D'Summit Residences @ Kempas Utama
Resale listings here run from RM375,000 to RM720,000 — a spread of RM345,000. Floor, facing and condition decide which end you pay. This page lays out price bands, rents, yields and risks across all 3 layouts.
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D'Summit Residences @ Kempas Utama in 30 seconds
D'Summit Residences @ Kempas Utama is a freehold condominium in Kempas, Johor Bahru, Malaysia, developed by IOI Properties Group Berhad and completed and handed over (year not in public record). It comprises 4 block(s), 35 storeys and 3,150 units. Address: Jalan Kempas Lama, Taman Kempas Utama, 81200 Johor Bahru.
Layouts run 527 to 904 sq ft across 3 types. As at September 2026, resale listings range RM375,000 – RM720,000, with a mid-market level around RM540,000; transacted PSF sits at RM480–720 psf. Whole-unit rents are RM1,550 – RM2,400 a month, a gross yield of 5.0% – 6.0%. 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); this project has no public completion year on record, so the range cannot be narrowed by building age. Applied to this page’s 527–904 sq ft layouts that works out to roughly RM115 – RM380 a month — an estimate, not a billed figure. Ask the management office for the latest fee notice and the audited accounts.
Transport position: About a 10-15 minute drive to RTS Bukit Chagar
Official median transacted price (historical reference): RM442,900 (599 psf), period 2 November 2023 – 29 October 2024, 210 transactions, source brickz.my (D'SUMMIT RESIDENCES, SKUDAI – non-landed residential, sourced from NAPIC / JPPH). This figure needs to be discounted. First, the developer IOI (Wealthy Growth Sdn Bhd) was still selling remaining stock as late as 2026 (the official site shows "Last Few Units", with Type A 527 sq ft and Type C 904 sq ft sold out), and brickz's NAPIC data mixes primary sale and purchase agreements with subsale transactions. How many of the 210 were new developer sales and how many were genuine subsale cannot be distinguished from public sources, and this pulls the median up. Second, over the same period EdgeProp calculates a median of RM572 psf on transactions over the past 48 months, with a range of RM440–627 psf, lower than brickz. Third, iRumah breaks it down by layout: the most popular 2-bedroom 764 sq ft has a recent median of only RM450 psf, the 3-bedroom 1,238 sq ft RM540 psf, and the 4-bedroom 1,238 sq ft RM400 psf. Fourth, the extremes are too large to ignore: EdgeProp records a historical high of RM1,385 psf (January 2024, 527 sq ft) and a historical low of RM243 psf (December 2025, 904 sq ft), a spread of 5.7 times. The overall transaction range on brickz is RM235,000 – RM791,900. If you are buying 764 sq ft, take the RM450 psf band as your negotiating starting point, not RM599. 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'Summit Residences @ Kempas Utama?
Every line below can be checked against the developer and official records. This is a completed 2017 project — you are buying a real unit you can walk into, not a rendering.
- Developer
- Wealthy Growth Sdn Bhd, a subsidiary of IOI Properties Group BerhadIOI Properties Group Berhad
- Completed
- 2017Completed · resale stock
- Tenure
- FreeholdOpen to foreign buyers (min-price rules apply)
- Total units
- 3,1504 block(s) · 35 storeys
- Layouts
- 3See price table below
- Maintenance
- Not published · est. RM115–380/monthMeasured range across 47 completed JB condos: RM0.22–0.42 psf (median RM0.31); no public completion year, so not narrowed by age. Estimate only — confirm with the management office
- Asking PSF
- RM480–720Agent-corrected asking range
- Gross yield
- 5.0–6.0%Whole-unit basis
IOI Properties Group is one of Malaysia's top ten developers, listed on the Main Market of Bursa Malaysia, with roots dating to 1984 and more than 136 completed projects across Malaysia, Singapore and Xiamen, China. Its projects include IOI City Mall (Putrajaya) and IOI Resort City. It is a large, diversified listed developer with a good reputation.
