8scape Residences @ Sutera
Resale listings here run from RM450,000 to RM960,000 — a spread of RM510,000. Floor, facing and condition decide which end you pay. This page lays out price bands, rents, yields and risks across all 3 layouts.
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8scape Residences @ Sutera in 30 seconds
8scape Residences @ Sutera is a freehold condominium in Taman Sutera / Taman Perling boundary, Johor Bahru, Malaysia, developed by KIP Group of Companies and completed in 2020 (housing ministry TEDUH record: CCC for the first two blocks 7 August 2020, third block 24 October 2021, fourth block 29 September 2022). It comprises 4 block(s), 23 storeys and 1,255 units. Address: Taman Sutera, between Taman Sutera and Taman Perling, 81300 Johor Bahru.
Layouts run 808 to 1,654 sq ft across 3 types. As at September 2026, resale listings range RM450,000 – RM960,000, with a mid-market level around RM690,000; transacted PSF sits at RM384–774 psf. Whole-unit rents are RM1,700 – RM3,700 a month, a gross yield of 5.0% – 6.0%. Maintenance: about RM0.25–0.31 per sq ft per month — per September 2026 sale listings, cross-checked across six or more different agents and three layout sizes: 808 sq ft units are quoted at RM202 a month, 1,035 sq ft at RM310 and 1,175 sq ft at RM350–359. The listings do not state whether the sinking fund is included.
Transport position: About a 15-20 minute drive to RTS Bukit Chagar
What kind of project is 8scape Residences @ Sutera?
Every line below can be checked against the developer and official records. This is a completed 2020 project — you are buying a real unit you can walk into, not a rendering.
- Developer
- KIP Group of CompaniesKIP Group
- Completed
- 2020TEDUH record: CCC for the first two blocks, 7 Aug 2020
- Tenure
- FreeholdOpen to foreign buyers (min-price rules apply)
- Total units
- 1,2554 block(s) · 23 storeys (TEDUH 6624-3)
- Layouts
- 3See price table below
- Maintenance
- approx. RM0.25–0.31 psf/monthPer September 2026 sale listings (six-plus agents, three layout sizes cross-checked); 808 sq ft about RM202/month, 1,175 sq ft about RM350–359/month. Sinking fund inclusion not stated — confirm with the management office
- Asking PSF
- RM384–774Agent-corrected asking range
- Gross yield
- 5.0–6.0%Whole-unit basis
KIP Group was founded in 1993 and works across property development, shopping malls (KIP Mart / KiP Mall) and hotel management. It has been active in Johor Bahru for more than 15 years and is a mid-sized regional developer. 8scape is one of the group's flagship projects, with a GDV of RM 822 million. Take-up was slow when it launched in 2014 (EdgeProp reported slow but steady take-up), and buyers organised a Change.org petition over project delays, so the history of late delivery is worth noting.
Taman Sutera / Taman Perling boundary — what is around you
Full address: Taman Sutera, between Taman Sutera and Taman Perling, 81300 Johor Bahru (81300). Location decides who rents from you — and how easily you resell.
🚉 Getting around
- 🚉 RTS / railAbout a 15-20 minute drive to RTS Bukit Chagar
- 🛂 Checkpoint (CIQ)About a 15-20 minute drive to CIQ
- 🚌 Other transportAbout an 8-12 minute drive to the Second Link (Tuas)
🛍️ Malls & shopping
- Sutera Mall (about 2-3 km)
- KSL City Mall (about 4-5 km)
🎓 Schools
- SJK(C) Kuo Kuang 2 (Chinese primary, Taman Sutera Utama)
- SMK Taman Sutera (national secondary)
- SK Taman Tun Aminah (national primary)
- SK Seri Perling 2 (national primary)
- SJK(C) Pei Hwa (Chinese primary)
🏥 Hospitals
- KPJ Puteri Specialist Hospital (about 3-4 km; exact distance not yet verified)
3 layouts, from 808 to 1,654 sq ft
The table shows the current resale price band and rent band for each layout. Mid-market sits around RM690,000, the top of market reaches RM960,000 — within one layout the spread comes down to floor, facing and condition.
