Afiniti Residences @ Medini
Afiniti Residences @ Medini is a completed 2015 project, leasehold (medini special zone; foreign buyers exempt from the minimum purchase price threshold / mm2h requirement), 457 units. This page covers location, layouts, rents, yields and risks — WhatsApp me for actual asking prices on units for sale.
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Afiniti Residences @ Medini in 30 seconds
Afiniti Residences @ Medini is a leasehold (medini special zone; foreign buyers exempt from the minimum purchase price threshold / mm2h requirement) condominium in Medini, Johor Bahru, Malaysia, developed by Pulau Indah Ventures Sdn Bhd (joint venture between Malaysia's Khazanah Nasional and Singapore's Temasek Holdings) and completed in 2015. It comprises 2 block(s), 23 storeys and 457 units. Address: Medini, Iskandar Puteri, Johor.
Layouts run 484 to 1,064 sq ft across 1 types. Resale asking prices are not yet verified — WhatsApp me for live quotes; transacted PSF sits at RM590–744 psf. Whole-unit rents are RM2,150 – RM3,600 a month (too few transaction samples to compute a yield). 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 484–1,064 sq ft layouts that works out to roughly RM130 – RM425 a month — an estimate, not a billed figure. One further listing quotes about RM0.61 per sq ft per month, well outside the comparable range and still unverified. Ask the management office for the latest fee notice and the audited accounts.
Transport position: About 25–28 km to RTS Bukit Chagar
What kind of project is Afiniti Residences @ Medini?
Every line below can be checked against the developer and official records. This is a completed 2015 project — you are buying a real unit you can walk into, not a rendering.
- Developer
- Pulau Indah Ventures Sdn Bhd (joint venture between Malaysia's Khazanah Nasional and Singapore's Temasek Holdings)Khazanah x Temasek joint venture
- Completed
- 2015Completed · resale stock
- Tenure
- Leasehold (Medini special zone; foreign buyers exempt from the minimum purchase price threshold / MM2H requirement)Open to foreign buyers (min-price rules apply)
- Total units
- 4572 block(s) · 23 storeys (TEDUH 13013-1)
- Layouts
- 1See price table below
- Maintenance
- Not published · est. RM130–425/monthMeasured range across 47 completed JB condos: RM0.22–0.42 psf (median RM0.31); post-2013 projects mostly RM0.27–0.40. Estimate only — confirm with the management office
- Asking PSF
- RM590–744Agent-corrected asking range
- Gross yield
- Too few samplesWhole-unit basis
Developed by a joint venture between two sovereign wealth funds, and one of the earliest landmark projects in the Medini special zone, with national-level backing.
Medini — what is around you
Full address: Medini, Iskandar Puteri, Johor. Location decides who rents from you — and how easily you resell.
🚉 Getting around
- 🚉 RTS / railAbout 25–28 km to RTS Bukit Chagar
- 🛂 Checkpoint (CIQ)About 25–28 km to CIQ
- 🚌 Other transportAbout 10–15 km to the Second Link Tuas Checkpoint
🛍️ Malls & shopping
- Mall of Medini
- Legoland
- Educity
1 layout, from 484 to 1,064 sq ft
Public listing data for this project is thin, and some layouts do not yet have enough samples to publish a reliable band. Rather than give you a number I cannot stand behind, I would rather send you the actual asking prices of units on the market now.
| Layout | Area | Bed / Bath | Resale price band | PSF | Monthly rent |
|---|---|---|---|---|---|
| Standard layout | 484-1064 sf | TBC | TBC | — | RM2,150 – 3,600 |
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: RM492–620 psf; this page uses RM590–744 psf. The official historical median is shown separately at the top of the page for trend.
Corrected as at 5 September 2026. Actual prices still depend on floor, facing, condition and negotiation; nothing here is an offer.
What Afiniti Residences @ Medini actually looks like
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 the developer's own site afiniti.com.my; copyright Pulau Indah Ventures Sdn Bhd.
The developer’s own drawings — 3 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 the developer's own site afiniti.com.my; copyright Pulau Indah Ventures Sdn Bhd.
Rents: RM2,150 to RM3,600 a month
There are not enough public transaction samples for this project to compute a gross yield I would stand behind, so I am not printing a made-up number. Tell me your budget and target rent and I will work it out from the transactions and actual rents I hold.