Kempas — what is around you
Full address: Jalan Kempas Lama, Taman Kempas Utama, 81200 Johor Bahru (81200). Location decides who rents from you — and how easily you resell.
🚉 Getting around
- 🚉 RTS / railAbout a 10-15 minute drive to RTS Bukit Chagar
- 🛂 Checkpoint (CIQ)About a 10-15 minute drive to CIQ
- 🚌 Other transportDirectly beside the Kempas toll plaza on the North-South Expressway and the Tebrau Highway; about a 20-minute drive to the Second Link (Tuas)
🛍️ Malls & shopping
- KSL City Mall (about 4-5 km)
🎓 Schools
- SJK(C) Kempas Baru (Chinese primary)
- SK Kempas (national primary)
- SMK Tan Sri Mohamed Rahmat (national secondary; renamed from SMK Kempas in 2017)
- SK Taman Bukit Kempas (national primary)
- SJK(C) Thai Hong (Chinese primary)
🏥 Hospitals
- Klinik Kesihatan Kempas (government clinic, in-township)
- KPJ Bandar Dato' Onn Specialist Hospital (private specialist, 90 beds)
- Hospital Sultan Ismail (public general hospital)
- Hospital Sultanah Aminah (public general hospital)
3 layouts, from 527 to 904 sq ft
The table shows the current resale price band and rent band for each layout. Mid-market sits around RM540,000, 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 |
|---|---|---|---|---|---|
| Type A (1-bedroom) | 527+ sf | 1BR · 1 bath | RM375,000 – RM480,000 | — | RM1,550 – 1,800 |
| Type B (2-bedroom) | 764+ sf | 2BR · 2 bath | RM480,000 – RM600,000 | — | RM1,800 – 2,050 |
| Type C (3-bedroom) | 904+ sf | 3BR · 2 bath | RM600,000 – RM720,000 | — | RM2,050 – 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: RM400–600 psf; this page uses RM480–720 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 D'Summit Residences @ Kempas Utama actually looks like
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 IOI Properties Group Berhad's own site ioiproperties.com.my; copyright IOI Properties Group Berhad.
The developer’s own drawings — 5 official layouts
These are the developer’s original drawings, not illustrations. Each carries real dimensions and room names, and I have checked every one against the official specification for area, bedroom and bathroom count. Much of what circulates online has been redrawn by agents, cropped so the dimensions are gone, or belongs to another project. Rule layouts out on paper first — it saves viewings.
Official project visuals from IOI Properties Group Berhad's own site ioiproperties.com.my; copyright IOI Properties Group Berhad.
Rents: RM1,550 to RM2,400 a month
Whole-unit gross yield runs about 5.0% – 6.0%. 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'Summit Residences @ Kempas Utama, 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'Summit Residences @ Kempas Utama its value
About 3 km from Kempas Baru railway station, and that station became significant in 2025–2026
The IOI website FAQ states plainly that the project is "just 3km from the ETS Kempas Baru Station". The station only moved to its new site in February 2024 under the Gemas–Johor Bahru electrified double-tracking project, rebuilt with 4 tracks, 2 side platforms and 2 island platforms; electrification was completed and ETS services began on 12 December 2025; and from 16 June 2026 it became the interchange hub for the newly opened KTM Komuter southern line (Shuttle Selatan) routes Kulai–JB Sentral and Kempas Baru–Pasir Gudang. More importantly, JB Sentral suspended train services from 11 June 2026 for RTS Link works, and KTMB designated Kempas Baru as the main transfer station, with shuttle buses into the city. Note that 3 km is not a walking distance; you still need a car or a shuttle.
