Cube 8 Teens
Resale listings here run from RM295,000 to RM510,000 — a spread of RM215,000. Floor, facing and condition decide which end you pay. This page lays out price bands, rents, yields and risks across all 2 layouts.
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Cube 8 Teens in 30 seconds
Cube 8 Teens is a freehold condominium in Taman Jaya Putra, Tebrau, Johor Bahru, Malaysia, developed by Intrajaya Murni Sdn Bhd and completed in 2016. It comprises 1 block(s), 18 storeys and 286 units. Address: Persiaran Jaya Putra, Taman Jaya Putra, 81100 Johor Bahru, Johor.
Layouts run 450 to 900 sq ft across 2 types. As at September 2026, resale listings range RM295,000 – RM510,000, with a mid-market level around RM381,250; transacted PSF sits at RM540–778 psf. Whole-unit rents are RM1,700 – RM2,400 a month, a gross yield of 6.4%. 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 450–900 sq ft layouts that works out to roughly RM120 – RM360 a month — an estimate, not a billed figure. Two September 2026 listings quote RM145 a month on a 463 sq ft unit (about RM0.31 psf), but both appear to cover the same unit through two agents, so they are not independent confirmation and the figure stays unverified. Ask the management office for the latest fee notice and the audited accounts.
Transport position: about 13-15 km, roughly 18-22 minutes by car (estimated)
Official median transacted price (historical reference): RM260,000 (540 psf), period 21 August 2023 – 23 May 2024 (brickz transaction data), source brickz.my (sourced from NAPIC / JPPH). The market here is moving down: iProperty valuation data shows Cube 8 Teens' psf falling from about RM540 psf in 2023 to about RM438.6 psf in 2026, a cumulative decline of about 18.77%. A substantial proportion of units in this project are run by owners as Airbnb / daily-rate lettings (see the risks section), and the volatility of that business feeds directly into resale valuations. Buying here is closer to buying a short-let business than buying an apartment for own occupation or long-term letting, and your offer should account for that difference. 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 Cube 8 Teens?
Every line below can be checked against the developer and official records. This is a completed 2016 project — you are buying a real unit you can walk into, not a rendering.
- Developer
- Intrajaya Murni Sdn BhdIntrajaya Murni Sdn Bhd
- Completed
- 2016Completed · resale stock
- Tenure
- FreeholdOpen to foreign buyers (min-price rules apply)
- Total units
- 2861 block(s) · 18 storeys
- Layouts
- 2See price table below
- Maintenance
- Not published · est. RM120–360/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; one unit’s listings quote RM145/month on 463 sq ft — unverified
- Asking PSF
- RM540–778Agent-corrected asking range
- Gross yield
- 6.4%Whole-unit basis
A mid-sized regional developer; founding year, listing status and other notable projects not yet verified.
Taman Jaya Putra, Tebrau — what is around you
Full address: Persiaran Jaya Putra, Taman Jaya Putra, 81100 Johor Bahru, Johor (81100). Location decides who rents from you — and how easily you resell.
🚉 Getting around
- 🚉 RTS / railabout 13-15 km, roughly 18-22 minutes by car (estimated)
- 🛂 Checkpoint (CIQ)about 13-15 km (estimated)
- 🚌 Other transportabout 5 minutes by car to the Tebrau Highway / Pasir Gudang Highway interchanges
🛍️ Malls & shopping
- AEON Tebrau City
🎓 Schools
- SMK Taman Daya 2 (nearest national secondary)
- SK Taman Daya 3 (nearest national primary)
- SMK Tun Fatimah Hashim (national secondary)
- SJK(C) Foon Yew 5 (nearest Chinese primary)
- Austin Heights Private & International School
🏥 Hospitals
- Klinik Komuniti Taman Daya (government community clinic — there is no Klinik Kesihatan here)
- Klinik Kesihatan Sultan Ismail (nearest full government clinic)
- Hospital Sultan Ismail (public general hospital)
- KPJ Bandar Dato' Onn Specialist Hospital (private specialist)
2 layouts, from 450 to 900 sq ft
The table shows the current resale price band and rent band for each layout. Mid-market sits around RM381,250, 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 |
|---|---|---|---|---|---|
| Small layout | 450-700 sf | 1BR · 1 bath | RM295,000 – RM360,000 | RM421–800 | RM1,700 – 1,900 |
| Medium layout | 700-900 sf | 2BR · 2 bath | RM360,000 – RM510,000 | RM400–729 | RM1,900 – 2,400 |
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: RM450–648 psf; this page uses RM540–778 psf. The official historical median is shown separately at the top of the page for trend.
PSF in this table is each layout’s own asking price divided by its area; the Asking PSF in the facts card is the project-wide agent-corrected band. Where one row merges layouts of very different sizes, the PSF cell is left blank rather than averaged.
