Bayu Puteri 3
Resale listings here run from RM410,000 to RM550,000 — a spread of RM140,000. Floor, facing and condition decide which end you pay. This page lays out price bands, rents, yields and risks across all 1 layout.
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Bayu Puteri 3 in 30 seconds
Bayu Puteri 3 is a leasehold condominium in Taman Bayu Puteri, Johor Bahru, Malaysia, developed by Bayou Bay Development Sdn Bhd and completed in 2006. It comprises 1 block(s), 21 storeys and 565 units. Address: Taman Bayu Puteri, 80150 Johor Bahru, Johor.
1 layout types (areas not yet verified). As at September 2026, resale listings range RM410,000 – RM550,000, with a mid-market level around RM480,000; transacted PSF sits at RM300–420 psf. Whole-unit rents are RM1,700 – RM3,000 a month, a gross yield of 5.7%. 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 before 2012 mostly sit at RM0.15–0.31 (typical RM0.25). This page’s layout areas are not yet verified, so no monthly figure is estimated. A single Mudah listing dated 18 August 2026 quotes RM169.50 a month on a 906 sq ft unit (about RM0.19 psf) — one source only, so treat it as unverified. Ask the management office for the latest fee notice and the audited accounts.
Transport position: about 6-8 km, roughly 10-15 minutes by car (estimated)
Official median transacted price (historical reference): RM350,000 (390 psf), period Recent listings and transactions (iRumah data, around 2025); NAPIC 24-month median data (republished by myrumahbaru, 22 transactions), source iRumah (https://irumah.co/taman-bayu-puteri/bayu-puteri-3) + NAPIC/myrumahbaru. The "Market Price" range shown by iRumah is RM350,000–RM440,000, and the most common layout (3-bedroom / 906 sq ft) has a recent median of RM390 psf. The largest layout, 4-bedroom / 1,195 sq ft, has a lower median of RM370 psf, the common pattern where a larger unit carries a higher total price but a psf discount. A separate independent source citing NAPIC 24-month data shows a median of RM387.95 psf (22 transactions) and a 12-month psf gain of +12.2%, broadly consistent with iRumah's RM390 psf, which gives the figure reasonable credibility. iRumah also shows the rental yield falling from 5.83% in 2024 to 5.54% in 2025, with a historical high of 9.6% in 2012 and a low of 4.0% in 2021 — the widest swing among the three Bayu Puteri projects. Note: official data lags 6–12 months between transaction and publication. The price and rent tables on this page use agent-corrected figures, about 20% above published data — that is what you would actually pay today.
What kind of project is Bayu Puteri 3?
Every line below can be checked against the developer and official records. This is a completed 2006 project — you are buying a real unit you can walk into, not a rendering.
- Developer
- Bayou Bay Development Sdn BhdBayou Bay Development Sdn Bhd
- Completed
- 2006Completed · resale stock
- Tenure
- LeaseholdOpen to foreign buyers (min-price rules apply)
- Total units
- 5651 block(s) · 21 storeys
- Layouts
- 1See price table below
- Maintenance
- Not published · ref. RM0.15–0.31 psf/monthMeasured range across 47 completed JB condos: RM0.22–0.42 psf (median RM0.31); pre-2012 projects mostly RM0.15–0.31. One listing quotes RM169.50/month on 906 sq ft — unverified; confirm with the management office
- Asking PSF
- RM300–420Agent-corrected asking range
- Gross yield
- 5.7%Whole-unit basis
A mid-sized regional developer; founding year and listing status not yet verified.