Monthly rent by layout
Whole unit, unfurnished to basic furnishing · Ringgit per month
Who rents at Afiniti Residences @ Medini, 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 Afiniti Residences @ Medini its value
The developer is a joint venture between Khazanah Nasional and Temasek
The project is developed by Pulau Indah Ventures Sdn Bhd, a 50:50 joint venture platform between Malaysia's sovereign fund Khazanah Nasional and Singapore's Temasek Holdings. Among the projects in Medini this is the strongest tier of shareholder backing – a project jointly owned by two sovereign funds carries a markedly lower risk of a stalled or abandoned development than one from an ordinary private developer. On EdgeProp the project company is registered as Afiniti Residences Sdn Bhd.
Located in Medini, where foreign buyers may be exempt from the RM1 million minimum price threshold
Medini is a 2,230-acre special zone within Iskandar Puteri, master-developed by Medini Iskandar Malaysia Sdn Bhd under Khazanah Nasional, with its legal standing derived from the IRDA Act 2007. Within this zone, new strata property purchased from the developer is exempt from Johor's RM1 million minimum price threshold for foreign buyers. Whether the same applies to subsale is disputed and must be verified case by case by a conveyancing lawyer (see the risks and FAQ).
Address 3 Jalan Medini Utara 4, between Mall of Medini, Legoland and Gleneagles
The only resident review on PropertyGuru sets the location out clearly: "The oasis surrounding spelt out lush luxury and serene peacefulness. Embraced in the concept of the Garden by the Bay, it is between the Mall of Medini to Legoland and the Gleneagles Hospital from SG." In other words, the mall, the theme park and a 300-bed private hospital are all within the same area.
Low density, with uncrowded common areas
EdgeProp records 147 units for this project, and PropertyGuru currently shows only 12 listings for sale and 15 for rent – on either unit count basis, this is among the smallest projects in Medini. The advantage of low density is that lifts and common areas are not congested as they are in a thousand-unit development, and grounds maintenance is relatively straightforward; the cost is a higher maintenance fee rate per unit (see the risks).
Close to both EduCity and the Second Link
EduCity Iskandar (a 305-acre education hub hosting Newcastle University Medicine Malaysia, University of Southampton Malaysia, Raffles University, MMU, MDIS and others) is right beside Medini; for the Second Link (Tuas), using Medini Signature in the same area as a reference, Rome2Rio gives about 16 km by car, roughly 11 minutes. For parents and for anyone working in western Singapore, these two distances are this project's most tangible value.
🏊 Facilities
- Swimming pool
- Gym
- Sky clubhouse
- 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. 1 in total — 1 positive, 0 critical.
「The oasis surrounding spelt out lush luxury and serene peacefulness. Embraced in the concept of the Garden by the Bay, it is between the Mall of Medini to Legoland and the Gleneagles Hospital from SG.」
— TK Chua, PropertyGuru resident review 4.2/5, 28 April 2016 (title: High end Condo highly recommended for Expats)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)Medini's main commuting exit. Using Medini Signature in the same area as a reference, Rome2Rio gives about 16 km by car, roughly 11 minutesabout 10–16 km, roughly an 11–20 minute drive
- Bukit Chagar RTS stationThe RTS does not serve Medini directly; to use it you must first drive about 25–28 km into Johor Bahru city centre and transferabout 25–28 km, roughly a 30-minute drive
- CIQ / Bangunan Sultan Iskandar Causeway checkpointRequires going into Johor Bahru city centre firstabout 25–28 km, roughly a 30-minute drive
- Iskandar Coastal HighwayThe trunk road linking Medini, Bukit Indah and Johor Bahru city centreaccessed just beside the project
- Iskandar Malaysia Bus Service (IMBS)Bus routes connect Medini with JB Sentral / CIQ; frequencies are low and not suited to daily commutingstops within the Medini area
🛍️ Shopping & dining
- Mall of MediniThe mall in the core of Medini; the resident review describes the project's location as between Mall of Medini and Legolandwalkable, up to a 5-minute drive
- Legoland Malaysia ResortOpened 2012, the first Legoland in Southeast Asia, with a water park, SEA LIFE aquarium and hotelroughly a 5-minute drive
- Sunway Big Box Retail ParkOpened December 2019; official material states it is about 5 minutes from the Second Link and about 8 minutes' drive from Legolandroughly a 10-minute drive
- AEON Mall Bukit IndahOpened 19 December 2008, the most established large mall in western Johorroughly a 15-minute drive
- Puteri Harbour marina dining stripWaterfront dining and leisure arearoughly a 15-minute drive