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 Cube 8 Teens 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.
The official images for this project can no longer be obtained: the developer’s website closed years ago and the web archives kept the pages but not the image files, and the management office has never published photographs. For the pictures circulating online I cannot establish the original source or the copyright holder, so I publish none of them — that would mean passing off unverified material as site photography. I am based in Johor Bahru: say the word and I will drive over this week and shoot the facade, lobby, corridors, pool, guardhouse and the interior of whatever is currently for sale, then send it to you on WhatsApp.
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.
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.
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 RM2,400 a month
Whole-unit gross yield runs about 6.4%. 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 Cube 8 Teens, 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 Cube 8 Teens its value
Low entry price, with two-bedroom units from about RM300,000–425,000
Small layouts of 450–700 sq ft, 1 bedroom 1 bathroom, are priced at about RM245,000–300,000; mid-sized layouts of 700–900 sq ft, 2 bedrooms 2 bathrooms, at about RM300,000–425,000. Against condominiums in the Taman Molek area that routinely exceed RM500,000, Cube 8 Teens is one of the lowest entry prices in this area, suiting budget-constrained first-time buyers or investors wanting a small entry position.
AEON Tebrau City, IKEA Tebrau and Toppen all within a 4–6 km drive
Measured drives: AEON Tebrau City about 4.0 km, 7 minutes; IKEA Tebrau about 4.7–5.7 km, 9 minutes; Toppen Shopping Centre about 4.5–5.8 km, 9–10 minutes. All three of the largest malls in north-east Johor Bahru are within a 10-minute drive, so shopping, dining and furniture choices are not limited to a single mall.
Freehold, completed in 2016, relatively new
The project was completed in 2016 and is about 10 years old, relatively new among a field of condominiums in the same area that are over 10 years old. Common areas and equipment are generally less worn than in earlier projects, and at viewings the floor tiles, external walls, lifts and other hardware are usually in acceptable condition.
In the Austin Heights / Mount Austin neighbourhood, with dense school and tuition options
Measured drives: Austin Heights Private & International School about 2.3 km, 5 minutes; SJK(C) Foon Yew 5 about 2.5 km, 5 minutes; SK Taman Mount Austin about 2.6 km, 5 minutes. Three schools of different types are all within a 5-minute drive, which holds some appeal for families with children and for investors letting to young families.
An active short-let market, with professional homestay operators already established here
Homestay management companies such as Nest Home and RR JBcity have operated Airbnb listings here for a long time, and several of the resident reviews on PropertyGuru are in fact travellers sharing their stay experience. For owners willing to run a short-let business and able to accept operating volatility, this means multiple letting channels and a low barrier to entry; but it is also the project's biggest source of risk, as set out in the risks section.
🏊 Facilities
- Covered parking
- Perimeter fencing
- Gymnasium
- Lounge
- 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. 4 in total — 3 positive, 1 critical.
「Nice view, easy parking, and good privacy. But honestly, it's more like an Airbnb than a hotel—don't expect hotel-level service.」
— Anonymous (957 reviews), PropertyGuru resident review 5/5, 11 August 2025「Great view, nice location, easy parking, and good privacy—just be warned, the language barrier can be a headache if you don't speak Malay.」
— Anonymous (328 reviews), PropertyGuru resident review 5/5, 11 August 2025「Boutique hotel style lobby, neat and chic. Good eatery around.」
— Grande Howe, PropertyGuru resident review 3.8/5, 11 February 2020「Booked through Trip.com and expected smooth sailing. Instead, no one answered the phone, the guard had zero info, and they sprung a surprise RM200 deposit on me.」
— Anonymous (328 reviews), PropertyGuru resident review 3/5, 11 August 2025Reviews 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
- Bangunan Sultan Iskandar CIQ checkpoint complexThe longest commute of the four projects in this area; requires driving, not a commuter projectabout 15.8 km by car, roughly 20 minutes (off-peak)
- Bukit Chagar RTS stationAlso requires driving, with no walking or short feeder optionabout 18.4 km by car, roughly 21 minutes (off-peak)
- Persiaran Jaya PutraThe project's main access road, connecting to Jalan Mutiara Emas Utama and Laluan Persekutuan 3/AH18the road the project fronts, direct access
🛍️ Shopping & dining
- AEON Tebrau CityLarge mall in north-east Johor Bahru, the closest to this projectabout 4.0 km by car, roughly 7 minutes
- IKEA TebrauIKEA furniture storeabout 4.7–5.7 km by car, roughly 9 minutes (depending on route)
- Toppen Shopping CentreAdjacent to AEON Tebrau Cityabout 4.5–5.8 km by car, roughly 9–10 minutes (depending on route)
🎓 Schools
- Austin Heights Private & International SchoolPrivate / international schoolabout 2.3 km by car, roughly 5 minutes
- SJK(C) Foon Yew 5Chinese primary schoolabout 2.5 km by car, roughly 5 minutes
- SK Taman Mount AustinNational primary schoolabout 2.6 km by car, roughly 5 minutes
🏥 Healthcare
- Hospital Sultan IsmailPublic general hospital, the closest hospital to this projectabout 3.6 km by car, roughly 7 minutes
- Columbia Asia Hospital TebrauPrivate general hospitalabout 11.5 km by car, roughly 13 minutes
- KPJ Johor Specialist HospitalPrivate specialist hospital, measured as relatively farabout 17.9 km by car, roughly 20 minutes
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 willing to run a short-let / Airbnb business
Professional homestay companies such as Nest Home and RR JBcity already operate here, so letting channels are in place and the entry price is low. But be clear that what you are buying is a volatile short-let business, not a stable long-let income asset: you must be able to withstand uneven cash flow between peak and off-peak seasons, and the policy risk that a future general meeting votes to restrict short lets.