Taman Bayu Puteri — what is around you
Full address: 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 (estimated)
- 🚌 Other transportabout 5-8 minutes by car to the Tebrau Highway / EDL interchanges
🛍️ Malls & shopping
- Danga City Mall
- JB Sentral
- JB City Square
🎓 Schools
- SK Tebrau Bakar Batu (nearest national primary)
- Foon Yew High School (Chinese independent secondary, Stulang Laut main campus)
- SMK Sri Tebrau (national secondary)
- SMK Taman Pelangi (national secondary)
- SJK(C) Foon Yew 1 (nearest Chinese primary)
🏥 Hospitals
- Columbia Asia Hospital – Tebrau (private, Kota Southkey)
- Klinik Kesihatan Tebrau (government clinic, Taman Sri Tebrau)
- Hospital Sultanah Aminah (state public general hospital)
- KPJ Johor Specialist Hospital (private specialist)
Prices and rents across 1 layout
The table shows the current resale price band and rent band for each layout. Mid-market sits around RM480,000, the top of market reaches RM550,000 — 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 | RM410,000 – RM550,000 | — | RM1,700 – 3,000 |
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: RM250–350 psf; this page uses RM300–420 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.
Price range by layout
Bar spans the low to the high end of the market for that layout · in Ringgit
What Bayu Puteri 3 actually looks like today
This page carries no stock imagery. A great deal of what circulates online is developer renderings, show units, or photographs of an entirely different project — attractive on screen, disappointing in person. I only send images whose source I have verified, each labelled as a photograph or a rendering.
Official project visual from Bayou Bay Development Sdn Bhd (developer site archive); copyright the developer.
Lobby, lift landing, pool, gym, corridor condition, and interior shots of the units actually on the market. Each one is labelled as a photograph or a developer rendering — the gap between those two is where post-signing disappointment usually lives.
The developer’s official drawing for this layout — I request it for you
Most floor plans circulating online have been redrawn by agents, cropped so the dimensions are gone, or belong to a different project entirely. I only pass on the developer’s own drawings — real millimetre dimensions, room names and orientation, so you can check them against the unit itself.
Two units with the same built-up can differ hugely: how much goes to corridor, whether columns eat furniture space, whether a king bed fits the master, whether the balcony counts inside the area. Staging hides all of that on a viewing; a plan does not. Rule layouts out on paper first.
Rents: RM1,700 to RM3,000 a month
Whole-unit gross yield runs about 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 3, 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 3 its value
A single 21-storey block of 565 units with the most complete facilities of the three Bayu Puteri projects
Bayu Puteri 3 is a single 21-storey block of 565 units, completed in 2006, with built-up areas of 906–1,198 sq ft — a range we could not verify: no public source states 906–1,198, and 1,198 sq ft does not appear in any of the 42 current iProperty sale listings. What can be sourced is iProperty's project summary, which puts each unit's built-up size between 900 and 1,045 sq ft; listed sizes in practice run from 904 to 1,200 sq ft, with 906 the most common. Treat the official floor plan or the strata title as the authority on area. Where Bayu Puteri 1 and 2 offer only a basic playground and barbecue area, this project adds a swimming pool, tennis court and gym, making it the best-equipped of the three phases; day-to-day exercise or recreation does not require a trip to a nearby park or a paid facility.
psf up 12.2% over the past 12 months, a relatively strong subsale showing within the area
NAPIC data shows psf up 12.2% over the past 12 months, with a 24-month median of about RM388 psf, the strongest recent movement among the three Bayu Puteri projects. The gain itself does not guarantee it will continue, but it indicates rising buyer acceptance within the area over the past year, a positive signal for existing owners and prospective buyers.
Single-block management is easier to hold to a consistent maintenance standard than a multi-block scheme
This project has only one block, unlike Bayu Puteri 2, where maintenance scheduling and budget allocation must be coordinated across 6 blocks. In principle, single-block management lets the management office keep a clearer view of overall condition with a shorter chain of repair decisions, a structural advantage for buyers who care about management efficiency, though the actual standard of execution still needs to be verified on site with residents.
Shares the same established neighbourhood as Bayu Puteri 1 and 2, with amenities already in place
Located in Taman Bayu Puteri, the surrounding malls (Danga City Mall, Plaza Pelangi, KSL City Mall), the bus terminal and the main expressway interchanges are all already in place. Unlike an emerging development area where amenities arrive gradually, buyers get established convenience from day one.
