KSL Aurora 1 & 2 @ Ulu Tiram
Freehold double-storey terraces on 20′×70′ lots in KSL’s Taman Bestari Indah township. KSL publishes one starting price for “Aurora” — and doesn’t say which Aurora it is. Aurora is a series, not a project: phase 1 and phase 2 are not the same thing, and neither is Aurora 5.
Aurora 1 & 2 at a glance
From KSL’s own website, ksl.my, read on 22 September 2026. Items from agent sites are labelled.
- Foreign buyers
- No — far below the RM2,000,000 landed floor
- House type
- Double-storey terrace20′ × 70′ lot (KSL)
- Price
- From RM868,800KSL’s published figure for “Aurora” — phase not stated
- Tenure
- FreeholdTownship tenure (StarProperty)
- Units
- Phase 1: 181 · Phase 2: 217Government register, Taman Bestari Indah. Phases 3 and 4 add 182 and 223. An agent site gives Aurora 1 = 144.
- Built-up
- 191 m² (about 2,056 sq ft)Government register; agent site 2,054 sq ft
- Completion
- Phase 1 CCC 28 Jul 2026Phase 2 SPA handover 26 Nov 2026 (97.5% built) · government register
- Township
- Taman Bestari Indah, 715 acresStarProperty
- Advertising permit
- 3390-78/05-2027/0298(R)-(L)Phase 2: 3390-79/07-2027/0533(R)-(L) · Khoo Soon Lee Realty Sdn Bhd, licence 3390/03-2029/0030(A)
Which Aurora is the price for?
KSL’s Bestari Indah page shows “Aurora” with a starting price of RM868,800, and lists the phases as “Phase 3 Zone F” and “Phase 7”. Agent sites call them Aurora 1, 2, 3, 4 and 5. I could not match KSL’s phase names to the agents’ numbers, so I cannot tell you whether RM868,800 applies to Aurora 1, Aurora 2 or neither.
Agent sites also quote a lower figure than KSL’s; I do not use it, because I cannot tell what it is based on. Ask KSL for the price list with the statutory phase name printed on it.
The licensee question
As on every KSL page on this site: “KSL” is a brand, and five group companies hold developer licences. Bestari Indah pages carry the name Khoo Soon Lee Realty Sdn Bhd. Ask which company signs your SPA, and for its permit number. The Rosewood page sets out all five licences.
The house type
| Type | Lot | Built-up | From |
|---|---|---|---|
| Double-storey terrace | 20′ × 70′ | Not published | RM868,800 (KSL, phase unstated) |
From ksl.my/townships-taman-bestari-indah, read 22 September 2026.
Taman Bestari Indah, Ulu Tiram
StarProperty places the township about 19 km north of JB city centre and about 4 km west of Ulu Tiram town. KSL lists about 5 minutes to AEON and Tesco Tebrau City, about 5 minutes to Austin Hill and Sunway College, 10–15 minutes to Johor Premium Outlets, and access to the Tebrau, Pasir Gudang, North–South and Senai–Desaru highways. The township has an 8-acre pond (StarProperty).
KSL Aurora in pictures
Images from KSL’s official project material (ksl.my), read 22 September 2026. Renders are artist’s impressions: landscaping, furniture and fittings shown are not necessarily delivered with the unit. Floor plans and site plans are indicative and subject to the approved plans.
Four Taman Bestari Indah phases in the register — and KSL’s price matches Phase 1
KSL does not say which Aurora its RM868,800 price belongs to. The National Housing Department register lists four current Taman Bestari Indah phases, all 2-storey terraces of 191 sq m, and the Phase 1 band starts at RM868,300 — almost exactly KSL’s figure. The register does not use the Aurora names, so ask for the project code.