| Layout | Area | Bed / Bath | Resale price band | PSF | Monthly rent |
|---|---|---|---|---|---|
| 2-bedroom | 808 sf | 2BR · 2 bath | RM450,000 – RM600,000 | RM557–743 | RM1,700 – 2,500 |
| 3-bedroom | 1200 sf | 3BR · 2 bath | RM600,000 – RM780,000 | RM500–650 | RM2,500 – 3,250 |
| 4-bedroom duplex (dual-key) | 1651-1654 sf | 4BR · 3 bath | RM780,000 – RM960,000 | RM472–581 | RM3,250 – 3,700 |
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: RM320–645 psf; this page uses RM384–774 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
8scape Residences @ Sutera in the developer’s own visuals — real photos I shoot for you
Each image is labelled as a photograph or a developer rendering. The gap between those two is where post-signing disappointment usually lives, so I will not pass one off as the other.
Official project visuals from KIP Group's own site kip.com.my; copyright KIP Group.
The developer’s own drawings — 5 official layouts
These are the developer’s original drawings, not illustrations. Each carries real dimensions and room names, and I have checked every one against the official specification for area, bedroom and bathroom count. Much of what circulates online has been redrawn by agents, cropped so the dimensions are gone, or belongs to another project. Rule layouts out on paper first — it saves viewings.
Official project visuals from KIP Group's own site kip.com.my; copyright KIP Group.
Rents: RM1,700 to RM3,700 a month
Whole-unit gross yield runs about 5.0% – 6.0%. 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 8scape Residences @ Sutera, 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 8scape Residences @ Sutera its value
A 9.2-acre site with 5 acres given over entirely to facilities – a rare specification for this area
EdgeProp's 2017 report states: the whole development covers 9.2 acres, with four blocks and 1,255 units, and the facilities deck alone takes up 5 acres, containing three swimming pools, a clubhouse (with a multi-purpose hall), a jogging track, a tennis court, five themed gardens, a yoga area and a viewing deck; later material additionally lists four water features – an infinity pool, a splash pool, a leisure pool and a reflecting pool – plus a gym, basketball court, multi-purpose court and BBQ area. In an established township area like Taman Perling / Taman Sutera, dominated by terraced and semi-detached houses, there is no other high-rise project that devotes more than half its land to facilities.
A freehold serviced residence, where a base of 1,255 units makes it easier to find a counterparty on both entry and exit than in a small development
The PropertyGuru project page lists it as freehold, completed 2018, and iRumah also lists freehold. PropertyGuru currently shows 129 listings for sale and 152 for rent. A scale of 1,255 units means that whether you are buying, selling or letting there is always a comparable counterparty, so you will not find yourself unable to obtain a bank valuation because there has been no transaction for six months. The drawback is set out in the risks section – the same fact, seen from the other side, is competition.
Unit types from 808 to 1,654 sq ft, including dual-key, so one project covers several uses
The size range covers 808 sq ft 2-bedroom units, 1,035–1,175 sq ft 3-bedroom units, and 1,651–1,654 sq ft 4-bedroom dual-key units. A dual-key lets you live in one half and let the other, or let both halves separately. With the same management and the same facilities, budgets from RM430,000 to RM660,000 can all get in, and the buyer pool on resale is wider than in a project with a single unit type.
1.04 km in a straight line to SMK Seri Perling, 1.50 km to Perling Mall and 3.00 km to Danga Bay
Measured from the coordinates of 8scape Residences @ Sutera: SMK Seri Perling about 1.04 km, Perling Mall about 1.50 km, SK Taman Perling 3 about 2.75 km, Danga Bay about 3.00 km, Paradigm Mall JB about 3.27 km and AEON Bukit Indah about 4.10 km. The project sits between Taman Sutera and Taman Perling, two townships already established in the 1980s and 1990s, so everyday amenities are already in place rather than being something the developer has promised.