🏊 Facilities
- BBQ area
- Covered parking
- Gymnasium
- Jogging track
- Children's playground
- 24-hour security
- Swimming pool
- Tennis court
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
- Johor–Singapore Causeway / CIQ checkpointVia the Tebrau Highway / EDLabout 6–8 km, roughly a 10–15 minute drive (estimated)
- Bukit Chagar RTS stationRequires driving or a transferabout 6–8 km, roughly a 10–15 minute drive (estimated)
- JB Sentral bus / rail terminalLong-distance bus and KTM rail terminalroughly a 10–15 minute drive (estimated)
- Tebrau Highway / EDL exitExpressway entry and exit roughly 5–8 minutes' drive from the projectroughly a 5–8 minute drive (estimated)
🛍️ Shopping & dining
- Danga City MallGeneral mall with a supermarket and a KTM stationroughly a 10-minute drive (estimated)
- Johor Bahru City SquareCentral city mall, close to CIQroughly a 10–15 minute drive (estimated)
- Plaza PelangiLong-established neighbourhood mallroughly a 10-minute drive (estimated)
- KSL City MallGeneral mall with a hotel and theme parkroughly a 9–10 minute drive (estimated)
- Mid Valley SouthkeyOne of the largest malls in Johor Bahruroughly a 5-minute drive (estimated, based on comparable data for the area)
🎓 Schools
- Foon Yew High SchoolThe largest Chinese independent secondary school in Malaysiaroughly a 10-minute drive (estimated, based on comparable data for the area)
- Sultan Ibrahim Girls' SchoolSecondary school in the same areanearby area; public sources do not state the distance in km (verify yourself on Google Maps)
- English College Johore Bahru (Sultan Abu Bakar English College)Long-established national-type secondary schoolnearby area; public sources do not state the distance in km (verify yourself on Google Maps)
- SMK Taman PelangiSecondary school within the Pelangi neighbourhoodpublic sources do not state the distance in km (verify yourself on Google Maps)
🏥 Healthcare
- Hospital Sultanah AminahThe largest public hospital in Johor, 24-hour emergencyroughly a 10–15 minute drive (estimated)
- KPJ Johor Specialist HospitalPrivate specialist hospitalroughly a 10-minute drive (estimated)
- KPJ Puteri Specialist HospitalPrivate specialist hospitalroughly a 10-minute drive (estimated)
- Columbia Asia Hospital TebrauAlso on the Tebrau corridorroughly a 5–10 minute drive (estimated)
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.
Buyers who want fuller facilities without leaving the familiar Bayu Puteri neighbourhood
Of the three Bayu Puteri projects, this one has the most complete facilities (pool, tennis court, gym) and single-block management is relatively centralised, suiting buyers already familiar with the area who want more amenity than Bayu Puteri 1 and 2 provide. Note that facility maintenance costs ultimately show up in the maintenance fee and in future special levies.
Medium-term investors focused on recent gains and willing to accept some volatility
psf is up 12.2% over the past 12 months, the most active recent performance of the three projects, suiting medium-term holders who value capital growth potential and can tolerate year-to-year yield volatility (historically swinging between 4.0% and 9.6%). Whether the gain continues depends on transaction data over the next 1–2 years, which needs ongoing monitoring.
Owner-occupier families or individuals who value sports and leisure facilities
The pool, tennis court and other facilities are a practical plus for owner-occupiers who like to exercise close to home, and single-block management is relatively centralised, suiting buyers who put quality of daily life slightly ahead of total price. Before buying, visit in person to see how crowded the facilities are at peak usage times.
