Bayu Puteri 2
Resale listings here run from RM218,000 to RM510,000 — a spread of RM292,000. Floor, facing and condition decide which end you pay. This page lays out price bands, rents, yields and risks across all 1 layouts.
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Bayu Puteri 2 in 30 seconds
Bayu Puteri 2 is a leasehold condominium in Taman Bayu Puteri, Johor Bahru, Malaysia, developed by Iskandar Waterfront City Bhd (formerly Tebrau Teguh Berhad) and completed in 2007. It comprises 6 block(s), 14 storeys and 454 units. Address: Jalan Bayu Puteri 1/2, Taman Bayu Puteri, 80150 Johor Bahru, Johor.
1 layout types (areas not yet verified). As at September 2026, resale listings range RM218,000 – RM510,000, with a mid-market level around RM364,000; transacted PSF sits at RM242–442 psf. Whole-unit rents are RM1,300 – RM1,900 a month, a gross yield of 5.3% – 5.7%. Maintenance: Not yet verified.
Transport position: about 6-8 km, roughly 10-15 minutes by car (estimated)
What kind of project is Bayu Puteri 2?
Every line below can be checked against the developer and official records. This is a completed 2007 project — you are buying a real unit you can walk into, not a rendering.
- Developer
- Iskandar Waterfront City Bhd (formerly Tebrau Teguh Berhad)Iskandar Waterfront Holdings
- Completed
- 2007Completed · resale stock
- Tenure
- LeaseholdOpen to foreign buyers (min-price rules apply)
- Total units
- 4546 block(s) · 14 storeys
- Layouts
- 1See price table below
- Maintenance
- Not yet verifiedConfirm with the management office
- Transacted PSF
- RM242–442Recent resale range
- Gross yield
- 5.3–5.7%Whole-unit basis
Part of the Iskandar Waterfront Holdings group, a Main Market-listed Malaysian company and a significant participant in waterfront property development in Johor Bahru. Its projects include the Bayu Puteri series and several developments around Danga Bay; it is a comparatively large, state-linked developer within the region.
Taman Bayu Puteri — what is around you
Full address: Jalan Bayu Puteri 1/2, Taman Bayu Puteri, 80150 Johor Bahru, Johor (80150). Location decides who rents from you — and how easily you resell.
🚉 Getting around
- 🚉 RTS / railabout 6-8 km, roughly 10-15 minutes by car (estimated)
- 🛂 Checkpoint (CIQ)about 6-8 km, roughly 10-20 minutes by car (estimated)
- 🚌 Other transportImmediately adjacent to the Tebrau Highway, Pasir Gudang Highway, Pantai Lama, the Inner Ring Road and the North-South Expressway
🛍️ Malls & shopping
- Danga City Mall
- JB Sentral
- JB City Square
🎓 Schools
- Not yet verified
🏥 Hospitals
- Not yet verified
Prices and rents across 1 layouts
The table shows the current resale price band and rent band for each layout. Mid-market sits around RM364,000, the top of market reaches RM510,000 — within one layout the spread comes down to floor, facing and condition.
| Layout | Area | Bed / Bath | Resale price band | PSF | Monthly rent |
|---|---|---|---|---|---|
| Standard unit | area not verified | 3BR · 2 bath | RM218,000 – RM510,000 | — | RM1,300 – 1,900 |
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
Rents: RM1,300 to RM1,900 a month
Whole-unit gross yield runs about 5.3% – 5.7%. 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 Bayu Puteri 2, 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 Bayu Puteri 2 its value
Six-block community with ample unit supply and affordable total prices
Close to the Johor Bahru city centre with a well-developed road network (several highways converge here)
🏊 Facilities
- BBQ area
- Cafe
- Covered parking
- Jogging track
- Mini market
- Multipurpose hall
- Children's playground
- 24-hour security
- Futsal court
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.
Budget-conscious first-time buyers
Value-conscious tenants
Office workers who want a short commute to the city centre
Landlords seeking an established older community with steady rental demand
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.
Close to 20 years old, with ageing facilities
Leasehold title (not freehold; remaining term to be confirmed, though such projects are typically on 99-year leases)
The low psf reflects an older property with limited appreciation potential
Little transparency on unit layouts
What else is there around Tebrau / Mount Austin / Northeast?