🏊 Facilities
- 5 acres of common facility land
- Clubhouse (multipurpose hall)
- Gym
- BBQ area
- Landscaped gardens (5)
- Tennis court
- Basketball court
- Multipurpose court
- Infinity pool
- Wading pool
- Leisure pool
- Reflecting pool
- Yoga area
- Viewing deck
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
- Bangunan Sultan Iskandar (Causeway CIQ)The project sits on the boundary of Taman Sutera and Taman Perling, much closer to the Causeway than to the Second Linkabout 8.66 km (straight line)
- Bukit Chagar RTS stationRequires driving or a bus transfer; there is no walkable routeabout 8.13 km (straight line)
- Kompleks Sultan Abu Bakar (Second Link Malaysian checkpoint)The "8–12 minute drive" given in basic listing material is a serious underestimate; when EdgeProp reported on this project in January 2017 it stated explicitly that it is about 25 km (road distance) from the Second Link to Tuas in Singapore, and in the same article about 15 km from the Causewayabout 16.04 km (straight line)
- Danga BayAlong Jalan Skudai towards the city centre, the nearest waterfront leisure and dining nodeabout 3.00 km (straight line)
- Second Link ExpresswayTaman Perling is one of the access points to this expressway, which also connects to the Pasir Gudang Highway and the Skudai Highwaywithin the township where the project sits; confirm the actual access point on site
🛍️ Shopping & dining
- Perling MallThe nearest neighbourhood mall, with a supermarket, clinics and a food courtabout 1.50 km (straight line)
- Commercial area around Danga BayDining and waterfront leisure rather than a formal mallabout 3.00 km (straight line)
- Paradigm Mall Johor BahruA large mall in northern Johor Bahruabout 3.27 km (straight line)
- Lotus's Bukit Indah (formerly Tesco)Large hypermarketabout 3.31 km (straight line)
- Sutera MallImportant note: Sutera Mall is in Taman Sutera Utama, Skudai, which is not the same place as the Taman Sutera next to this project; the "about 2–3 km" given in basic listing material is an underestimateabout 4.01 km (straight line)
- AEON Bukit IndahThe largest family-oriented mall in the areaabout 4.10 km (straight line)
🎓 Schools
- SMK Seri PerlingA national secondary school on Jalan Undan 8, the nearest secondary school to this projectabout 1.04 km (straight line)
- SK Taman Perling 3A national primary school off Jalan Rawaabout 2.75 km (straight line)
- SK Taman SuteraPropertyGuru lists it among the nearby schools for this area; public sources give no precise coordinates, so confirm on site or by mapnot verified; confirm on site
🏥 Healthcare
- KPJ Puteri Specialist HospitalPrivate specialist hospital, in Larkinabout 5.57 km (straight line)
- Columbia Asia Hospital Iskandar PuteriPrivate general hospital, in Afiat Healthparkabout 6.24 km (straight line)
- Hospital Sultanah AminahJohor's largest public hospital, with 24-hour emergency careabout 6.81 km (straight line)
- Gleneagles Hospital Medini JohorPrivate hospital in Mediniabout 9.25 km (straight line)
- Hospital Sultan IsmailPublic general hospital, in Mount Austin / Tebrauabout 12.84 km (straight line)
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 facility density
Five acres of facilities, four types of pool, a tennis court and five gardens deliver real everyday value to families with children, and two established townships with ready-made amenities sit right downstairs. What you have to accept is density: 1,255 units share these facilities, and the pool and courts are crowded at weekends. You also need to establish first which block the unit you are viewing is in, as Blocks B and D have a history of delayed handover and were actually occupied later than 2018.
Upgraders who want a freehold large-scale development at this price point
Freehold plus four blocks plus ready-made facilities is a combination found nowhere else in the Taman Perling area. The large listing base means that when you come to sell you will not be denied a valuation because there has been no transaction for six months. But precisely because there are so many listings (those for sale equal about 10.3% of total units), when you sell it will be a buyer's market, and your price must track the last three genuine transactions rather than asking prices.
Investors who understand the dual-key discount
iRumah records a recent median of only RM400 psf for the 1,651 sq ft dual-key, about 25% below the RM530 psf of the 808 sq ft small units – the market discounts dual-key because the total price is high, the buyer pool is narrow and resale is slow. Anyone willing to hold long term and let both halves can treat that discount as an entry advantage; anyone planning to resell within three to five years should know that the same discount will apply when they sell.
