Central Residences @ Permas Ville
Central Residences @ Permas Ville is a completed 2023 project, freehold, 291 units. This page covers location, layouts, rents, yields and risks — WhatsApp me for actual asking prices on units for sale.
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Central Residences @ Permas Ville in 30 seconds
Central Residences @ Permas Ville is a freehold condominium in Bandar Baru Permas Jaya, Johor Bahru, Malaysia, developed by Permas Jaya Sdn Bhd (BRDB group) and completed in 2023. It comprises 1 block(s), 21 storeys and 291 units. Address: Bandar Baru Permas Jaya, 81750 Johor Bahru, Johor.
Layouts run 932 to 1,558 sq ft across 2 types. Resale asking prices are not yet verified — WhatsApp me for live quotes; transacted PSF sits at RM642–662 psf. Whole-unit rents are RM1,550 – RM2,400 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 932–1,558 sq ft layouts that works out to roughly RM250 – RM625 a month — an estimate, not a billed figure. Ask the management office for the latest fee notice and the audited accounts.
Transport position: not yet verified
What kind of project is Central Residences @ Permas Ville?
Every line below can be checked against the developer and official records. This is a completed, handed-over project — you are buying a real unit you can walk into, not a rendering.
- Developer
- Permas Jaya Sdn Bhd (BRDB group)Bandar Raya Developments Berhad (BRDB)
- Completed
- 2023Completed · resale stock
- Tenure
- FreeholdOpen to foreign buyers (min-price rules apply)
- Total units
- 2911 block(s) · 21 storeys (TEDUH 835-10)
- Layouts
- 2See price table below
- Maintenance
- Not published · est. RM250–625/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
- RM642–662Agent-corrected asking range
- Gross yield
- Too few samplesWhole-unit basis
Permas Jaya Sdn Bhd, part of Bandar Raya Developments Berhad, has developed the Bandar Baru Permas Jaya township since the 1980s. This is the final phase of Permas Ville: 291 units over 21 storeys, CCC issued 10 September 2023 and vacant possession 21 September 2023 per the housing ministry's TEDUH record.
Bandar Baru Permas Jaya — what is around you
Full address: Bandar Baru Permas Jaya, 81750 Johor Bahru, Johor (81750). Location decides who rents from you — and how easily you resell.
🚉 Getting around
- 🚉 RTS / railnot yet verified
- 🛂 Checkpoint (CIQ)about 16–18 km (estimated, same as Permas Ville)
- 🚌 Other transportSame Permas Jaya core area
🛍️ Malls & shopping
- AEON Permas Jaya
🎓 Schools
- SK Taman Permas Jaya 3 (national primary, Jalan Permas 7)
- SMK Permas Jaya (national secondary)
- SJK(C) Pei Hwa 2 (Chinese primary)
- R.E.A.L Schools Johor Bahru Campus (international & national streams, in-township)
- SJK(T) Permas Jaya (Tamil primary)
🏥 Hospitals
- Klinik Komuniti Taman Plentong Utama (government community clinic — there is no Klinik Kesihatan in Permas Jaya)
- JB Specialist Hospital (private, Taman Johor Jaya)
- Hospital Pasir Gudang (public general hospital)
- Regency Specialist Hospital (private, Bandar Seri Alam)
2 layouts, from 932 to 1,558 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 dual-key | 932-1125 sf | TBC | TBC | — | RM1,550 – 2,400 |
| Large dual-key layout (Dual Key) | 1558 sf | TBC | TBC | — | — |
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: RM535–552 psf; this page uses RM642–662 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.
Central Residences @ Permas Ville 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 Permas Jaya Sdn Bhd (BRDB)'s own site permasjayabrdb.com; copyright BRDB Developments Sdn Bhd.
Official drawings for all 2 layouts — I request them 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.
Official unit floor plans from Permas Jaya Sdn Bhd (BRDB group), taken from the developer's own brochure at permasjayabrdb.com; copyright the developer.
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.
What actually gives Central Residences @ Permas Ville its value
A rare new supply in the core of Permas Jaya, completed in 2023
PropertyGuru lists the completion year as 2023, making this a rare new condominium supply in the core of Permas Jaya over the past decade or more. Compared with nearby projects such as Permas Ville (over 20 years old), D'Ambience Residences (2014) and The Straits View Condominium (2014), Central Residences is the only new project among this group of established schemes: its M&E systems, waterproofing and common facilities are all still within the defect liability period, so the major repair issues typical of older buildings do not arise immediately.