🎓 Schools
- EduCity Iskandar higher education hubA 305-acre education hub hosting Newcastle University Medicine Malaysia, University of Southampton Malaysia, Raffles University, MMU, MDIS and the Netherlands Maritime Institute of Technology (NMIT), among others; it is the most stable source of long-term rental demand for this projectroughly a 5–10 minute drive
- Marlborough College MalaysiaA British boarding and day international school within EduCity, ages 3–18, on a 90-acre campusabout 5.5 km (the Medini-to-school distance cited in external material, a straight-line estimate)
- Raffles American SchoolJalan Raffles, 79050 Iskandar Puteri; accredited by the Western Association of Schools and Colleges (WASC)roughly a 10-minute drive
- Sunway International School (Sunway Iskandar)Within the Sunway Iskandar developmentroughly a 10–15 minute drive
- Mount Kelly Malaysia, Stellar International School and othersThis area has the highest density of international schools in Johor Bahru, most within a 30-minute drivea 15–30 minute drive
🏥 Healthcare
- Gleneagles Hospital MediniA 300-bed private hospital under IHH Healthcare; the resident review names it specifically as one of the landmarks around this projectwalkable, up to a 5-minute drive
- Columbia Asia Hospital Iskandar Puteri (Nusajaya)Private general hospitalroughly a 10–15 minute drive
- Private clinics and pharmacies around Medini and Bukit IndahEveryday outpatient carea 5–15 minute drive
- KPJ Puteri Specialist Hospital (Johor Bahru city centre)Private specialist hospitalabout 25 km, roughly a 30-minute drive
- Hospital Sultanah Aminah (Johor Bahru)Johor's largest public hospital, with 24-hour emergency care; there is no public hospital of equivalent standing within Mediniabout 25–28 km, roughly a 30–40 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.
Cash buyers who value the developer's backing and are prepared to wait
The shareholder backing of a Khazanah Nasional and Temasek joint venture is the strongest tier among Medini's projects, with a low risk of a stalled development. Prices have already fallen from a launch level of about RM850–1,000 psf to RM445 psf in 2024, which leaves room to negotiate for a cash buyer prepared to bid low and in no hurry to realise the asset. The precondition is that you obtain actual transaction records and accept that this asset may take a long time to sell.
EduCity parents and owner-occupiers working locally in Medini
EduCity is within a 5–10 minute drive, Marlborough College is about 5.5 km away, and Gleneagles Medini and Mall of Medini are next door. Low density and uncrowded common areas suit families living here long term while a child studies or a parent works in Medini. What you have to accept is the loan tenure limit imposed by the leasehold title, and the high maintenance fee per square foot typical of a small, low-density development.
Foreign owner-occupier buyers with a budget below RM1 million
Medini is the only location in Johor where a foreigner may be able to buy below RM1 million. But the public policy position addresses new strata property purchased from the developer, and whether it applies to subsale must be verified case by case; costs also rose in 2026 (8% stamp duty plus a state consent fee of 3%, minimum RM30,000). Before paying the deposit, obtain a written legal opinion and include a refund-on-refusal clause in the contract.
Not suitable for: investors who need to realise the asset within three to five years
EdgeProp's 48-month transaction median is N/A and PropertyGuru shows only 12 listings for sale – the subsale market in this building is close to illiquid. Bank valuations will be conservative because there are no comparables, and the loan margin may be reduced; the time to sell may be measured in years. If you buy, buy on a 7–10 year basis with owner-occupier value as the main rationale.
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.
⚠Prices have fallen from a launch level of about RM850–1,000 psf to RM445 psf in 2024
EdgeProp records the historical high for this project as RM918 psf for a 680 sq ft unit transacted in April 2017, and the historical low as RM445 psf for a 1,033 sq ft unit transacted in March 2024. Against a launch price of about RM850–1,000 psf, that is a fall of more than 50%. This is not a problem unique to this project but the common outcome for Medini's early high-priced developments – between 2012 and 2017 a large number of projects launched simultaneously and sold heavily to foreign buyers, so supply arrived well ahead of demand. The practical effect on a buyer: this building still holds a group of original owners who bought at the top between 2013 and 2016 and are down more than half, and they may cut their losses and sell at any time; the price you pay today is not necessarily the bottom.
