management shows up directly in tenant renewal rates, the condition of common areas and the impression made on resale, and all of that eventually shows up in the price.
⚠Three specific problems named by residents: flooding when it rains, no covered walkway, insufficient motorcycle parking
The same 2022 review sets out the problems in very concrete terms: "both buildings floor will be wet n flooded if rainy" (the ground floors of both blocks get wet or even flooded when it rains); "no rain shield or cover while u access in n out of parking n u will get wet even near to security guard exit also no any roof to cover" (neither the car park entrance and exit nor the guardhouse exit has any rain cover); "lack of motorbike parking" (insufficient motorcycle bays, with management issuing summonses, warnings and even banning motorcycles from entering, and requiring Block B residents to park at Block A and walk over). All three are problems of hardware and management rules and will not improve just because the unit changes hands.
⚠Super-large layouts are a price black hole: a 4,661 sq ft unit once transacted at RM215 psf
EdgeProp records the project's historical low as a 4,661 sq ft unit transacted at RM215 psf in March 2018, while a 980 sq ft unit transacted at RM613 psf in December 2024 — the same building, a 2.9-times difference in psf. The project's largest layout goes up to 2,463 sq ft (EdgeProp project description), so a 4,661 sq ft unit is presumably a combined or penthouse unit. The Bukit Indah buyer pool is mainly mid-to-low budget; units above 2,000 sq ft carry a high total price and cannot command proportionate rent, so the price per square foot is pushed extremely low.
⚠77 units listed for sale against 440 units, so the exit route is crowded
PropertyGuru shows 77 sale listings and 44 rental listings for this project. Against 440 units, that is a sale-listing ratio of about 18% — nearly one in five units is on the market, while rental listings are only half that number. What this structure tells you: more people want out than want to rent out. What this actually means for you: when you come to sell, you will have more than seventy competitors in the same building, and a quick sale usually needs a further 10–15% off the asking price to find a buyer. It also explains why this project's transacted psf is the lowest in the Bukit Indah area.
⚠Twelve years of building age plus low management scores means compounding risk of major repairs and levies
The project was completed in 2014, so by 2026 it is twelve years old. Twin 26-storey towers typically face lift overhauls, water pump replacement, repainting of the external facade and drainage system repairs between years 10 and 15 — and residents have already reported flooding when it rains, meaning the drainage has been a problem from the start. That money comes out of the sinking fund; when the sinking fund is short, the only options are raising the maintenance fee or a special levy on owners. Residents have already complained of "Expensive maintenance fee but very poor management", that is, plenty of money collected for poor results, and that combination is the one most likely to blow up when major works come due.
⚠Foreigners are restricted by Johor's RM1 million threshold and cannot buy at this price point
The project is in Bukit Indah, not within the Medini zone, so the Medini exemption from the minimum price for foreign buyers does not apply — foreigners must meet Johor's RM1 million minimum purchase price for residential property. The project's median transacted price is only RM439 psf, so even the largest 2,463 sq ft layout comes to about RM1.08 million, right on the edge of the threshold; the usual 1,045–1,400 sq ft layouts come to only RM460,000 to RM610,000, far below the threshold. Costs have also risen in 2026: MOT (memorandum of transfer) stamp duty for non-citizens is a flat 8% from 1 January 2026, and the Johor state foreign-investment approval fee is 3% with a minimum of RM30,000 from 1 July 2025.
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 |
|---|---|---|---|---|---|---|
| Horizon Residence (Dwi Mutiara) @ Bukit Indah ← | 2014 | Not yet verified (most projects in the area are Freehold; requires verification) | 440 | RM629 | RM360,000 – RM1,250,000 | 4.2% |
| 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. Horizon Residence (Dwi Mutiara) @ Bukit Indah is Not yet verified (most projects in the area are Freehold; requires verification) — 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 Horizon Residence (Dwi Mutiara) @ Bukit Indah cost on the resale market?
As at September 2026, Horizon Residence (Dwi Mutiara) @ Bukit Indah resale listings run RM360,000 to RM1,250,000, with a mid-market level around RM805,000 and transacted PSF of RM629. By layout: Standard layout (some units up to 2463sf) (1045-1863 sf) RM360,000–RM1,250,000. Within one layout the spread comes from floor, facing and condition — WhatsApp me for the live list.
What are rents and yields at Horizon Residence (Dwi Mutiara) @ Bukit Indah?
Whole-unit rents run RM2,650 – RM3,000 a month. That is a gross yield of about 4.2% — gross, so after maintenance, assessment, quit rent, insurance and vacancy, net yield is typically 0.8–1.2 points lower.
Is Horizon Residence (Dwi Mutiara) @ Bukit Indah freehold, and can foreigners buy?
Horizon Residence (Dwi Mutiara) @ Bukit Indah is Not yet verified (most projects in the area are Freehold; requires verification). 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 Horizon Residence (Dwi Mutiara) @ Bukit Indah completed and who built it?