Developed on BRDB's own 1,400-acre township land, not an isolated infill site
The developer, Permas Jaya Sdn Bhd, is a wholly owned subsidiary of BRDB and has been developing the 1,400-acre Bandar Baru Permas Jaya township as a whole since 1981. According to a 2023 report in The Edge Malaysia, the township was about 80% developed at that time and is expected to be fully completed in around 10 years. Central Residences is part of this established township plan, with clear land ownership, not a standalone short-term infill scheme.
291 units, a moderate scale, with 7 layouts covering 2 to 4 bedrooms including a dual-key design
According to the developer's website permasjayabrdb.com, built-up areas range from 932 to 1,558 sq ft across 7 layouts of 2 to 4 bedrooms, including a large dual-key layout (about 1,558 sq ft). At 291 units the scheme is easier to manage than developments of seven or eight hundred units, while offering more layout choice than a 120-unit scheme, suiting buyers with different household structures.
Freehold, with the developer marketing it as about a 10-minute drive from CIQ
The project is freehold and the developer's website states "just 10 minutes' drive from CIQ". Marketing claims of this kind are usually estimated on ideal traffic conditions (see the risks and FAQ sections for actual drive times and distances), but the project is indeed in the core commercial belt of Permas Jaya, immediately adjacent to the developer's own Permas Mall and other amenities.
🏊 Facilities
- not yet verified (expected to be similar to the developer's other Permas Jaya projects, including a swimming pool, gymnasium and multipurpose hall)
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
- Permas Jaya core commercial belt (around Jalan Permas 3)The core location of the project, with the developer's own commercial facilities within walking distanceimmediately adjacent to the project
- CIQ / Bangunan Sultan Iskandar checkpoint complexThe developer markets it as "10 minutes' drive"; under real traffic conditions the drive is generally 20–25 minutesabout 16–18 km, roughly a 20–25 minute drive (estimated, varies widely with traffic)
- Bukit Chagar RTS stationJohor's first rapid transit station, requires driving to connectabout 17–19 km, roughly a 22–28 minute drive (estimated)
- Pasir Gudang Highway / EDLMain expressway connection out of the areaabout 1–2 km (estimated)
🛍️ Shopping & dining
- AEON Permas JayaThe largest supermarket and department store in the neighbourhoodabout 1–1.5 km (straight line, estimated)
- Mid Valley SouthkeyOne of the largest mall clusters in Johor Bahru, requires drivingabout 6–8 km (straight line, estimated)
- KSL City MallClose to Johor Bahru city centre, requires drivingabout 9–11 km (straight line, estimated)
- Paradigm Mall Johor BahruTowards Skudai, relatively farabout 15–18 km (straight line, estimated)
🎓 Schools
- SK/SMK Permas Jaya schoolsNational schools within the neighbourhoodabout 1 km (estimated)
- SJK(C) Permas Jaya Chinese primary schoolsChinese primary schools within the neighbourhoodabout 1–2 km (estimated)
- REAL Schools Cahaya CampusTowards Bandar Seri Alam / Cahaya Masaiabout 8–10 km (straight line, estimated)
- Excelsior International SchoolTowards Tebrau; there is no international school within walking distance of this areaabout 10–12 km (straight line, estimated)
🏥 Healthcare
- Klinik Kesihatan Permas JayaPublic clinicabout 1 km (estimated)
- Regency Specialist HospitalPrivate specialist hospital, towards Bandar Seri Alamabout 8–10 km (straight line, estimated)
- KPJ Pasir Gudang Specialist HospitalPrivate specialist hospital, in Pasir Gudangabout 10–12 km (straight line, estimated)
- Hospital Sultan IsmailPublic general hospitalabout 9–11 km (straight line, 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.
Long-time Permas Jaya residents who want a new building without leaving a familiar neighbourhood
For those who have lived in Permas Ville or D'Ambience for years and know the area's amenities but want to upgrade to a newer scheme with M&E systems still under warranty, Central Residences is one of the few options for moving into a new home without leaving the core area. What has to be accepted is that listing and review data are currently very thin, so the living experience has to be verified largely through your own site visits.
Investors focused on the subletting potential of the dual-key layout
The large dual-key layout of about 1,558 sq ft can in principle be split into two independent units for letting, suiting investors who want to raise total rental income from a single unit. But first work out the administrative steps for separate water and electricity meter applications and assessment, to avoid procedural delays holding up actual letting after handover.
