The Eclipse Johor Bahru

Only above RM1,000,000, and the developer has not published a ceiling price. Johor requires non-citizens to pay at least RM1,000,000 for a strata unit and to obtain state consent. The advertised entry price of RM630,000 is well under that floor, so the cheapest units are closed to you.

There is a trap specific to this product type. Johor’s foreign buyer levy is 3% of the purchase price or RM30,000, whichever is higher — but for a serviced residence priced below RM1 million the minimum levy is RM50,000. Since 1 January 2026 non-citizens also pay a flat 8% stamp duty, and the amended Stamp Act definition of residential property expressly includes serviced apartments and SoHos.

Separately, the 250 affordable RMMJ units in the filings are subject to Johor affordable-housing restrictions and are not open to foreign buyers under any circumstances.

No. As at the most recent filing I can find, the joint development agreement is still conditional and the conditional period was extended on 10 June 2026 to run to 9 December 2026. That is the third extension.

Two of the outstanding conditions are worth knowing: the land title has not yet been transferred into the joint venture partner’s name — it is still registered to Perbadanan Setiausaha Kerajaan Johor — and the month-to-month tenancy under which Berjaya Waterfront uses part of the site as a car park has not been terminated.

Any agent showing you a construction timeline for this project is showing you a plan, not a status.

Both numbers are real, they come from different documents, and nobody has reconciled them publicly.

The 22 November 2025 launch press release says 1,116 units. The joint development agreement announcements filed with Bursa Malaysia and SGX describe 1,010 serviced apartments plus 250 affordable RMMJ units plus 10 retail lots.

The gap matters to you for one reason: the filings say the affordable units form part of the landowner’s 18% entitlement, so they are part of the same building complex you would be buying into. Ask for the approved development order and the unit schedule before you sign anything.

Leasehold. The parent title is a 99-year lease expiring on 7 March 2120, endorsed in 2021.

If handover happens around 2030 — and no handover date has been published — a first buyer would receive roughly 90 years of remaining term. That is long enough that most banks will lend normally. It becomes a resale consideration in the 2070s and beyond, and it is a genuine difference from the freehold towers a kilometre or two west of here.

One more restriction sits on the title itself: the land cannot be sold, mortgaged, leased or transferred without the consent of the Johor State Authority.

The joint development agreement requires the title to be re-issued carrying the “Commercial” land use category. The parcels you would buy would therefore sit on commercial land.

Three consequences. Assessment (cukai pintu) is charged at the commercial rate, which in Johor Bahru is materially higher than residential. Electricity and water are billed on commercial tariffs, which pushes up the running cost of an air-conditioned high-rise unit. And banks commonly lend a lower margin of finance on commercial-titled units than on residential-titled ones — plan for that before you calculate your down payment.

It also means the automatic protections of the Housing Development Act are not something you should assume. Read the sale and purchase agreement schedule, not the brochure.

No completion date can honestly be stated today.

The 2024 announcement gave an indicative completion of 3Q2029, but that assumed construction starting in 3Q2025, which did not happen. The contract gives a 39-month build period counted from the date the agreement turns unconditional. If that date were 9 December 2026, 39 months lands in early 2030 — and that is arithmetic on an assumption, not a schedule.

I will publish a completion date the day the developer publishes one. Message me and I will tell you what the sales gallery is quoting this week, and how that compares with the filings.

Yes, and specifically in this product category. On NAPIC’s Q1 2026 data, Johor holds 9,972 unsold completed serviced apartments — about 52% of the national total of 19,263 units worth RM16.52 billion, and the highest of any state. Johor’s completed unsold residential stock is a separate and much smaller 3,852 units, which is second behind Perak.

The band matters too: 58.5% of Malaysia’s unsold serviced apartments are priced between RM500,001 and RM1 million. The Eclipse opens at RM630,000, which is inside that band.

The practical reading is not “don’t buy”. It is that on completion around 2030 you will be leasing or reselling into a market that already has a large standing inventory of similar product, so the price you pay at launch has to earn its premium from the location, not from the launch discount.

Because the developer has not published one. There is no e-brochure, no unit mix table and no layout drawings on any Chin Hin Group Property domain — I checked the group’s project index and its content API, and The Eclipse is not in either.

The only figures released are the overall range: 570 to 1,161 sq ft, 1+1 to 3+1 bedrooms. I will not reconstruct layout codes from listing portals and present them as the developer’s.

The sales gallery will have printed plans. Message me and I will get you what they are handing out, with the date on it.

Not published. The only official price figure is “from RM630,000”, stated at the launch. There is no ceiling price, no psf, no maintenance fee, no sinking fund figure and no car park allocation on any level 1 to 4 source.

I go to the developer for these rather than repeating what listing sites guess. Message me and I will send you the current sheet, and I will tell you plainly which parts of it are still marked indicative.