Budget-constrained local first-time buyers
One of the lowest entry prices in the area, relatively new, with schools and malls all within a 10-minute drive. What has to be accepted is that the project is small with basic facilities, and some neighbouring units are daily-rate lettings, so common area usage intensity and the turnover of people are higher than in a purely owner-occupied scheme.
Income-focused owners who value cash flow scale over capital growth
If you skip short lets and take the local long-let route, the schools and malls can support basic tenant demand, but you must first accept the reality that psf valuations have kept falling in recent years. The entry price has to be pushed low enough to leave a margin of safety.
Not suitable: buyers seeking capital growth, or needing convenient commuting to Singapore
psf valuations have fallen nearly 19% over the past 3 years, and it is over 15 km from both CIQ and the RTS, the least convenient of the four projects in this area for commuting. Both of these needs point to Taman Molek or projects closer to the checkpoint, not Cube 8 Teens.
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.
⚠The project has effectively become an apartment hotel; if a general meeting bans short lets, income shrinks sharply
Of the 4 reviews currently on PropertyGuru, the large majority are travellers rating their stay (mentioning Trip.com bookings, check-in procedures and deposit issues) rather than owner-occupiers describing living there, which indicates a substantial proportion of units are run as daily-rate lettings. The legal risk is structural: in Innab Salil & Ors v Verve Suites Mont' Kiara Management Corporation [2020], the Federal Court held that a management body may ban short-term letting outright through by-laws without contravening section 70(5) of the Strata Management Act 2013, and national short-term rental legislation (STRA) still has not been enacted. If your monthly instalment cash flow depends on daily-rate income, that income can go to zero on a single general meeting vote.
⚠psf valuations keep falling, down about 18.77% over the past 3 years
iProperty valuation data shows Cube 8 Teens' psf falling from about RM540 psf in 2023 to about RM438.6 psf in 2026. On a 700 sq ft two-bedroom unit, that decline equates to roughly RM70,000 of book value lost. Projects whose main selling point is short-let or daily-rate income tend to have valuations that track tourism and business travel demand, and once the short-let business weakens through policy or market conditions, resale valuation for the apartment itself falls with it, without the steady local long-term rental demand that supports an owner-occupier project.
⚠The developer Intrajaya Murni is a small to mid-sized company; maintenance fee and sinking fund data cannot be found
Intrajaya Murni Sdn Bhd is a privately held small to mid-sized developer, and public records show it has developed only around 5 projects. Basic data such as the maintenance fee and sinking fund balance is blank on all the main platforms. The practical effect for buyers: there is no way to judge in advance whether property management here is well run or whether the sinking fund is sufficient for future major works, particularly given the large number of short-let units in the project, where common facilities are typically used more intensively than in an owner-occupier scheme and may wear out faster.
⚠Over 15 km from both CIQ and the Bukit Chagar RTS station, one of the weakest commuter positions in the area
Measured drives: about 15.8 km and 20 minutes to the Bangunan Sultan Iskandar CIQ checkpoint; about 18.4 km and 21 minutes to the Bukit Chagar RTS station, both estimated off-peak. That distance is on the far side even among projects in the Taman Molek / Tebrau area, so if commuting to Singapore is the main reason for buying, this is clearly unsuitable. Its real position is a combined market of local short lets plus local owner-occupation and long-term letting.
⚠A small project with basic facilities, lacking differentiation against larger schemes in the area
The development totals 286 units across a single 18-storey block, and common facilities consist only of covered parking, perimeter fencing, a gym, a lounge and 24-hour security, with no pool or clubhouse. Against the more comprehensively planned large estates in the same area, Cube 8 Teens has no clear advantage in selling a lifestyle, and long-term capital growth may depend more on the durability of the short-let business than on any improvement in the quality of the community itself.