| Project code | Phase | Advertising permit | Units | Price band on the permit | Built | Handover |
|---|---|---|---|---|---|---|
| 3390-78 | F1 | 3390-78/05-2027/0298(R)-(L) | 181 | RM868,300 – RM1,639,600 | 100% | Handed over 28 Jul 2026 |
| 3390-79 | F2 | 3390-79/07-2027/0533(R)-(L) | 217 | RM964,600 – RM1,332,700 | 97.50% | SPA date 26 Nov 2026 |
| 3390-82 | F3 | 3390-82/07-2027/0561(N)-(L) | 182 | RM964,600 – RM2,200,000 | 68.45% | SPA date 23 Sep 2027 |
| 3390-85 | F4 | 3390-85/06-2028/0466(N)-(L) | 223 | RM987,300 – RM1,672,200 | 5% | Permitted June 2026 |
| All 2-storey terraces, 191 sq m (~2,056 sq ft), 4 bed / 4 bath · licensed developer Khoo Soon Lee Realty Sdn Bhd, licence 3390/03-2029/0030(A) | ||||||
Swipe sideways to see the full table →
Read from teduh.kpkt.gov.my on 22 September 2026 (register data updated to 21 September 2026). Check it yourself: teduh.kpkt.gov.my/semakan-status-kemajuan?kodProjek=3390-79
What the register adds
The built-up area KSL does not publish: 191 sq m, about 2,056 sq ft, with 4 bedrooms and 4 bathrooms — matching the agent figure of 2,054 sq ft.
Unit counts: F2 has 217 units, which matches the agent figure for Aurora 2. F1 has 181, not the 144 agents give for Aurora 1, so the phase-to-name match is not certain. F1 is already handed over; F2 is 97.5% built.
KSL Holdings
KSL Holdings Berhad is a Bursa-listed Johor developer; Taman Bestari Indah is one of its long-running townships (land acquired 2003). Its current official site is ksl.my. KSL’s landed pages publish less than its high-rise pages — expect to ask for built-up, unit counts and permits.
Questions I actually get asked
Is Aurora 1 still available?
Agent sites say Aurora 1 is sold out and Aurora 2 is selling. KSL does not say. Ask for current availability by phase.
Is the RM868,800 price for Aurora 2?
KSL does not say which phase it applies to. Get the price list with the phase name on it.
How is Aurora 1 & 2 different from Aurora 5?
Aurora 5 is a later, single-storey phase with its own page on this site. Aurora 1 and 2 are double-storey.
Can a foreigner buy?
No. Terraces here are far below the RM2,000,000 Johor landed floor.
Where is KSL Aurora?
In Taman Bestari Indah, Ulu Tiram. StarProperty puts the township about 19 km north of JB city centre and about 4 km west of Ulu Tiram town.
How big is Taman Bestari Indah?
About 715 acres of freehold land, with an 8-acre recreational pond and playgrounds, per StarProperty. KSL describes access-card entry, security checkpoints and CCTV.
Which KSL company sells Aurora?
KSL Holdings Berhad markets it; KSL’s Taman Bestari Indah pages carry the name Khoo Soon Lee Realty Sdn Bhd. Check the company and licence printed on your sale and purchase agreement.
Explore related topics
Curated hubs, each with its own guide — not auto-generated tag archives.
Want the Aurora 2 price list?
I will ask KSL for the list with the phase name and permit number printed on it.
No agent fee payable by the buyer on new developer launches
Louis Koh
11 years in Malaysian property · Johor Bahru & Kuala Lumpur new launches · English & 中文
I work with cross-border buyers from Singapore and with local investors. I’ll tell you when a project isn’t right for you — that’s usually worth more than the brochure.
Published 2026-09-22 · Last verified 2026-09-22 against KSL’s website (ksl.my) and StarProperty’s Taman Bestari Indah guide. Unit counts, built-up and completion come from agent sites and are labelled. This page is marketing information, not an offer or a contract.
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Developer: KSL Holdings (22 developments on this site)
Where it is: Ulu Tiram, Johor
The unit mix, the permitted price and how far up it is
None of this table is the developer’s account of itself. It is what the Ministry of Housing and Local Government records from the 7(f) returns: unit type, bedrooms and bathrooms, built-up area, unit count, the price range on the permit, and the certified percentage complete. A brochure price can be revised; the price on the permit was filed. A brochure need not mention progress; the percentage is certified. The status vocabulary is theirs too: Lancar (on schedule), Lewat (behind), Sakit (sick), Terbengkalai (abandoned).
