D'Ambience Residences (Pangsapuri Ikatan Flora)
Resale listings here run from RM300,000 to RM720,000 — a spread of RM420,000. 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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D'Ambience Residences (Pangsapuri Ikatan Flora) in 30 seconds
D'Ambience Residences (Pangsapuri Ikatan Flora) is a freehold condominium in Bandar Baru Permas Jaya, Johor Bahru, Malaysia, developed by IJM Land Berhad and completed in 2014. It comprises 1 block(s), 27 storeys and 780 units. Address: Jalan Permas 2, Taman Permas Jaya, 81750 Masai/Johor Bahru, Johor.
Layouts run 513 to 1,414 sq ft across 1 types. As at September 2026, resale listings range RM300,000 – RM720,000, with a mid-market level around RM510,000; transacted PSF sits at RM400–632 psf. Whole-unit rents are RM1,000 – RM2,400 a month, a gross yield of 4.0%. Maintenance: about RM0.27 per sq ft per month — per September 2026 sale listings, cross-checked across two different agents: a 1,114 sq ft unit is quoted at about RM300 a month, and a two-bedroom listing at about RM250 (no area given). The listings do not state whether the sinking fund is included.
Transport position: about 17–19 km, roughly a 22–28 minute drive (estimated)
Official median transacted price (historical reference): RM370,000 (420 psf), period as at August 2025, source An explanatory note within the PropertyGuru resident review section (published 28 August 2025). This figure comes from a text note in the PropertyGuru review section, not from official NAPIC/JPPH transaction statistics. Neither the sample size nor the basis of calculation is disclosed, so treat it only as a reference starting point. Before buying, ask an agent to pull actual transaction records for the same layout over the past 12 months, or run your own title search at the land office. Do not price your offer on this single figure alone. 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 D'Ambience Residences (Pangsapuri Ikatan Flora)?
Every line below can be checked against the developer and official records. This is a completed 2014 project — you are buying a real unit you can walk into, not a rendering.
- Developer
- IJM Land BerhadIJM Land Berhad
- Completed
- 2014Completed · resale stock
- Tenure
- FreeholdOpen to foreign buyers (min-price rules apply)
- Total units
- 7801 block(s) · 27 storeys
- Layouts
- 1See price table below
- Maintenance
- approx. RM0.27 psf/monthPer September 2026 sale listings (two agents cross-checked); 1,114 sq ft about RM300/month, a two-bedroom listing about RM250/month. Sinking fund inclusion not stated — confirm with the management office
- Asking PSF
- RM400–632Agent-corrected asking range
- Gross yield
- 4.0%Whole-unit basis
IJM Land is the property arm of Main Market-listed IJM Corporation Berhad and one of Malaysia's large national developers. Past projects include The Light Waterfront in Penang, Trehaus in Selangor and Sebana Cove in Johor Bahru. Its reputation is generally steady and it ranks as a first-tier listed developer.
Bandar Baru Permas Jaya — what is around you
Full address: Jalan Permas 2, Taman Permas Jaya, 81750 Masai/Johor Bahru, Johor (81750). Location decides who rents from you — and how easily you resell.
🚉 Getting around
- 🚉 RTS / railabout 17–19 km, roughly a 22–28 minute drive (estimated)
- 🛂 Checkpoint (CIQ)about 16–18 km, roughly a 20–25 minute drive (estimated)
- 🚌 Other transportAdjacent to the Pasir Gudang Highway, Eastern Dispersal Link (EDL) and Coastal Highway interchanges; about 5 minutes to the expressway
🛍️ Malls & shopping
- AEON Permas Jaya
- Mesra
- Anmaya Mart
🎓 Schools
- SMK Permas Jaya
- SMK Permas Jaya 3
🏥 Hospitals
- Hospital Desa Permas Jaya
1 layout, from 513 to 1,414 sq ft
The table shows the current resale price band and rent band for each layout. Mid-market sits around RM510,000, the top of market reaches RM720,000 — within one layout the spread comes down to floor, facing and condition.
| Layout | Area | Bed / Bath | Resale price band | PSF | Monthly rent |
|---|---|---|---|---|---|
| Mix of 5 designs (1-3 bedrooms) | 513-1414 sf | TBC | RM300,000 – RM720,000 | — | RM1,000 – 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: RM333–527 psf; this page uses RM400–632 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
D'Ambience Residences (Pangsapuri Ikatan Flora) 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 visual from IJM Land Berhad's own site ijmland.com; copyright IJM Land Berhad.