Not suitable for: owner-occupier buyers who want quiet and do not want to share a block with room tenants
The project currently has a large number of room-by-room rental listings (master bedroom RM1,000, middle room RM750–850, single room RM550), and three-bedroom units are frequently split into three separate lettings. That makes corridor, lift and refuse room usage far more intensive than in an owner-occupied development of the same size. If this matters to you, view on a Sunday evening to see it for yourself, and first confirm with the management office whether the current by-laws limit occupancy per unit or subletting.
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.
⚠Blocks B and D were seriously delayed in handover; in January 2020 buyers launched a petition, with 354 signatures demanding a maintenance fee waiver
There is a petition on Change.org started on 2 January 2020 and submitted by Kalaivaani Silvaraja on behalf of buyers, stating directly that KIP Group of Companies / KIP Property / KIP Development Sdn Bhd / Kepong Industrial Park Sdn Bhd (company number 199401033968 / 319651-U) failed to complete and deliver the Block B / Block D units within the agreed period, and demanding an additional 3 to 5 years' waiver of maintenance fees as compensation. The petition is now closed, with 354 signatures. Against the timeline: launched 2014, construction only 35% complete in January 2017, marketed as “completed 2018” — yet the housing ministry’s TEDUH register (project 6624-3) shows CCC issued on 7 August 2020 for two blocks, 24 October 2021 for the third and 29 September 2022 for the fourth. Even the fastest blocks were two years behind the marketed date and the slowest was four, which matches the Block B/D buyers still pursuing compensation in early 2020.
⚠Today's subsale level is below the original launch price, original buyers are broadly trapped, and forced sales will keep pushing prices down
EdgeProp reported in January 2017 that the project averaged about RM550 psf with entry prices from RM450,000; iRumah records an initial launch price of about RM730 psf, and the developer's price list is quoted elsewhere at RM572,800–1,191,800. iRumah's current project-level medians are RM490 psf for the 1,035 sq ft 3-bedroom and only RM400 psf for the 1,651 sq ft 4-bedroom dual-key, with an overall transacted band of RM430,000–660,000. In other words, most owners who bought between 2014 and 2017 are down on paper, and those who cannot hold on will sell below market, dragging the transaction median further down.
⚠Listings for sale equal about 10.3% of total units and rentals about 12.1%, and eight of the nine recent iRumah listings are auctions
PropertyGuru shows 129 listings for sale and 152 for rent, which against 1,255 units works out at about 10.3% and 12.1% respectively – both ratios are high, meaning you will be queuing whether selling or letting. More concerning is the composition: of the nine most recent sale listings on iRumah, eight are marked for auction, priced from RM324,000 for 807 sq ft to RM468,000 for 1,175 sq ft. A large number of auction properties queued up in the market will directly suppress your future exit price and the bank valuation.
⚠Widespread room-by-room letting is turning whole floors into shared dormitories, which directly affects your tenant quality and resale price
A substantial proportion of the recent rental listings for this project on iRumah are single rooms: master bedroom RM1,000, middle room RM750–850, single room RM550, plus room listings between RM850 and RM1,250, alongside whole-unit listings such as 1,035 sq ft at RM2,350. When a three-bedroom unit is split into three separate lettings, the actual resident population, lift usage, refuse volume and noise on that floor all double. For an owner-occupier buyer this is a quality-of-life issue; for an owner letting the whole unit, you are competing for the same tenants as owners letting by the room, whose combined room income often exceeds your whole-unit rent.
⚠Serviced residence status may bring commercial-rate utilities and assessment
The project is classified on PropertyGuru and iProperty as "Service Residence / Serviced residence", and the Change.org petition also calls it a serviced apartment. Serviced residences in Malaysia are usually built on commercial title, with utilities and assessment charged at commercial rates: serviced apartments generally pay commercial electricity tariffs (about 50% higher than residential), a minimum monthly water charge of about RM35 commercial against about RM6 residential, and assessment rates typically 1.5–2 times those of an ordinary condominium. Over a year that is a difference of several hundred to over a thousand ringgit, deducted straight from your net rental return.