First-time buyer families with the budget to prefer a new project over an older condominium
Seven layouts covering 2 to 4 bedrooms suit families at different stages. Compared with lower-priced but older projects in the area, Central Residences trades a higher total price for brand-new M&E systems and facilities, suiting buyers with an ample budget who do not want to deal with older-building repair issues.
Not suitable: conservative buyers who rely heavily on public transaction records and resident reviews to decide
The listing, transaction and resident review data available through public channels for this project is very thin, so real market demand and living experience are almost impossible to verify through third-party data. If your decision-making habit relies heavily on rich public data for comparison, this project cannot meet that need at this stage and requires more reliance on site visits and direct verification with the developer and existing owners.
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.
⚠Public market data is extremely thin; the real living experience is almost impossible to verify through third-party channels
As at the time of checking, PropertyGuru showed only 1 unit listed for sale, 0 units for rent, and 0 resident reviews for this project. This means buyers can barely observe genuine sale or rental demand from public listing data, and there are no resident reviews at all to gauge management quality, the condition of common facilities or the actual neighbourhood experience. Compared with D'Ambience in the same area (67 for sale, 57 for rent, 5 reviews) and Permas Ville (33 for sale, 42 for rent, 3 reviews), the data on Central Residences is essentially blank.
⚠psf is clearly above older projects in the area, and there is no data yet to show the premium will hold
Base data shows psf of 535–552 for this project, against 317–429 for Permas Ville and 333–527 for D'Ambience Residences in the same area, so Central Residences is asking a clear step above both older schemes. As new supply the premium is understandable in itself, but there are no resale transaction records yet to show whether it holds in the subsale market. If more new supply enters the area, or tenants come to value proximity to the core over building age, that premium could be compressed.
⚠Air quality incidents in the Pasir Gudang industrial zone are a real risk to tenant confidence in this area
In March 2019, chemical waste was illegally dumped into the Sungai Kim Kim river in Pasir Gudang, and the toxic fumes released caused large numbers of residents and students to suffer dizziness, vomiting and breathing difficulties, with several schools closed for a period (per BBC News reports in March 2019). The Permas Jaya area where this project sits is near the Pasir Gudang industrial belt, and similar complaints about foul odours occurred more than once that year. Being a new building does not make this area-level risk go away, and any repeat would equally affect tenants' willingness to renew and bargaining on resale.
⚠No confirmed facility specification can be found in public sources; before signing, rely on the latest floor plans and the SPA schedules
No finalised facility specification list for this project can currently be found through public channels, and the facility lists circulating online are mostly conjecture that it will be "similar to the developer's other Permas Jaya projects (pool, gym, multipurpose hall and so on)". The developer's website gives only broad descriptions such as community garden, swimming pool, children's playground and barbecue area, without itemising specific facilities, their sizes or locations.
⚠Subletting a dual-key unit involves separate water and electricity meters and local council assessment procedures; handled badly, it delays when the unit can be let
This project offers a large dual-key layout of about 1,558 sq ft, which in principle can be split into two independent units and let separately, raising total rental income. But to actually run two tenancies in one unit, you normally need to apply to TNB for a separate electricity meter and to the water utility for a separate water meter, and some local councils may assess the assessment on a dual-key unit differently from a single unit. If these administrative steps only begin after handover, they often take weeks to months, during which the unit cannot be let fully on two tenancies, directly affecting your expected cash flow timetable.
What else is there around Permas Jaya / Masai / Seri Alam?
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 |
|---|---|---|---|---|---|---|
| Central Residences @ Permas Ville ← | 2023 | Freehold | 291 | RM642–662 | — | — |
| D'Ambience Residences (Pangsapuri Ikatan Flora) | 2014 | Freehold | 780 | RM400–632 | RM300,000 – RM720,000 | 4.0% |
| The Straits View Condominium | 2014 | Freehold | 120 | RM338–618 | RM360,000 – RM1,540,000 | 4.9% |
| Permas Ville Apartment (Block A / Block B) | 2005 | Freehold | — | RM380–515 | RM420,000 – RM600,000 | 3.8% |
| Pan Vista Condominium | 1994 | Freehold | 315 | RM269–446 | RM300,000 – RM490,000 | 7.3% |
| Fair View Apartment | 2003 | Freehold | 164 | RM324–456 | RM335,000 – RM540,000 | 3.5–4.5% |
| Impian Senibong Residences | 2016 | Leasehold | 243 | RM248–520 | RM360,000 – RM695,000 | 3.4% |
Full list on the Permas Jaya / Masai / Seri Alam 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. Central Residences @ Permas Ville 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 Central Residences @ Permas Ville cost on the resale market?