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.
Official project visual from IJM Land Berhad's own site ijmland.com; copyright IJM Land Berhad.
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: RM1,000 to RM2,400 a month
Whole-unit gross yield runs about 4.0%. 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 D'Ambience Residences (Pangsapuri Ikatan Flora), 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 D'Ambience Residences (Pangsapuri Ikatan Flora) its value
Backed by listed developer IJM Land, freehold single block of 780 units
The developer, IJM Land, is the property arm of Main Market-listed IJM Corporation, with extensive experience delivering large-scale schemes nationwide, including The Light Waterfront in Penang and Sebana Cove in Johor Bahru. This project completed in 2014: a single 27-storey block of 780 units, layouts from 513 to 1,414 sq ft, five designs spanning 1-bedroom to 3-bedroom, freehold. One management, one set of facilities, and a larger buyer pool than a small scheme, which makes it easier to find a matching buyer on resale.
High facility density; both the developer and residents describe barely needing to leave
The project has its own clubhouse, mini-mart, sky lounge, gym, badminton hall, jogging track, children's playground, multipurpose hall and reflexology path. A PropertyGuru review from August 2025 states plainly "There's a mini-mart and cafeteria on-site, plus a sky lounge and multipurpose hall" and "you barely have to drive out". For residents who do not want an extra trip out each day for groceries or the gym, that is a practical convenience.
Garden landscaping confirmed by residents, mentioned independently in several reviews
Several residents, writing in March 2024 and August 2025, independently mention the landscaping and greenery: "mornings are breezy", birdsong, walks around the gardens, "living in a leafy hideaway". These descriptions recur across reviews written at different times by different authors, which suggests landscape maintenance is something the project actually delivers rather than a one-off sales claim.
Low entry price, accessible to both first-time buyers and landlords
At PSF 333–527 and total prices of RM250,000–RM600,000, this is one of the lower-priced options in the Permas Jaya area. The building is over 10 years old but the location is mature, surrounded by AEON Permas Jaya and several schools. It suits owner-occupiers on a limited budget, as well as landlords letting to local workers and Singapore commuters nearby.
Next to Pasir Gudang Highway and the EDL, on the highway in 5 minutes
The project adjoins the Pasir Gudang Highway, the Eastern Dispersal Link (EDL) and the Coastal Highway interchanges, putting you on the highway in about 5 minutes. For residents driving to Johor Bahru city centre, the checkpoints or the Pasir Gudang industrial area, this connection is shorter than from projects deeper inside Permas Jaya.
🏊 Facilities
- Clubhouse
- Badminton hall
- Mini market
- Swimming pool
- Wading pool
- Gymnasium
- Jogging track
- Children's playground
- Multipurpose hall
- Sky lounge area
- Reflexology path
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. 5 in total — 4 positive, 1 critical.