Three trunk roads converge: the North-South Expressway Kempas toll plaza, the EDL and Pasir Gudang Highway
The IOI website lists "Interconnected with North-South Highway, Pasir Gudang Highway and EDL" as one of the project's selling points, and the project sits right beside the North-South Expressway Kempas exit. For anyone driving across the checkpoint daily or commuting to the eastern industrial areas, this is the project's least replaceable advantage: you get on the highway without crossing the city first. The IOI official FAQ gives the distance as "approximately 13km from the upcoming RTS and Johor-Singapore CIQ (Woodlands Checkpoint)". The reverse side of the same fact is noise and air quality; see the risks section.
Backed by listed group IOI Properties, with dedicated after-sales lines, and the developer is still on site
The developer is Wealthy Growth Sdn Bhd (company number 200601020582 / 740335-V), a subsidiary of IOI Properties Group Berhad (Bursa Main Market, company number 201301005964). The practical benefit is that the IOI Galleria @ Taman Kempas Utama sales gallery is still operating (daily 10:00–17:00), and the website lists a Customer Relations Unit (607-707 2111) and Building Services (607-707 2160) direct lines. When buying subsale, being able to get through to the developer's building services line makes handling leaks, access cards and shared facility issues far easier than at a project where nobody answers.
20 facilities, 4 separate towers, private lifts in some units
Facilities listed on the IOI website include a 50m lap pool, children's pool, jacuzzi, sauna, gym, waterside fitness area, badminton court, multipurpose hall, games room, children's playground, yoga deck, BBQ area, garden lounge and Gazebo Cafe, with "Private Lift*" marked (private lifts in some layouts) and triple-tier security. The four 35-storey towers (Aries, Orion, Phoenix, Celena) each have their own lift core, so vertical circulation is dispersed. EdgeProp's implied rental yield is 6.8%, at the higher end for Johor Bahru high-rises.
🏊 Facilities
- Garden
- Reflexology path
- Yoga deck
- Jacuzzi
- Spa / sauna
- Multipurpose hall
- Badminton court
- 50 m lap pool
- Wading pool
- Splash pool
- Gym
- Car wash bay
- BBQ area
- Self-service laundry
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 — 2 positive, 2 critical.
「Accessible to North South Expressway and Singapore.」
— Andrew (5 reviews from this user), PropertyGuru resident review 5/5, 25 October 2024「Close proximity to Johor Bahru City Center. Great investment opportunity and superb future growth.」
— Andrew (5 reviews from this user, posted two days apart from the previous one), PropertyGuru resident review 5/5, 23 October 2024「Just bought a unit here. Puas hati!」
— Deno Aswal, PropertyGuru resident review 3.5/5 (Interior 3, Common Areas 3, Management 3, Nearby Amenities 5), 17 November 2022Reviews 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
- North-South Expressway Kempas toll plazaThe IOI website states the project is "right next to the Kempas Toll", which is the project's biggest commuting advantage and also its biggest source of noiseimmediately adjacent
- KTM Kempas Baru railway stationRelocated to a new site in February 2024 (4 tracks, 2 side plus 2 island platforms) and electrified services began on 12 December 2025; ETS started running on 12 December 2025, increasing to 12 services a day from January 2026 (8 Kuala Lumpur–Johor Bahru, 2 Johor Bahru–Padang Besar, 2 Johor Bahru–Butterworth); from 16 June 2026 it serves as the Shuttle Selatan southern line interchange hubabout 3 km (IOI website FAQ)
- RTS Link / Johor-Singapore CIQ (towards Woodlands Checkpoint)As stated in the IOI website FAQ; note that JB Sentral has been suspended since 11 June 2026 for RTS works, with KTMB running shuttle buses to the city centre and Kempas Baru serving as the main transfer stationabout 13 km (IOI website FAQ)
- Eastern Dispersal Link (EDL) and Pasir Gudang HighwayThe two trunk roads to the city centre and the eastern industrial areas, giving highway access without crossing the citynearby (listed by the IOI website as a project selling point)
- Second Link (Tuas)The base data says roughly a 20-minute drive; this is not verified by any third party, so check it yourself with a navigation approughly a 20-minute drive (not verified)
🛍️ Shopping & dining