⚠A 1,255-unit development with a maintenance fee of only about RM360 a month – watch whether the sinking fund can cover facility depreciation
Public listing data shows a maintenance fee of about RM360 per month (depending on unit type). For a 1,035 sq ft three-bedroom that works out at roughly RM0.35 psf. The problem is how much there is to maintain: 5 acres of facilities, four types of pool, a tennis court, a basketball court, a clubhouse, and the lifts and water pumps of four blocks. Occupancy began progressively from 2018, so by 2026 it is eight years on, and pool waterproofing, water pumps, the fire system and lift components are all reaching their first replacement cycle. If the sinking fund is inadequate, the shortfall will be apportioned across the 1,255 units as a special levy.
What else is there around Danga Bay / Tampoi / Skudai?
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 |
|---|---|---|---|---|---|---|
| 8scape Residences @ Sutera ← | 2020 | Freehold | 1,255 | RM384–774 | RM450,000 – RM960,000 | 5.0–6.0% |
| Tropez Residences @ Tropicana Danga Bay | 2014 | Freehold | 1,149 | RM600–900 | RM430,000 – RM1,080,000 | 4.5–6.0% |
| Bay Laurel @ Country Garden Danga Bay | 2017 | Freehold | — | RM420–660 | RM415,000 – RM960,000 | 4.0–5.5% |
| Royal Strand @ Country Garden Danga Bay | 2017 | Freehold | — | RM446–640 | RM635,000 – RM1,030,000 | 4.0–5.5% |
| Amberside @ Country Garden Danga Bay | 2017 | Freehold | — | RM480–840 | RM670,000 – RM2,040,000 | 4.0–5.5% |
| Kipark Apartment (KIP Villa Indah) | 2008 | Leasehold | 196 | RM360–504 | RM350,000 – RM480,000 | 5.0–6.5% |
Full list on the Danga Bay / Tampoi / Skudai 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. 8scape Residences @ Sutera 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 8scape Residences @ Sutera cost on the resale market?
As at September 2026, 8scape Residences @ Sutera resale listings run RM450,000 to RM960,000, with a mid-market level around RM690,000 and transacted PSF of RM384–774. By layout: 2-bedroom (808 sf) RM450,000–RM600,000; 3-bedroom (1200 sf) RM600,000–RM780,000; 4-bedroom duplex (dual-key) (1651-1654 sf) RM780,000–RM960,000. Within one layout the spread comes from floor, facing and condition — WhatsApp me for the live list.
What are rents and yields at 8scape Residences @ Sutera?
Whole-unit rents run RM1,700 – RM3,700 a month. That is a gross yield of about 5.0% – 6.0% — gross, so after maintenance, assessment, quit rent, insurance and vacancy, net yield is typically 0.8–1.2 points lower.
Is 8scape Residences @ Sutera freehold, and can foreigners buy?
8scape Residences @ Sutera 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 8scape Residences @ Sutera completed and who built it?
8scape Residences @ Sutera was completed in 2020 and is occupied resale stock: 4 block(s), 23 storeys, 1,255 units. The housing ministry’s TEDUH register (project 6624-3) shows CCC issued in four batches — the first two blocks on 7 August 2020, the third on 24 October 2021 and the fourth on 29 September 2022 — so the marketed “completed 2018” was two to four years ahead of actual handover. Developer: KIP Group of Companies. KIP Group was founded in 1993 and works across property development, shopping malls (KIP Mart / KiP Mall) and hotel management. It has been active in Johor Bahru for more than 15 years and is a mid-sized regional developer. 8scape is one of the group’s flagship projects, with a GDV of RM 822 million. Take-up was slow when it launched in 2014 (EdgeProp reported slow but steady take-up), and buyers organised a Change.org petition over project delays, so the history of late delivery is worth noting.
How is transport at 8scape Residences @ Sutera, and how far is the checkpoint?
About a 15-20 minute drive to RTS Bukit Chagar; About a 15-20 minute drive to CIQ; About an 8-12 minute drive to the Second Link (Tuas)
What layouts does 8scape Residences @ Sutera have?
3 layouts: 2-bedroom 808 sf (2BR), 3-bedroom 1200 sf (3BR), 4-bedroom duplex (dual-key) 1651-1654 sf (4BR). Areas run 808 to 1,654 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 8scape Residences @ Sutera, and what facilities are there?