「My buddy was looking for a unit and found tons of different layouts—from 1-bed to 3-bed of 513 to 1,414 sq ft. The recent sale prices median out around RM 370,000 (about RM 420 per sq ft). For what you get—facilities, location, and freehold tenure—it feels like fair value.」
— Anonymous, PropertyGuru resident review 5/5, 28 August 2025「Living here means you barely have to drive out. There's a mini-mart and cafeteria on-site, plus a sky lounge and multipurpose hall for when I'm feeling social. For workouts, there's a gym, a badminton hall, and even a reflexology path.」
— Anonymous, PropertyGuru resident review 5/5, 28 August 2025「I stayed here in March 2024 and honestly felt like I was living in a leafy hideaway. The landscaping is lush, mornings are breezy… The pools are big, and everything is just under 10 minutes away. Plus, getting to CIQ via the EDL highway is super convenient.」
— Anonymous, PropertyGuru resident review 5/5, 28 August 2025「Very cool place trees beautiful landscape walks around premier gardens morning, windy cooling breeze with birds. Big swimming pools others facilities, Great place to live and very convenient to access few mall n banking facilities shop. Nearest to CIQ from EDL highway.」
— Anonymous, PropertyGuru resident review 5/5, 17 March 2024「Nowadays no reply from this D'Ambience residence office contact… Every month I fully paid the maintenance fees, if they continue this kind of working attitude then what's the purpose of having them to manage our habitat? I need them to response to my concerns to turn on lights at the multistory carpark all levels turning corner, it's too dark without lights on. Simple request refuse reply!」
— Anonymous, PropertyGuru resident review 0/5, 18 December 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
- Pasir Gudang Highway / EDL interchangeAdjoining the project; on the highway within about 5 minutes, and the main road connection for the areaabout 0.5–1 km (estimated)
- CIQ / Bangunan Sultan Iskandar checkpoint complexRequires driving via Pasir Gudang Highway / EDL; peak hours and checkpoint tailbacks noticeably lengthen the actual journeyabout 16–18 km, roughly a 20–25 minute drive (estimated)
- Bukit Chagar RTS stationJohor's first rail transit station; requires a drive to reach, not within walking distanceabout 17–19 km, roughly a 22–28 minute drive (estimated)
- Second Permas Jaya Bridge (opened 2012)Connects to the Johor Bahru East Coast Highway, shortening the drive to Johor Bahru city centre from about 18 km to about 6 km (according to comments by BRDB senior management in an interview)about 1–2 km (estimated)
🛍️ Shopping & dining
- AEON Permas JayaThe largest supermarket and department store in the neighbourhood, the core of local amenitiesabout 1–1.5 km (straight line, estimated)
- Mid Valley SouthkeyOne of the largest mall complexes 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 BahruLocated towards Skudai, some distance awayabout 15–18 km (straight line, estimated)
🎓 Schools
- SMK Permas Jaya / SMK Permas Jaya 3National secondary schools, within walking distance or a short driveabout 0.5–1 km (estimated)
- SJK(C) Permas Jaya Chinese primary schoolsChinese primary schools within the neighbourhoodabout 1–2 km (estimated)
- REAL Schools Cahaya CampusLocated towards Bandar Seri Alam / Cahaya Masaiabout 8–10 km (straight line, estimated)
- Excelsior International SchoolLocated towards Tebrau; there is no international school within walking distance of this areaabout 10–12 km (straight line, estimated)
🏥 Healthcare
- Hospital Desa Permas JayaHospital within the neighbourhood, listed in the base data as the nearest medical facilitywithin about 1 km (estimated)
- Klinik Kesihatan Permas JayaPublic clinicwithin about 1 km (estimated)
- Regency Specialist HospitalPrivate specialist hospital, located towards Bandar Seri Alamabout 8–10 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.
First-time owner-occupiers on a limited budget
PSF 333–527 and a low entry price, surrounded by AEON Permas Jaya and several schools, suit families buying their first home who want to stay within the Permas Jaya area. Note the crowding of shared facilities that comes with 780 units at high density; view during a peak period to experience it first hand.
Landlords letting to local workers or Singapore commuters
Low total price and a wide choice of layouts, close to the Pasir Gudang Highway/EDL, which has some appeal for commuters. But factor the tenant-loss risk from Pasir Gudang air quality incidents and the possible commercial electricity tariff into your cash flow calculations. Do not estimate net yield on best-case assumptions alone.
Long-staying families needing more space
The largest layouts here approach 1,400 sq ft, and the landscaping is consistently praised across several resident reviews, suiting families with children who value green surroundings. Before buying, contact the management office directly to understand the current maintenance programme and response times; residents complained about poor communication in late 2025.
Not suitable for: buyers highly sensitive to air quality, or planning to run daily-rate short-term lets
This area sits immediately beside the Pasir Gudang industrial belt and has a history of air quality incidents caused by illegal chemical waste dumping. The project is also classified as a Service Residence, so short-let compliance and tariff issues under commercial title need additional verification. Buyers who are highly sensitive to air quality, or who plan to cover the monthly instalment from daily-rate rental income, should establish the facts on both risks before deciding.
