Almãs @ Puteri Harbour
Resale listings here run from RM280,000 to RM2,378,888 — a spread of RM2,098,888. Floor, facing and condition decide which end you pay. This page lays out price bands, rents, yields and risks across all 2 layouts.
🔒 Free, no sign-up · I’ll send you the floor, facing and actual asking price of every unit currently on the market
Almãs @ Puteri Harbour in 30 seconds
Almãs @ Puteri Harbour is a freehold condominium in Puteri Harbour, Johor Bahru, Malaysia, developed by UEM Sunrise Berhad and completed in —. It comprises 1 block(s), 34 storeys and — units. Address: Puteri Harbour, Iskandar Puteri, Johor.
Layouts run 520 to 2,221 sq ft across 2 types. As at September 2026, resale listings range RM280,000 – RM2,378,888, with a mid-market level around RM1,427,666; transacted PSF sits at RM600–850 psf. Maintenance: Not yet verified.
Transport position: About 25–30 km to RTS Bukit Chagar
What kind of project is Almãs @ Puteri Harbour?
Every line below can be checked against the developer and official records. This is a completed — project — you are buying a real unit you can walk into, not a rendering.
- Developer
- UEM Sunrise BerhadUEM Sunrise Berhad
- Completed
- —Completed · resale stock
- Tenure
- FreeholdOpen to foreign buyers (min-price rules apply)
- Total units
- —1 block(s) · 34 storeys
- Layouts
- 2See price table below
- Maintenance
- Not yet verifiedConfirm with the management office
- Transacted PSF
- RM600–850Recent resale range
- Gross yield
- —–—%Whole-unit basis
A large listed Malaysian developer (Bursa Malaysia: UEMS), with projects including the Puteri Harbour master plan, Teega, Estuari and Serene Heights, and a good reputation.
Puteri Harbour — what is around you
Full address: Puteri Harbour, Iskandar Puteri, Johor. Location decides who rents from you — and how easily you resell.
🚉 Getting around
- 🚉 RTS / railAbout 25–30 km to RTS Bukit Chagar
- 🛂 Checkpoint (CIQ)About 25–30 km to CIQ
- 🚌 Other transportAbout 19–21 km to the Second Link Tuas Checkpoint
🛍️ Malls & shopping
- Puteri Harbour marina
- Legoland
- Educity
2 layouts, from 520 to 2,221 sq ft
The table shows the current resale price band and rent band for each layout. Mid-market sits around RM1,427,666, the top of market reaches RM2,378,888 — within one layout the spread comes down to floor, facing and condition.
| Layout | Area | Bed / Bath | Resale price band | PSF | Monthly rent |
|---|---|---|---|---|---|
| Standard unit | 520-2221 sf | TBC · — | RM280,000 – RM699,888 | RM538–1346 | — |
| Penthouse | 2221+ sf | TBC · — | RM2,351,888 – RM2,378,888 | RM1059–1071 | — |
Bands combine September 2026 listings with recent transactions; they are not live quotes. Actual prices depend on floor, facing, condition and negotiation.
Price range by layout
Bar spans the low to the high end of the market for that layout · in Ringgit
What actually gives Almãs @ Puteri Harbour its value
A varied mix of layouts (including small units), with a relatively low entry price
🏊 Facilities
- Swimming pool
- Gym
- Sky garden
- 24-hour security
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.
Investors in small and mid-sized units
First-time buyers
Owner-occupiers in the Puteri Harbour area
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.
Little public secondary-market data, and the PSF range swings widely (including individual distressed and auction sales); verify actual transactions on the ground
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 |
|---|---|---|---|---|---|---|
| Almãs @ Puteri Harbour ← | — | Freehold | — | RM600–850 | RM280,000 – RM2,378,888 | — |
| 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 | RM600–850 | RM480,000 – RM950,000 | 3.5–4.5% |
| Encorp Marina @ Puteri Harbour | 2020 | Freehold | 537 | — | RM400,000 – RM1,000,000 | 3.0–4.0% |
| Somerset Puteri Harbour | — | Freehold | 204 | RM900–900 | RM720,000 – RM4,500,000 | — |
| Puteri Cove Residences | 2017 | Freehold | 1,054 | RM746–1089 | RM500,000 – RM1,300,000 | — |
| Meridin Suites @ The Meridin | 2018 | Leasehold (Medini special zone; foreign buyers exempt from the minimum purchase price threshold / MM2H requirement) | 756 | — | — | 3.0–4.5% |
| Meridin Executive Suites @ The Meridin | 2018 | Leasehold (Medini special zone; foreign buyers exempt from the minimum purchase price threshold / MM2H requirement) | 583 | — | — | — |
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. Almãs @ Puteri Harbour 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 10 questions buyers ask me most
How much does Almãs @ Puteri Harbour cost on the resale market?
As at September 2026, Almãs @ Puteri Harbour resale listings run RM280,000 to RM2,378,888, with a mid-market level around RM1,427,666 and transacted PSF of RM600–850. By layout: Standard unit (520-2221 sf) RM280,000–RM699,888; Penthouse (2221+ sf) RM2,351,888–RM2,378,888. Within one layout the spread comes from floor, facing and condition — WhatsApp me for the live list.
What are rents and yields at Almãs @ Puteri Harbour?
Public rental samples for Almãs @ Puteri Harbour are thin. I hold recent signed-lease figures and can send them to you directly.
Is Almãs @ Puteri Harbour freehold, and can foreigners buy?
Almãs @ Puteri Harbour 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 Almãs @ Puteri Harbour completed and who built it?
Almãs @ Puteri Harbour was completed in — and is occupied resale stock: 1 block(s), 34 storeys, — units. Developer: UEM Sunrise Berhad. A large listed Malaysian developer (Bursa Malaysia: UEMS), with projects including the Puteri Harbour master plan, Teega, Estuari and Serene Heights, and a good reputation.
How is transport at Almãs @ Puteri Harbour, and how far is the checkpoint?
About 25–30 km to RTS Bukit Chagar; About 25–30 km to CIQ; About 19–21 km to the Second Link Tuas Checkpoint
What layouts does Almãs @ Puteri Harbour have?
2 layouts: Standard unit 520-2221 sf (TBC), Penthouse 2221+ sf (TBC). Areas run 520 to 2,221 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 Almãs @ Puteri Harbour, and what facilities are there?
Maintenance is about Not yet verified (confirm with the management office). Facilities include: Swimming pool, Gym, Sky garden, 24-hour security.
Who is Almãs @ Puteri Harbour suitable for?
Investors in small and mid-sized units; First-time buyers; Owner-occupiers in the Puteri Harbour area
What are the risks of buying at Almãs @ Puteri Harbour?
Little public secondary-market data, and the PSF range swings widely (including individual distressed and auction sales); verify actual transactions on the ground
What malls, schools and hospitals are near Almãs @ Puteri Harbour?
Malls: Puteri Harbour marina, Legoland, Educity. Schools: . Hospitals: .
Get the units actually for sale, sent to your phone
This page gives you the market bands. What you actually need is the Almãs @ Puteri Harbour 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.
WhatsApp me the listings🔒 Free · no sign-up · usually a reply within the hour