Not suitable: buyers who need a large unit and also want high liquidity
The largest layout here, 4-bedroom / 1,195 sq ft, carries a high total price but a psf below the standard 3-bedroom layout, with a narrower buyer pool and a potentially longer resale period. If your first consideration is being able to sell easily later, a standard 3-bedroom layout or another project with better liquidity is the safer choice.
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.
⚠A 21-storey single block approaching 20 years old; lift overhaul is the most immediate funding pressure
This is a single 21-storey block completed in 2006, now approaching 20 years old, which is exactly the age at which lifts and fire pump systems need major overhaul. Because it is a single high-rise block, once the lifts need refurbishment the cost is shared by all 565 owners in the building. Refurbishing one lift in Malaysia typically costs RM150,000–300,000, and if this block has several lifts that must be renewed at the same time, the special levy per unit could run into thousands of ringgit, directly affecting your cash flow planning in that year.
⚠Online records of the developer are inconsistent; the title chain needs extra verification
Some sources state the developer as Bayou Bay Development Sdn Bhd, while third-party property databases such as iRumah list it under Iskandar Waterfront City Bhd (formerly Tebrau Teguh Berhad), grouping it with Bayu Puteri 1 and 2. Two sources that do not agree means online material alone cannot fully confirm the original development and handover entity. The project has been completed for nearly 20 years and the title should in principle be settled, but if there are unresolved early records in the title chain, they can still add administrative steps and time when arranging a loan or transferring the name.
⚠Rental yield swings widely; the historical high and low differ by more than 5 percentage points
iRumah data shows the rental yield reached a historical high of 9.6% in 2012 and a low of 4.0% in 2021, easing to 5.54% in 2025 (down again from 5.83% in 2024). Swings of this size show the rental market here is sensitive to the economic cycle and to changes in surrounding supply. If you base an investment decision on the historical peak yield, you are likely to hit years well below expectations during your holding period, so cash flow planning needs headroom.
⚠Larger units carry a higher total price but a psf discount, leaving limited room to negotiate on resale
iRumah data shows the largest layout in this project, 4-bedroom / 1,195 sq ft, has a recent median of only RM370 psf, below the most common 3-bedroom / 906 sq ft layout at RM390 psf. This means the larger unit commands a higher total price but no premium on unit rate, and the buyer pool is narrower (few buyers can afford the higher total price and also need that much space). On resale, it may need a longer listing period or a more visible price cut to transact.
⚠Remaining leasehold term unknown, affecting loan tenure and margin
This project is leasehold and public records do not state the specific expiry date. Banks approving a home loan generally require at least 20–25 years remaining on the title at loan maturity. If the remaining term is insufficient, it directly compresses the available loan tenure and pushes up the monthly instalment, and some banks may also reduce the loan margin (LTV), increasing the down payment the buyer must prepare.
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 3 ← | 2006 | Leasehold | 565 | RM300–420 | RM410,000 – RM550,000 | 5.7% |
| Austin Suites (Permata Austin) | 2014 | Freehold | 460 | RM414–702 | RM360,000 – RM660,000 | 5.1% |
| Austin Regency (Pangsapuri Austin Perdana) | 2019 | Freehold | 1,200 | RM391–847 | RM395,000 – RM705,000 | 5.0% |
| Molek Regency | 2018 | Freehold | — | RM480–840 | RM420,000 – RM3,360,000 | 2.3–5.7% |
| Molek Pine 3 | 2013 | Freehold | 248 | RM557–788 | RM765,000 – RM1,680,000 | 5.7% |
| Cube 8 Teens | 2016 | Freehold | 286 | RM540–778 | RM295,000 – RM510,000 | 6.4% |
| Bayu Puteri 1 | 2004 | Leasehold | 266 | RM404–474 | RM365,000 – RM465,000 | 6.2% |
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 3 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 13 questions buyers ask me most
How much does Bayu Puteri 3 cost on the resale market?
As at September 2026, Bayu Puteri 3 resale listings run RM410,000 to RM550,000, with a mid-market level around RM480,000 and transacted PSF of RM300–420. By layout: Standard unit (area not verified) RM410,000–RM550,000. 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 3?