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.
⚠Air quality incidents in the Pasir Gudang industrial area are a real risk to tenant confidence in this district
In March 2019, chemical waste was illegally dumped into Sungai Kim Kim 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, March 2019, "Pasir Gudang: How one quiet lorry sparked a toxic waste crisis"). The Permas Jaya / Masai area where this project sits is downwind of the Pasir Gudang industrial belt. It is some distance from the core industrial zone, but similar complaints about chemical odours occurred more than once that same year. If such an incident recurs, it directly affects the willingness of expatriate and Singapore tenants to renew in the short term, and buyers routinely use it as a reason to push the price down in negotiations.
⚠The project is listed on PropertyGuru as a "Service Residence", so utility rates may be charged at commercial tariffs
PropertyGuru classifies this project under Service Residence, a category commonly built on commercial title, where electricity, minimum monthly water charges and assessment may all be charged at commercial rates. Commercial electricity is typically about 50% higher than the residential tariff, and the assessment rate is often 1.5–2 times the residential rate. Public records do not clearly state whether this project's title use is purely residential or commercial, and the base data marks this as not verified. Buyers cannot assume residential rates apply.
⚠Late 2025 resident complaint: management office does not reply on WhatsApp, no lighting at multi-storey car park corners
A resident review on PropertyGuru dated 18 December 2025 names the management party "Crescentia P" for poor handling of enquiries: "their Business WhatsApp gets no reply at all, even simple requests are refused a response". The specific complaint is that the turning corners on every level of the multi-storey car park have no lighting, and a safety-based request to fix it was ignored. Management responsiveness directly affects tenant renewals and subsale buyers' confidence in the building. A specific, dated negative review like this deserves more weight than a general star rating.
⚠780 units in a single high-density block: shared facilities and lifts are compromised at peak times
This is a single 27-storey block housing 780 units, a high-density design. Lift waiting times at morning and evening peaks, car park turnover, and actual crowding at the gym and pool will all be noticeably worse than in a low-density project. The base data also notes "a 780-unit large-scale community, with more crowded use of shared facilities". None of this shows up in sales photographs or floor plans; only a site visit reveals it.
⚠Units facing the Pasir Gudang industrial direction may have to accept a discount on resale
The base data explicitly flags that "units facing the industrial area may be affected by air quality". In the same block with the same layout, orientation can make a marked difference to how attractive a unit is to tenants and buyers. Units facing the industrial area have the poorer outlook, and resident complaints concentrate there when air quality incidents occur, which shows up in the gap between asking price and actual transacted price.
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 |
|---|---|---|---|---|---|---|
| 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% |
| Central Residences @ Permas Ville | 2023 | Freehold | 291 | RM642–662 | — | — |
| 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. D'Ambience Residences (Pangsapuri Ikatan Flora) 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 D'Ambience Residences (Pangsapuri Ikatan Flora) cost on the resale market?
As at September 2026, D’Ambience Residences (Pangsapuri Ikatan Flora) resale listings run RM300,000 to RM720,000, with a mid-market level around RM510,000 and transacted PSF of RM400–632. By layout: Mix of 5 designs (1-3 bedrooms) (513-1414 sf) RM300,000–RM720,000. Within one layout the spread comes from floor, facing and condition — WhatsApp me for the live list.
What are rents and yields at D'Ambience Residences (Pangsapuri Ikatan Flora)?
Whole-unit rents run RM1,000 – RM2,400 a month. That is a gross yield of about 4.0% — gross, so after maintenance, assessment, quit rent, insurance and vacancy, net yield is typically 0.8–1.2 points lower.
Is D'Ambience Residences (Pangsapuri Ikatan Flora) freehold, and can foreigners buy?
D’Ambience Residences (Pangsapuri Ikatan Flora) 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 D'Ambience Residences (Pangsapuri Ikatan Flora) completed and who built it?