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 |
|---|---|---|---|---|---|---|
| Cube 8 Teens ← | 2016 | Freehold | 286 | RM540–778 | RM295,000 – RM510,000 | 6.4% |
| 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% |
| Bayu Puteri 1 | 2004 | Leasehold | 266 | RM404–474 | RM365,000 – RM465,000 | 6.2% |
| Bayu Puteri 2 | 2007 | Leasehold | 454 | RM290–530 | RM260,000 – RM610,000 | 5.3–5.7% |
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. Cube 8 Teens 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 Cube 8 Teens cost on the resale market?
As at September 2026, Cube 8 Teens resale listings run RM295,000 to RM510,000, with a mid-market level around RM381,250 and transacted PSF of RM540–778. By layout: Small layout (450-700 sf) RM295,000–RM360,000; Medium layout (700-900 sf) RM360,000–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 Cube 8 Teens?
Whole-unit rents run RM1,700 – RM2,400 a month. That is a gross yield of about 6.4% — gross, so after maintenance, assessment, quit rent, insurance and vacancy, net yield is typically 0.8–1.2 points lower.
Is Cube 8 Teens freehold, and can foreigners buy?
Cube 8 Teens 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 Cube 8 Teens completed and who built it?
Cube 8 Teens was completed in 2016 and is occupied resale stock: 1 block(s), 18 storeys, 286 units. Developer: Intrajaya Murni Sdn Bhd. A mid-sized regional developer; founding year, listing status and other notable projects not yet verified.
How is transport at Cube 8 Teens, and how far is the checkpoint?
about 13-15 km, roughly 18-22 minutes by car (estimated); about 13-15 km (estimated); about 5 minutes by car to the Tebrau Highway / Pasir Gudang Highway interchanges
What layouts does Cube 8 Teens have?
2 layouts: Small layout 450-700 sf (1BR), Medium layout 700-900 sf (2BR). Areas run 450 to 900 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 Cube 8 Teens, and what facilities are there?
No maintenance fee has been published (confirm with the management office). Facilities include: Covered parking, Perimeter fencing, Gymnasium, Lounge, 24-hour security.
Who is Cube 8 Teens suitable for?
First-time buyers; Budget-conscious young working professionals; Tenants and investors seeking a low entry price (from RM270,000)
What are the risks of buying at Cube 8 Teens?
Small development with fairly basic facilities; The developer is not well known, so resale liquidity and capital appreciation potential are relatively limited; Low data transparency (some basic figures are missing)
What malls, schools and hospitals are near Cube 8 Teens?
Malls: AEON Tebrau City. Schools: SMK Taman Daya 2 (nearest national secondary), SK Taman Daya 3 (nearest national primary), SMK Tun Fatimah Hashim (national secondary), SJK(C) Foon Yew 5 (nearest Chinese primary), Austin Heights Private & International School. Hospitals: Klinik Komuniti Taman Daya (government community clinic — there is no Klinik Kesihatan here), Klinik Kesihatan Sultan Ismail (nearest full government clinic), Hospital Sultan Ismail (public general hospital), KPJ Bandar Dato' Onn Specialist Hospital (private specialist).
Why do the reviews of Cube 8 Teens on PropertyGuru all read like hotel guests rather than owners?
Because a substantial proportion of units in this project really are entrusted by owners to homestay management companies such as Nest Home and RR JBcity and run as Airbnb / daily-rate lettings. The Trip.com bookings, check-in procedures and deposit issues mentioned in the reviews reflect exactly that reality. This is not a fault in the review system but a question of how the project is positioned: before buying, be clear that a large proportion of your neighbours will be short-stay guests rather than long-term residents, which affects the living experience and also affects the likelihood of a general meeting voting to restrict short lets in future.
I don't want to do Airbnb, only to live there or let long term — is Cube 8 Teens suitable?
It can be considered, but be clear this is not a purely owner-occupied community. The project is small (286 units, 18 storeys, one block), with facilities limited to a basic gym and lounge and no pool or clubhouse; short-stay guests come and go more frequently in the same block than in an ordinary condominium, so security and access control in practice may fall short of expectations. If your budget allows, compare projects in the same area with a slightly higher total price but oriented to long-term letting and owner-occupation, such as condominiums around Taman Molek, where the community atmosphere is more stable.
psf has fallen from RM540 to RM438.6 — does that mean it's good value to buy now?
A price fall does not by itself mean good value; first work out why it fell. Valuations here are closely tied to short-let and tourism demand, so the fall more likely reflects the short-let business becoming harder or short-let policy uncertainty rising, rather than a simple price correction that improves value for money. Before buying, run the rental return for a scenario with no short lets at all, long-let only. If the numbers are still tight in that scenario, a low psf is not necessarily a good entry point but the market pricing in risk.
Get the units actually for sale, sent to your phone
This page gives you the market bands. What you actually need is the Cube 8 Teens 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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