Whole-unit rents run RM1,700 – RM3,000 a month. That is a gross yield of about 5.7% — gross, so after maintenance, assessment, quit rent, insurance and vacancy, net yield is typically 0.8–1.2 points lower.
Is Bayu Puteri 3 freehold, and can foreigners buy?
Bayu Puteri 3 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 3 completed and who built it?
Bayu Puteri 3 was completed in 2006 and is occupied resale stock: 1 block(s), 21 storeys, 565 units. Developer: Bayou Bay Development Sdn Bhd. A mid-sized regional developer; founding year and listing status not yet verified.
How is transport at Bayu Puteri 3, and how far is the checkpoint?
about 6-8 km, roughly 10-15 minutes by car (estimated); about 6-8 km (estimated); about 5-8 minutes by car to the Tebrau Highway / EDL interchanges
What layouts does Bayu Puteri 3 have?
1 layout: 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 3, 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 before 2012 mostly fall in RM0.15–0.31 (typical RM0.25). 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. This page’s layout areas are not yet verified, so no monthly figure is estimated; the above is a comparable range, not this project’s billed rate. On single sources: a Mudah listing dated 18 August 2026 quotes RM169.50 a month on a 906 sq ft unit, about RM0.19 per sq ft — that is the only 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: BBQ area, Covered parking, Gymnasium, Jogging track, Children’s playground, 24-hour security, Swimming pool, Tennis court.
Who is Bayu Puteri 3 suitable for?
First-time buyers; Value-conscious tenants; Buyers who want proximity to the city centre plus fuller facilities (including a pool and tennis court)
What are the risks of buying at Bayu Puteri 3?
Close to 20 years old; Leasehold title; The psf figures contain outliers and need to be verified on site
What malls, schools and hospitals are near Bayu Puteri 3?
Malls: Danga City Mall, JB Sentral, JB City Square. Schools: SK Tebrau Bakar Batu (nearest national primary), Foon Yew High School (Chinese independent secondary, Stulang Laut main campus), SMK Sri Tebrau (national secondary), SMK Taman Pelangi (national secondary), SJK(C) Foon Yew 1 (nearest Chinese primary). Hospitals: Columbia Asia Hospital – Tebrau (private, Kota Southkey), Klinik Kesihatan Tebrau (government clinic, Taman Sri Tebrau), Hospital Sultanah Aminah (state public general hospital), KPJ Johor Specialist Hospital (private specialist).
Is the developer Bayou Bay Development or Iskandar Waterfront City?
Public sources disagree: some list the developer as Bayou Bay Development Sdn Bhd, while the third-party property database iRumah lists this project together with Bayu Puteri 1 and 2 under Iskandar Waterfront City Bhd (formerly Tebrau Teguh Berhad). As the project has been completed for nearly 20 years, this discrepancy has limited bearing on existing owners' title itself, but when transferring the name or arranging a loan, the conveyancing lawyer must still rely on official land office records rather than drawing conclusions from online material alone.
It has risen 12.2% in the past 12 months — am I buying at the top?
The growth figure reflects the transaction trend over the past 12 months and does not mean the same slope will continue. What buyers should look at is whether the gain is accompanied by real demand growth from infrastructure coming on stream (such as the RTS Link and new commercial projects), or is a paper gain from listing prices being marked up in step. Ask agents directly for the trend of actual transactions (not asking prices) over the past 3 months to judge whether the uptrend is still running.
With 565 units in one block, will the lifts be crowded and parking insufficient?
565 units concentrated in one 21-storey block means lift and parking pressure is in principle more concentrated than in a multi-block scheme, particularly at commuting peaks. Public sources do not give the number of lifts or the parking ratio, so visit in person around 8am and around 6pm to experience lift waiting times and parking turnover directly, rather than judging by how it looks during quiet daytime hours.
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