Horizon Residence (Dwi Mutiara) @ Bukit Indah was completed in 2014 and is occupied resale stock: 2 block(s), 20 storeys, 440 units (KPKT TEDUH registration 8259-8). Developer: SKS Group (formerly Mahabuilders Berhad, now MB World Group). A mid-sized local Malaysian developer with several projects around Tampoi and Bukit Indah (such as Aliff Avenue), and a moderate reputation.
How is transport at Horizon Residence (Dwi Mutiara) @ Bukit Indah, and how far is the checkpoint?
About 20–25 km to RTS Bukit Chagar; About 20–25 km to CIQ; About 15–18 km to the Second Link
What layouts does Horizon Residence (Dwi Mutiara) @ Bukit Indah have?
1 layout: Standard layout (some units up to 2463sf) 1045-1863 sf (TBC). Areas run 1,045 to 1,863 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 Horizon Residence (Dwi Mutiara) @ Bukit Indah, 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 1,045–1,863 sq ft layouts, that works out to roughly RM280 – RM745 a month; this is an estimate, not a billed amount. One single source: a September 2026 listing for a 1,045 sq ft unit says RM300++ (about RM0.29 psf and up), while another listing for the same project only says tbc, so it remains unverified. Ask the management office for the latest fee notice and the audited accounts. Facilities include: Swimming pool, Gym, 24-hour security.
Who is Horizon Residence (Dwi Mutiara) @ Bukit Indah suitable for?
Families needing large layouts; Mid-budget owner-occupiers
What are the risks of buying at Horizon Residence (Dwi Mutiara) @ Bukit Indah?
The building is over ten years old and the title type needs verification; The developer’s brand recognition is below that of larger developers such as S P Setia and UEM Sunrise
What malls, schools and hospitals are near Horizon Residence (Dwi Mutiara) @ Bukit Indah?
Malls: AEON Bukit Indah. Schools: Several schools nearby. Hospitals: .
How bad is management at Horizon Residence really? Is it a reason to walk away?
Start with the numbers: the PropertyGuru overall rating is 3.4/5 (3 reviews), and of the six sub-scores management is 3.0 and facilities 2.7 — the only clearly low scores on this list of 21 projects. The most detailed review comes from a resident of four years (PAIRAVI PAIRAVI, 25 June 2022, 1.7/5), who gave management and facilities a flat 0 and made four specific complaints: the ground floors of both blocks get wet or even flooded when it rains; neither the car park entrance and exit nor the guardhouse exit has any rain cover; there is insufficient motorcycle parking; and management responded by issuing summonses, warnings and even banning motorcycles from entering, requiring Block B residents to park at Block A and walk over. Whether to walk away depends on your use: if you are living there and use the car park and corridors daily, you will meet these problems every day; if you are renting it out, it will affect tenant renewal rates. But note the sample is only 3 reviews and the most recent is from 2023, so the managing agent may already have changed — at the viewing, ask the JMB/MC for the financial statements for the past two years and the AGM minutes and look for evidence of improvement.
Why is Horizon Residence's transacted psf so much lower than the rest of the area?
Three reasons stack up. First, the layouts: the whole project consists of large 3–4 bedroom units of 1,045–2,463 sq ft, and since the Bukit Indah buyer pool is mainly mid-to-low budget, units with a high total price naturally see their price per square foot suppressed (EdgeProp records a 4,661 sq ft unit transacted at only RM215 psf in March 2018). Second, the low management scores: an overall rating of 3.4/5, management 3.0 and facilities 2.7 directly affect what buyers are willing to offer. Third, supply: PropertyGuru shows 77 sale listings, about 18% of the 440 units, while rental listings number only 44 — more people want out than want to rent out. Seen the other way, that also makes it one of the lowest cost-per-square-foot options in Bukit Indah (a median of RM439 psf over the past 48 months against Sky Loft at RM481 and Sky View at RM506), and it is negotiable for families who only want space and are willing to accept the management problems.
Is this a standard apartment or a serviced apartment? How much difference does that make to utilities?
PropertyGuru lists the product type as Apartment (a standard apartment), not Service Residence, on freehold title. The difference is paid every year: serviced apartments are usually built on commercial title, so electricity is billed at commercial rates (roughly 50% higher than residential), the minimum monthly water charge is about RM35/month commercial versus about RM6/month residential, and the assessment rate is typically 1.5–2 times that of a residential condominium. For a 1,200 sq ft unit with the consumption of a family of three, that difference can exceed a thousand ringgit a year. Sky Loft, Sky View and Pinnacle Tower in the same area are all registered as serviced apartments, while this project and Sky Breeze are standard apartments. In practice, though, the actual classification on the assessment bill and the electricity bill governs — at the viewing, ask the seller for the most recent assessment bill and the last three months of TNB electricity bills to check.
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