- Lotus's Setia TropikaThe nearest hypermarket; in resident feedback published on the IOI website, one buyer writes "We can go to Setia Tropika and Kementerian Dalam Negeri (KDN) within 500 meters" (a customer comment published by the developer, not an independent review)listed by the IOI website as within a 12 km radius; the resident comment puts the Setia Tropika direction at about 500 metres
- NSK Trade City SkudaiWholesale-format hypermarket, one of the main shopping options in this arealisted by the IOI website as within a 12 km radius; requires driving
- AEON Mall Bandar Dato' OnnThe nearest large mall to the eastlisted by the IOI website as within a 12 km radius; requires driving
- Paradigm Mall Johor BahruThe largest mall in Skudai, with 1,292,956 sq ft net lettable area, 3,370 car park bays and 99.3% occupancy as at March 2025listed by the IOI website as within a 12 km radius; requires driving
- Toppen Shopping Centre / IKEA Tebrau / AEON Tebrau CityOne of the largest retail clusters in Johor Bahru (the Tebrau City area is about 14.5 km from JB CIQ)over 20 minutes' drive
🎓 Schools
- Fairview International SchoolListed by the IOI website as a main education amenity for the project, and the nearest international school in this arealisted by the IOI website as within a 12 km radius; requires driving
- Southern University CollegePrivate tertiary institutionlisted by the IOI website as within a 12 km radius; requires driving
- Universiti Teknologi Malaysia (UTM) SkudaiThe largest university campus in this area and an important source of long-term rental demand locally; many rental advertisements for this project on mudah use "UTM" directly as a selling pointlocated in Skudai; requires driving
- Local primary and secondary schoolsNearby schools listed by iRumah include Luca International School and Sekolah Aras among others; no public record found of a national or Chinese primary school within walking distance of this project, so buyers with school-age children must verify the school zone and travel distance themselvesno national or Chinese primary school found within walking distance; verify yourself
🏥 Healthcare
- Kempas Medical CentreBoth the IOI website and Property Genie list it as the nearest medical facility in the townshiplisted by the IOI website as within a 12 km radius; requires driving
- Hospital Permai Johor BahruLocated at Jalan Persiaran Kempas Baru, 81200 Johor Bahru, a 1,400-bed public psychiatric hospital with 36 wards. It is not a general emergency hospital, so do not treat it as your nearest emergency optionalong the same Jalan Persiaran Kempas Baru; requires driving
- Poliklinik Kempas IndahPrimary care clinic in this areawithin the Kempas area; requires driving
- Impian Emas Medical CentreMedical centre in the neighbouring Impian Emas areaneighbouring area; requires driving
- KPJ Specialist Hospital (Johor Bahru)The IOI website FAQ lists KPJ Specialist Hospital as one of the project's medical amenities; KPJ Puteri Specialist Hospital is at 33, Jalan Tun Abdul Razak (Susur 5), 80350 Johor Bahrutowards the city centre; requires driving; not directly measured
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.
Commuters driving across the checkpoint daily or to the eastern industrial areas
The project sits immediately beside the North-South Expressway Kempas toll plaza and connects to both the EDL and Pasir Gudang Highway, so you reach the highway without crossing the city, and the IOI website puts CIQ at about 13 km. The 764 sq ft is the most liquid layout in the project, with iRumah showing a recent median of about RM450 psf and long-let listings at RM1,800–2,100 a month. What you have to accept is the noise and exhaust from the toll plaza (most pronounced on low floors and on the expressway-facing side), and that every amenity requires a car.
Medium to long-term holders who value the rail narrative and are willing to wait
Kempas Baru station began electrified services on 12 December 2025, ETS increased to 12 services a day from January 2026, and it became the Shuttle Selatan interchange hub on 16 June 2026, on top of being designated the main transfer station while JB Sentral is suspended. The station's role is genuinely growing. But keep two things separate: the station's rising importance is a fact, and so is the fact that 3 km is not a walking distance. CBRE WTW data also shows Iskandar high-rise supply peaking only in 2029 at 32,783 units, with downward pressure on both rents and prices in the intervening years.