D’Ambience Residences (Pangsapuri Ikatan Flora) was completed in 2014 and is occupied resale stock: 1 block(s), 27 storeys, 780 units. Developer: IJM Land Berhad. IJM Land is the property arm of Main Market-listed IJM Corporation Berhad and one of Malaysia’s large national developers. Past projects include The Light Waterfront in Penang, Trehaus in Selangor and Sebana Cove in Johor Bahru. Its reputation is generally steady and it ranks as a first-tier listed developer.
How is transport at D'Ambience Residences (Pangsapuri Ikatan Flora), and how far is the checkpoint?
about 17–19 km, roughly a 22–28 minute drive (estimated); about 16–18 km, roughly a 20–25 minute drive (estimated); Adjacent to the Pasir Gudang Highway, Eastern Dispersal Link (EDL) and Coastal Highway interchanges; about 5 minutes to the expressway
What layouts does D'Ambience Residences (Pangsapuri Ikatan Flora) have?
1 layout: Mix of 5 designs (1-3 bedrooms) 513-1414 sf (TBC). Areas run 513 to 1,414 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 D'Ambience Residences (Pangsapuri Ikatan Flora), and what facilities are there?
Maintenance runs about RM0.27 per sq ft per month, per September 2026 sale listings cross-checked across two different agents: a 1,114 sq ft unit quoted at about RM300 a month, and a two-bedroom listing at about RM250 (that listing gives no built-up area). Neither listing states whether the sinking fund is included, so ask the management office for the latest fee notice and the audited accounts. Facilities include: Clubhouse, Badminton hall, Mini market, Swimming pool, Wading pool, Gymnasium, Jogging track, Children’s playground, Multipurpose hall, Sky lounge area, Reflexology path.
Who is D'Ambience Residences (Pangsapuri Ikatan Flora) suitable for?
Budget-conscious owner-occupiers who want the Permas Jaya area at a lower price than newer projects; Investors letting to nearby workers and Singapore commuters (small units, low total price, easy to rent)
What are the risks of buying at D'Ambience Residences (Pangsapuri Ikatan Flora)?
Management fee information is not transparent and needs on-site verification; 780-unit development, so common facilities get crowded; Secondary liquidity is average, and units facing the industrial area may be affected by air quality
What malls, schools and hospitals are near D'Ambience Residences (Pangsapuri Ikatan Flora)?
Malls: AEON Permas Jaya, Mesra, Anmaya Mart. Schools: SMK Permas Jaya, SMK Permas Jaya 3. Hospitals: Hospital Desa Permas Jaya.
Is D'Ambience Residences built on commercial title? Will utilities cost more?
PropertyGuru classifies this project as a "Service Residence", a category commonly built on commercial title, where electricity and assessment may be charged at commercial rates. However, public records do not clearly state the specific title use for this project, and the base data marks it as not verified. Before buying, obtain the last three months of electricity bills from the seller and check the tariff field directly to see whether it is residential or commercial. Do not assume residential rates simply because the listing says "Freehold".
Is this too far from Johor Bahru city centre and the Singapore checkpoints?
The project is in Bandar Baru Permas Jaya. The straight-line distance to the CIQ checkpoint is not especially far, but the actual drive uses the Pasir Gudang Highway or the EDL, roughly a 20–25 minute drive over about 16–18 km, and peak hours and checkpoint tailbacks lengthen this noticeably. This area mainly serves the local owner-occupier and local tenant market, not the cross-border commuter segment near CIQ where you can walk across the checkpoint when traffic is bad. Set your expectations to that positioning before buying.
Does Pasir Gudang's air pollution problem affect this location?
It has some effect. In March 2019, chemical waste was illegally dumped into Sungai Kim Kim in Pasir Gudang, and the toxic fumes released sent large numbers of residents and students to hospital and closed several schools. This is a documented event reported by international media, including the BBC. The Permas Jaya / Masai area where this project sits is downwind of the Pasir Gudang industrial belt, and similar complaints about chemical odours occurred more than once that year. Before buying, check the Department of Environment's historical air quality data, and ask current residents nearby directly how often they smell odours, rather than relying only on the developer's or agent's account.
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