⚠EdgeProp's 48-month transaction median is N/A, and the exit route is extremely narrow
The transaction sample in the public database over four years is too small to compute a median, and with only 12 listings for sale on PropertyGuru, the subsale market for this project is close to illiquid. Poor liquidity has three concrete consequences. First, valuation is difficult – when a bank valuer cannot find comparables, the valuation is conservative, your loan margin may be reduced, and you must make up the difference in cash. Second, selling is slow – the subsale cycle in Medini generally runs 6–12 months, and longer still for a project with no transaction record. Third, all negotiating power sits with the buyer, so when you sell you will normally have to concede on price.
⚠The remaining term on Medini's leasehold title directly compresses your loan tenure
The PropertyGuru project page lists the title as leasehold. Medini's ownership structure differs from ordinary state leasehold land: the land is held by Iskandar Investment Berhad (IIB), granted on a 99-year long lease to Medini Land Sdn Bhd, with the developer then selling strata units under a Private Lease Scheme. Taking The Meridin @ Medini in the same area as an example, its 99-year term runs from 15 April 2013 to 14 April 2112 (as recorded in a court judgment). What banks look at in approving a loan is how many years remain on the title at loan maturity; in practice most banks require 20–30 years or more remaining at that point. The shorter the lease, the shorter the tenure that can be approved and the higher the monthly instalment.
⚠The foreigner "no minimum price" exemption may not apply to subsale, and the costs rose again in 2026
The public policy position is that the exemption applies to new strata property purchased from the developer; whether subsale retains the exemption must be confirmed case by case by the conveyancing lawyer, and the exemption is a policy arrangement that may be revised. In addition, two hard costs both rose in 2026: stamp duty on MOT for non-citizens has been a flat 8% since 1 January 2026 (previously 4%); and the Johor foreign purchase consent fee, under PTG Johor Circular No. 1 of 2025, has been 3% with a minimum of RM30,000 since 1 July 2025, calculated for subsale on the higher of the JPPH valuation or the transaction price. On a transaction price of RM500,000, common in Medini, the RM30,000 minimum equals 6% of the price, and with the 8% stamp duty that is 14%.
⚠A small, low-density development carries a high maintenance fee rate with no scale to dilute it
The fixed cost of facilities such as the pool, gym, three-level car park and 24-hour security is largely independent of the number of units. EdgeProp records 147 units for this project, and even on the widely quoted 457-unit basis it is far smaller than 1Medini (1,332 units) or D'Pristine (1,182 units) in the same area. The fewer the units, the higher the maintenance fee per square foot; and when major lift or facade works are needed, each unit's share is larger. This project was completed in 2016, so by 2026 it is ten years old and entering the period when such expenditure climbs.
⚠Medini's tenant pool is mainly lower- to middle-income, which caps rents
Medini's demand anchors are EduCity students and staff, Gleneagles medical personnel, employees at SILC and the surrounding industrial areas, and short-stay visitors drawn by Legoland. This group's rental budget is not high – industry statistics put gross rental yields across Medini projects in a band of 5.2%–5.7%, and that is a gross figure derived from asking prices. Legoland's visitor numbers are large (estimated at 2–3 million a year), but theme park visitors do not become long-term tenants. The practical effect on a buyer: even if you fit out your unit better than everyone else, it is difficult to let it for much more.
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 |
|---|---|---|---|---|---|---|
| Afiniti Residences @ Medini ← | 2015 | Leasehold (Medini special zone; foreign buyers exempt from the minimum purchase price threshold / MM2H requirement) | 457 | RM590–744 | — | — |
| 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. Afiniti Residences @ Medini is Leasehold (Medini special zone; foreign buyers exempt from the minimum purchase price threshold / MM2H requirement) — 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 Afiniti Residences @ Medini cost on the resale market?
Public listing samples for Afiniti Residences @ Medini are currently thin, and I will not publish a band I cannot stand behind. I can pull the actual asking prices of units on the market now — WhatsApp me your target layout and budget.
What are rents and yields at Afiniti Residences @ Medini?
Whole-unit rents run RM2,150 – RM3,600 a month. There are too few public transaction samples to compute a yield I would stand behind, so I am not printing one. Tell me your budget and I will work it out from the transactions I hold.
Is Afiniti Residences @ Medini freehold, and can foreigners buy?
Afiniti Residences @ Medini is Leasehold (Medini special zone; foreign buyers exempt from the minimum purchase price threshold / MM2H requirement). 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 Afiniti Residences @ Medini completed and who built it?
