KSL Taman Mengkibol @ Kluang
A freehold KSL township in Kluang — 90 minutes’ drive from Johor Bahru, and priced accordingly. This is the one KSL township where the developer publishes a full price ladder: single-storey terraces from RM350,000, shop offices from RM548,800. It is a local-market product, and this page treats it as one.
Taman Mengkibol at a glance
From KSL’s township page (ksl.my) and KSL’s 2025 annual report, read on 22 September 2026.
- Foreign buyers
- No — far below the RM2,000,000 landed floor
- Township
- 249 acresKSL Annual Report 2025
- Tenure
- FreeholdKSL Phase 8 page
- Phases on sale
- 5, 7 and 8, plus RMMJRMMJ = Rumah Mampu Milik Johor (affordable)
- Entry price
- From RM350,000Single-storey 22′×65′ (KSL)
- Shop offices
- 2-storey from RM548,800 · 3-storey from RM738,800CCC issued (KSL)
- Address
- Kampung Mengkibol, 86000 Kluang
- Advertising permit
- 7777-16/10-2026/0941(N)-(L)237 double-storey terraces, permit RM300,000–RM366,000, SPA handover 9 Jul 2027 · KSL Development, government register
The KSL price ladder
| Product | Lot | From (KSL) |
|---|---|---|
| Single-storey terrace | 22′×65′ | RM350,000 |
| Single-storey terrace | 22′×80′ | RM399,000 |
| Double-storey terrace | 22′×70′ / 22′×80′ | Not published |
| 2-storey shop office | 22′×70′ | RM548,800 |
| 3-storey shop office | 22′×80′ | RM738,800 |
| RMMJ 2-storey terrace | 20′×55′ | RM300,000 |
From ksl.my/townships-taman-mengkibol, read 22 September 2026. KSL’s separate Phase 8 page shows RM308,800 for a single-storey terrace, which does not match the township page — ask which is current.
The RMMJ units are affordable housing under the Johor state scheme. They normally come with buyer eligibility rules and resale restrictions, so they are not comparable with the open-market terraces on price alone. KSL’s annual report records 237 RMMJ units under construction, targeted for Q2 2026.
Built-up, bedrooms, permit
KSL publishes lot sizes and prices but not built-up areas, bedroom counts or advertising permit numbers. Ask for all three together, and for the phase name, before paying a booking fee. A new double-storey terrace phase was planned for 2026 launch.
Mengkibol, Kluang
KSL lists: convenience stores 1.8 km, Klinik Kesihatan Mengkibol 2.2 km, Kluang Golf & Country Club 3.3 km, Dataran Tasik 3.9 km, Sunway Kluang Mall 6.6 km and Hospital Enche Besar Hajjah Kalsom 7.5 km, with SMK Jalan Mengkibol and Kolej Vokasional Kluang nearby.
Kluang is its own town, not a Johor Bahru suburb. Buyers here are mostly people who live and work in Kluang.
KSL Taman Mengkibol 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.
The current phase: 237 affordable terraces, 85% built
The National Housing Department register lists 15 Taman Mengkibol schemes under KSL Development Sdn Bhd. Fourteen are completed with certificates of completion; the one under construction is the RMMJ affordable-housing phase.
| Project code | Advertising permit | Permit expires | Units | Type | Price band on the permit | Built | Vacant possession (SPA) |
|---|---|---|---|---|---|---|---|
| 7777-16 | 7777-16/10-2026/0941(N)-(L) | 17 Oct 2026 | 237 | 2-storey terrace, 116–140 sq m, 4 bed / 3 bath | RM300,000 – RM366,000 | 85% | 9 Jul 2027 |
| Licensed developer: KSL Development Sdn Bhd · licence 7777/03-2028/0353(A) · earlier phases 7777-2 to 7777-10 all completed | |||||||
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=7777-16
What the register adds
It matches KSL’s annual report — 237 RMMJ units — and gives the house size KSL leaves out: about 1,250 to 1,500 sq ft, 4 bedrooms and 3 bathrooms, from RM300,000.
The SPA handover date is July 2027, later than the Q2 2026 target in the annual report. RMMJ homes carry eligibility rules and resale restrictions, so check them before you plan around the price.
KSL Holdings
Older KSL pages for this township carry the name Khoo Soon Lee Realty Sdn Bhd. Ask which licensed company signs your SPA.
Questions I actually get asked
What is the cheapest house?
KSL lists a single-storey 22′×65′ terrace from RM350,000 on the township page, and RM308,800 on its Phase 8 page. Ask which applies.
Can anyone buy an RMMJ unit?
No. RMMJ is the Johor affordable-housing scheme, with eligibility rules. Check them before planning around the RM300,000 price.
Is it freehold?
Yes, per KSL.
Are the shop offices built?
Yes. KSL says both the 2- and 3-storey shop offices have their CCC.
Where is KSL Taman Mengkibol?
At Kampung Mengkibol, 86000 Kluang. KSL lists Kluang Golf & Country Club 3.3 km away, Sunway Kluang Mall 6.6 km and Hospital Enche Besar Hajjah Kalsom 7.5 km.
How big is the township?
249 acres, according to KSL’s 2025 annual report, with 237 RMMJ affordable homes under construction.
What lot sizes are on offer?
Single-storey terraces on 22′×65′, 22′×70′ and 22′×80′ lots; double-storey terraces on 22′×70′ and 22′×80′; shop offices on 22′×70′ and 22′×80′; and RMMJ terraces on 20′×55′.
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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 Taman Mengkibol pages (ksl.my) and KSL’s 2025 annual report. Prices shown are KSL’s published starting prices only. 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: Kluang, 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).
7777-16 · TAMAN MENGKIBOL
Overall status: Lancar — on schedule
| Component | Bed / bath | Built-up | Units | Price on the permit | Complete |
|---|---|---|---|---|---|
| Rumah Teres 2 storeys Lancar | 4 / 3 | 116 – 140 m² | 237 | RM300,000.00 – RM366,000.00 | 85.00% |
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 7777-16. 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.