Public listing samples for Central Residences @ Permas Ville 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 Central Residences @ Permas Ville?
Public rental samples for Central Residences @ Permas Ville are thin. I hold recent signed-lease figures and can send them to you directly.
Is Central Residences @ Permas Ville freehold, and can foreigners buy?
Central Residences @ Permas Ville 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 Central Residences @ Permas Ville completed and who built it?
Central Residences @ Permas Ville was completed in 2023 (KPKT TEDUH record: CCC issued 10 September 2023, vacant possession 21 September 2023) and is occupied resale stock: 1 block(s), 21 storeys, 291 units (KPKT TEDUH registration 835-10). Developer: BRDB（Permas Jaya Sdn Bhd）. BRDB was founded in 1976 and is a Main Market-listed Malaysian property company. It is the master developer of the Permas Jaya integrated township in Johor Bahru and has a good reputation.
How is transport at Central Residences @ Permas Ville, and how far is the checkpoint?
not yet verified; about 16–18 km (estimated, same as Permas Ville); Same Permas Jaya core area
What layouts does Central Residences @ Permas Ville have?
2 layouts: Standard dual-key 932-1125 sf (TBC), Large dual-key layout (Dual Key) 1558 sf (TBC). Areas run 932 to 1,558 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 Central Residences @ Permas Ville, and what facilities are there?
This project does not publish its maintenance fee, and a sweep of PropertyGuru and Mudah sale listings turned up no figure either. 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 932–1,558 sq ft layouts, that works out to roughly RM250 – RM625 a month; this is an estimate, not a billed amount. Ask the management office for the latest fee notice and the audited accounts. Facilities include: not yet verified (expected to be similar to the developer’s other Permas Jaya projects, including a swimming pool, gymnasium and multipurpose hall).
Who is Central Residences @ Permas Ville suitable for?
Owner-occupiers and investors who want newer stock in Permas Jaya while staying in the core location
What are the risks of buying at Central Residences @ Permas Ville?
The completion year and detailed layout data are not fully published; verify the title and handover status with the developer or a lawyer before purchase
What malls, schools and hospitals are near Central Residences @ Permas Ville?
Malls: AEON Permas Jaya. Schools: SK Taman Permas Jaya 3 (national primary, Jalan Permas 7), SMK Permas Jaya (national secondary), SJK(C) Pei Hwa 2 (Chinese primary), R.E.A.L Schools Johor Bahru Campus (international & national streams, in-township), SJK(T) Permas Jaya (Tamil primary). Hospitals: Klinik Komuniti Taman Plentong Utama (government community clinic — there is no Klinik Kesihatan in Permas Jaya), JB Specialist Hospital (private, Taman Johor Jaya), Hospital Pasir Gudang (public general hospital), Regency Specialist Hospital (private, Bandar Seri Alam).
When exactly was Central Residences completed, and why do different sources word it differently?
PropertyGuru lists the completion year as 2023, but the developer's website and some earlier material use the wording "expected completion 2023". Wording differences of this kind are common in projects that were sold off-plan, and reflect material published at different times not being updated to say "completed". Before buying, confirm the latest vacant possession status directly with the developer's sales office and ask to see completion documents such as the CCC (Certificate of Completion and Compliance).
psf is nearly double next-door Permas Ville — is it worth it?
Central Residences' psf (535–552) is indeed clearly higher than the older Permas Ville (317–429). The gap mainly reflects the premium of a new project over a building more than 20 years old: M&E systems still under warranty, newer facilities, and no immediate prospect of a special levy for a lift or water pump overhaul. Whether that premium is worth it depends on whether you place more weight on the repair risk avoided now or on a lower entry price. There are not yet enough resale transaction records in the market to show whether the premium holds in the subsale market, so factor that uncertainty into the decision as well.
Can a dual-key layout simply be let to two separate tenants? Are the procedures troublesome?
A dual-key design does physically create two spaces with independent access, which can in principle be let to two separate groups of tenants. But to run two tenancies in one unit, you normally also need to apply to the electricity company (TNB) for a separate electricity meter and to the water utility for a separate water meter, and some local councils may assess the assessment on a dual-key unit differently from a single unit. If these administrative steps only begin after handover, they can take weeks to months to complete, and during that time the unit cannot be let fully on two separate tenancies. Before buying, confirm with the developer whether separate water and electricity meters are in place at handover.
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