Afiniti Residences @ Medini was completed in 2015 and is occupied resale stock: 2 block(s), 23 storeys, 457 units (KPKT TEDUH registration 13013-1). Developer: Pulau Indah Ventures Sdn Bhd (joint venture between Malaysia’s Khazanah Nasional and Singapore’s Temasek Holdings). Developed by a joint venture between two sovereign wealth funds, and one of the earliest landmark projects in the Medini special zone, with national-level backing.
How is transport at Afiniti Residences @ Medini, and how far is the checkpoint?
About 25–28 km to RTS Bukit Chagar; About 25–28 km to CIQ; About 10–15 km to the Second Link Tuas Checkpoint
What layouts does Afiniti Residences @ Medini have?
1 layout: Standard layout 484-1064 sf (TBC). Areas run 484 to 1,064 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 Afiniti Residences @ Medini, 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 484–1,064 sq ft layouts, that works out to roughly RM130 – RM425 a month; this is an estimate, not a billed amount. One September 2026 listing quotes RM596 a month for a 2-bedroom unit, which against the project’s 983 sq ft layout works out to about RM0.61 per sq ft — well outside the comparable range, from a single source with no second independent listing to confirm it, so treat it as unverified. Ask the management office for the latest fee notice and the audited accounts. Facilities include: Swimming pool, Gym, Sky clubhouse, 24-hour security.
Who is Afiniti Residences @ Medini suitable for?
Conservative investors who value a state-backed developer; Owner-occupier families
What are the risks of buying at Afiniti Residences @ Medini?
PSF has fallen from a launch price of RM850–1,000 to about RM492–620 today, a drop of more than 30%, reflecting the general price correction facing early high-priced Medini projects; assess the investment case carefully
What malls, schools and hospitals are near Afiniti Residences @ Medini?
Malls: Mall of Medini, Legoland, Educity. Schools: SK Medini (national primary, a Trust School), SMK Medini (national secondary), Marlborough College Malaysia (British international), Raffles American School (American/IB, EduCity), IDRISSI International School (EduCity). Hospitals: Gleneagles Hospital Medini Johor (private general), Columbia Asia Hospital – Iskandar Puteri (private), Klinik Kesihatan Gelang Patah (government clinic), Hospital Sultanah Aminah (state public general hospital).
How many units does Afiniti Residences actually have? I have seen both 147 and 457.
Both figures are in circulation, from different sources. The EdgeProp project page records "Number of Non Landed Units: 147 units"; PropertyGuru's project description mentions a 21-storey serviced apartment; general and some agency material states 457 units, possibly counting the whole Afiniti complex including the retail and office components. This figure affects two practical things: the base over which the maintenance fee is apportioned (the fewer the units, the higher the rate per square foot), and the denominator when you work out the proportion of units listed for sale. Before paying a deposit, ask the management office to produce the actual residential unit count registered with the Management Corporation (MC/JMB) along with the current number of vacant units – those two figures are more reliable than anything recorded on a website.
The developer is a Khazanah and Temasek joint venture. Does that make it safer?
On the question of whether the project will be abandoned or the plan stalled, yes – Pulau Indah Ventures Sdn Bhd is a joint venture platform between Malaysia's Khazanah Nasional and Singapore's Temasek, backed by two sovereign funds, and the project was completed and handed over in 2016, so that category of risk essentially does not apply. But shareholder backing does not guarantee price: EdgeProp records a 1,033 sq ft unit transacted at RM445 psf in March 2024, against a launch price of about RM850–1,000 psf, a fall of more than 50%. In other words, a good developer can prevent an abandoned project but not oversupply. Judge price from transaction data, not from the shareholder list.
Is Medini still oversupplied? Will I be caught out buying in 2026?
It has improved but not disappeared, and it has to be assessed building by building. Between 2012 and 2017 a large volume of speculative development flooded into Medini; occupancy in some projects fell below 40% at one point, subsale prices dropped 15–30% below launch prices, and some foreign owners stopped paying maintenance fees and simply abandoned their units. The positive changes by 2026 are: new launches have slowed markedly, EduCity's enrolment is now established rather than a promise, Legoland continues to invest, and the JS-SEZ has improved the overall narrative. But the industry view remains that the area average is meaningless and you must do due diligence on the individual building. The two most useful steps: go to the opposite side of the project on a weekday between 8pm and 10pm and count the proportion of lit windows; and ask the management office for the maintenance fee collection rate – a low collection rate means many abandoned units, and the common facilities will fall into disrepair sooner or later.
Get the units actually for sale, sent to your phone
This page gives you the market bands. What you actually need is the Afiniti Residences @ Medini 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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