Maintenance runs about RM0.25–0.31 per sq ft per month, per September 2026 sale listings cross-checked across six or more different agents and three layout sizes: 808 sq ft units quoted at RM202 a month, 1,035 sq ft at RM310, and 1,175 sq ft at RM350 and RM359; one further two-bedroom listing quotes RM230++ a month without giving the area. None of the listings state whether the sinking fund is included, so ask the management office for the latest fee notice and the audited accounts. Facilities include: 5 acres of common facility land, Clubhouse (multipurpose hall), Gym, BBQ area, Landscaped gardens (5), Tennis court, Basketball court, Multipurpose court, Infinity pool, Wading pool, Leisure pool, Reflecting pool, Yoga area, Viewing deck.
Who is 8scape Residences @ Sutera suitable for?
Family owner-occupiers who want extensive facilities and the benefits of a large development; The 4-bedroom dual-key duplex suits a two-tenancy letting strategy
What are the risks of buying at 8scape Residences @ Sutera?
There is a record of delayed handover and slow take-up in the early years; watch KIP Group’s delivery record on subsequent projects; At 1,255 units the development is large, so secondary supply is heavy and competition is intense
What malls, schools and hospitals are near 8scape Residences @ Sutera?
Malls: Sutera Mall (about 2-3 km), KSL City Mall (about 4-5 km). Schools: SJK(C) Kuo Kuang 2 (Chinese primary, Taman Sutera Utama), SMK Taman Sutera (national secondary), SK Taman Tun Aminah (national primary), SK Seri Perling 2 (national primary), SJK(C) Pei Hwa (Chinese primary). Hospitals: KPJ Puteri Specialist Hospital (about 3-4 km; exact distance not yet verified).
Online sources say this project was delayed and that people signed a Change.org petition. What actually happened, and does it still affect a purchase today?
The primary source is available. The petition was started on 2 January 2020 by Kalaivaani Silvaraja on behalf of buyers, titled "Compensation for project delays by KIP Group of Companies – 8scape Residences", and states explicitly that the developer failed to complete and deliver the Block B / Block D units within the agreed period, seeking an additional 3 to 5 years' waiver of maintenance fees; the petition is now closed, with 354 signatures. No public record is found of the final handover date for Blocks B and D, nor of whether the developer agreed to any waiver. For a subsale buyer today there are three implications. First, Blocks B and D are actually newer than the official 2018 completion year, but the defect liability period (normally 24 months after handover) has long since expired in any case. Second, if maintenance fees were in fact waived, the sinking fund started accumulating later than in a normal project, so the pressure from major works will be more concentrated. Third, before buying you must establish which block your unit is in and the actual handover date.
How far is this from Sutera Mall and the Second Link? The basic listing material makes it sound very close.
Both figures in the basic material are underestimates. First, Sutera Mall is in Taman Sutera Utama, Skudai, which is not the same place as the "Taman Sutera" next to this project – measured by coordinates it is about 4.01 km in a straight line, not 2–3 km. Second, the Second Link Malaysian checkpoint (Kompleks Sultan Abu Bakar) is about 16.04 km in a straight line; when EdgeProp reported on this project in January 2017 it stated more directly that it is about 25 km from the Second Link to Tuas in Singapore and about 15 km from the Causeway (road distances). In other words, this location is nearly twice as close to the Causeway (about 8.66 km in a straight line) as it is to the Second Link. If you commute, drive the route yourself at both the morning and evening weekday peaks before deciding.
In a development this large, at 1,255 units, how many are for sale and how many for rent? Will it be hard to let out?
The PropertyGuru project page currently shows 129 listings for sale and 152 for rent, which against 1,255 units is about 10.3% and 12.1% respectively – both figures are high. The composition matters even more: of the nine most recent sale listings on iRumah, eight are auctions, priced from RM324,000 for 807 sq ft to RM468,000 for 1,175 sq ft. At the same time there are a large number of room-by-room rental listings (single rooms at RM550–1,250) competing for tenants with whole-unit lettings. The practical conclusion: letting is not difficult, getting the rent you want is; and to sell you should be prepared to queue behind more than a hundred owners in the same blocks. Price close to the last three genuine transactions, and treat the auction reserve price as your worst-case exit price.
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This page gives you the market bands. What you actually need is the 8scape Residences @ Sutera units on the market today — which floor, which facing, what condition, what the owner is asking and how much room there is. Tap below and I will put it together for you.
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