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 |
|---|---|---|---|---|---|---|
| Bayu Puteri 2 ← | 2007 | Leasehold | 454 | RM242–442 | RM218,000 – RM510,000 | 5.3–5.7% |
| Austin Suites (Permata Austin) | 2014 | Freehold | 460 | RM345–585 | RM299,000 – RM550,000 | 5.1–5.1% |
| Austin Regency (Pangsapuri Austin Perdana) | 2019 | Freehold | 1,200 | RM326–706 | RM328,000 – RM588,000 | 5.0–5.0% |
| Molek Regency | 2018 | Freehold | — | RM400–700 | RM350,000 – RM2,800,000 | 4.0–5.0% |
| Molek Pine 3 | 2013 | Freehold | 248 | RM464–657 | RM638,000 – RM1,400,000 | 5.7–5.7% |
| Cube 8 Teens | 2016 | Freehold | 286 | RM450–648 | RM245,000 – RM425,000 | 6.4–6.4% |
| Bayu Puteri 1 | 2004 | Leasehold | 266 | RM337–395 | RM305,000 – RM388,000 | 4.5–5.5% |
Full list on the Tebrau / Mount Austin / Northeast 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. Bayu Puteri 2 is Leasehold — 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 Bayu Puteri 2 cost on the resale market?
As at September 2026, Bayu Puteri 2 resale listings run RM218,000 to RM510,000, with a mid-market level around RM364,000 and transacted PSF of RM242–442. By layout: Standard unit (area not verified) RM218,000–RM510,000. Within one layout the spread comes from floor, facing and condition — WhatsApp me for the live list.
What are rents and yields at Bayu Puteri 2?
Whole-unit rents run RM1,300 – RM1,900 a month, a gross yield of about 5.3% – 5.7%. That is gross: after maintenance, assessment, quit rent, insurance and vacancy, net yield is typically 0.8–1.2 points lower.
Is Bayu Puteri 2 freehold, and can foreigners buy?
Bayu Puteri 2 is Leasehold. 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 Bayu Puteri 2 completed and who built it?
Bayu Puteri 2 was completed in 2007 and is occupied resale stock: 6 block(s), 14 storeys, 454 units. Developer: Iskandar Waterfront City Bhd (formerly Tebrau Teguh Berhad). Part of the Iskandar Waterfront Holdings group, a Main Market-listed Malaysian company and a significant participant in waterfront property development in Johor Bahru. Its projects include the Bayu Puteri series and several developments around Danga Bay; it is a comparatively large, state-linked developer within the region.
How is transport at Bayu Puteri 2, and how far is the checkpoint?
about 6-8 km, roughly 10-15 minutes by car (estimated); about 6-8 km, roughly 10-20 minutes by car (estimated); Immediately adjacent to the Tebrau Highway, Pasir Gudang Highway, Pantai Lama, the Inner Ring Road and the North-South Expressway
What layouts does Bayu Puteri 2 have?
1 layouts: Standard unit area not verified (3BR). I can supply the developer’s official floor plans — WhatsApp me the layout you want to see.
What is the maintenance fee at Bayu Puteri 2, and what facilities are there?
Maintenance is about Not yet verified (confirm with the management office). Facilities include: BBQ area, Cafe, Covered parking, Jogging track, Mini market, Multipurpose hall, Children’s playground, 24-hour security, Futsal court.
Who is Bayu Puteri 2 suitable for?
Budget-conscious first-time buyers; Value-conscious tenants; Office workers who want a short commute to the city centre; Landlords seeking an established older community with steady rental demand
What are the risks of buying at Bayu Puteri 2?
Close to 20 years old, with ageing facilities; Leasehold title (not freehold; remaining term to be confirmed, though such projects are typically on 99-year leases); The low psf reflects an older property with limited appreciation potential; Little transparency on unit layouts
What malls, schools and hospitals are near Bayu Puteri 2?
Malls: Danga City Mall, JB Sentral, JB City Square. Schools: Not yet verified. Hospitals: Not yet verified.
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