3390-78 · TAMAN BESTARI INDAH
Overall status: Siap Dengan CCC — completed
| Component | Bed / bath | Built-up | Units | Price on the permit | Complete |
|---|---|---|---|---|---|
| Rumah Teres 2 storeys Siap Dengan CCC | 2, 3, 4, 8 / 2, 3, 4, 8 | 191 m² ≈ 2,056 sq ft | 181 | RM868,300.00 – RM1,639,600.00 | 100.00% |
Swipe the table sideways for the rest of the columns.
This is the document the developer had to file, and the housing department had to approve, before it was allowed to advertise at all — served from the ministry’s own host. It normally carries the location plan, the developer licence and building-plan approval references, the expected completion date, the encumbrance position, and the unit count and price floor and ceiling for each type. The brochure a salesperson hands you can be reissued. This one cannot.
Read from teduh.kpkt.gov.my on 2026-09-22, project code 3390-78. Re-read weekly.
3390-79 · TAMAN BESTARI INDAH
Overall status: Lancar — on schedule
| Component | Bed / bath | Built-up | Units | Price on the permit | Complete |
|---|---|---|---|---|---|
| Rumah Teres 2 storeys Lancar | 3, 4 / 3, 4 | 191 m² ≈ 2,056 sq ft | 217 | RM964,600.00 – RM1,332,700.00 | 97.50% |
Swipe the table sideways for the rest of the columns.
This is the document the developer had to file, and the housing department had to approve, before it was allowed to advertise at all — served from the ministry’s own host. It normally carries the location plan, the developer licence and building-plan approval references, the expected completion date, the encumbrance position, and the unit count and price floor and ceiling for each type. The brochure a salesperson hands you can be reissued. This one cannot.
Read from teduh.kpkt.gov.my on 2026-09-09, project code 3390-79. Re-read weekly.
3390-82 · TAMAN BESTARI INDAH
Overall status: Lancar — on schedule
| Component | Bed / bath | Built-up | Units | Price on the permit | Complete |
|---|---|---|---|---|---|
| Rumah Teres 2 storeys Lancar | 4 / 4 | 191 m² ≈ 2,056 sq ft | 181 | RM964,600.00 – RM1,851,200.00 | 68.45% |
| Rumah Sesebuah 2 storeys Lancar | 3 / 4 | 195 m² ≈ 2,099 sq ft | 1 | RM2,200,000.00 | 50.00% |
Swipe the table sideways for the rest of the columns.
This is the document the developer had to file, and the housing department had to approve, before it was allowed to advertise at all — served from the ministry’s own host. It normally carries the location plan, the developer licence and building-plan approval references, the expected completion date, the encumbrance position, and the unit count and price floor and ceiling for each type. The brochure a salesperson hands you can be reissued. This one cannot.
Read from teduh.kpkt.gov.my on 2026-09-09, project code 3390-82. Re-read weekly.
3390-85 · TAMAN BESTARI INDAH
Overall status: Lancar — on schedule
| Component | Bed / bath | Built-up | Units | Price on the permit | Complete |
|---|---|---|---|---|---|
| Rumah Teres 2 storeys Lancar | 4 / 4 | 191 m² ≈ 2,056 sq ft | 223 | RM987,300.00 – RM1,672,200.00 | 5.00% |
Swipe the table sideways for the rest of the columns.
This is the document the developer had to file, and the housing department had to approve, before it was allowed to advertise at all — served from the ministry’s own host. It normally carries the location plan, the developer licence and building-plan approval references, the expected completion date, the encumbrance position, and the unit count and price floor and ceiling for each type. The brochure a salesperson hands you can be reissued. This one cannot.
Read from teduh.kpkt.gov.my on 2026-09-09, project code 3390-85. Re-read weekly.
What to do with the number. Read it against the delivery date in your own agreement, not against what a salesperson says. A project with a year left on its statutory clock and a third of the building up is telling you something the brochure will not.
How does that compare? Every development on this site, grouped by register status — cancelled, abandoned and behind schedule first.
No floor plan is reproduced on this page — but the drawings are findable
A floor plan is the developer’s copyright. This site does not mirror one and let you assume it is official. What it can do is send you to the drawing itself.
The advertisement the developer filed and the housing department approved normally carries the location plan and the unit count and price for each type. A salesperson’s brochure can be reissued. This one cannot.
The drawing that binds the developer is the one attached to your own sale and purchase agreement. Anything on any website is a reference copy — check the schedule to your contract before you sign.