Families wanting a large floor area on a limited budget who do not mind being away from the city centre
iRumah shows a recent median of about RM540 psf for the 3-bedroom 1,238 sq ft and about RM400 psf for the 4-bedroom 1,238 sq ft, with long-let rates of about RM2,200–2,600 a month for 980 sq ft. The same floor area costs considerably more around Paradigm Mall. Three things to accept: at RM0.36 psf, the maintenance fee on 1,238 sq ft is about RM446 a month; no public record found of a national or Chinese primary school within walking distance; and this project scores only 3.9 for Nearby Amenities on PropertyGuru.
Not suitable for: investors treating 6.8% as a net return and ignoring costs
EdgeProp's 6.8% is a gross yield of rent against price, before maintenance fee (RM0.36 psf), commercial electricity and water tariffs, assessment, vacancy and agent commission. iRumah, on its own basis, calculates only 5.36% (2026), below the 5.73% of 2024, and it fell as low as 3.39% in 2021. At the same time, 104 rental listings for this project on mudah are competing for tenants, and there were 6 auction units in 2025–2026. Recompute using 2 months of vacancy plus all holding costs.
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.
⚠Three versions of the unit count: 3,150, 2,307, 849 — all of which have to fit on 9.8 acres
StarProperty, citing developer material, gives 3,150 units, 4 towers of 35 storeys, on a 9.8-acre (3.97-hectare) site; iRumah says 2,307 units; EdgeProp's data panel says 849 units; the base data says 3,150. At 3,150 the density is about 321 units per acre; at 2,307, about 235 units per acre. Both are very high densities for a Johor Bahru high-rise. This is not an academic question: the unit count is the denominator for calculating what proportion of stock is listed for sale, whether facilities and lifts are adequate, and whether maintenance fees can be collected. PropertyGuru shows 184 units for sale and 178 units for rent; if the denominator is 3,150, that is about 5.8% for sale and 5.7% for rent; if it is 849, it becomes 21.7% and 21.0%, an entirely opposite conclusion.
⚠The developer is still selling remaining stock in 2026, at prices above subsale, so your competitor is IOI
The D'Summit page on the IOI website (checked September 2026) still shows "Last Few Units" and "From RM 380,000*", with Type A (527 sq ft) and Type C (904 sq ft) marked Sold Out, leaving Type B (764 sq ft), Type D (980 sq ft) and Type E (1,238 sq ft) still for sale. The page description text even still carries the old price "Starting from RM310,900*". Against that, on the subsale side: iRumah shows a recent median of RM450 psf for 764 sq ft (about RM343,800), and actual subsale listings have appeared at RM320,000 (RM419 psf). In other words, the developer's asking price on remaining stock is about 10% above the subsale median, and buyers can compare your unit against a brand-new one from the developer with a package and direct financing. When you come to resell, every unsold IOI unit is one more reason your unit does not move.
⚠Auction properties are concentrated here: 6 of the 10 most recent sale listings on iRumah are auctions
In iRumah's D'Summit sale listings, the auction (lelong) units include: 3 October 2025, 527 sq ft, RM207,000; 24 October 2025, 904 sq ft, RM310,000; 25 October 2025, 764 sq ft, RM320,000; 26 October 2025, 904 sq ft, RM340,000; 18 March 2026, 1,249 sq ft, RM324,000; 28 July 2026, 904 sq ft, RM340,000. For comparison, EdgeProp's record historical low transaction of RM243 psf was exactly a 904 sq ft unit in December 2025. Concentrated auctions hit you in two direct ways: first, they prove that a group of owners could not cover their monthly instalments from rent, meaning the advertised yield is not being realised in the real world; second, auction reserve prices become the anchor for bank valuations and for the next buyer, depressing your future selling price and loan margin.
⚠The maintenance fee has risen from RM0.25 psf at launch to the RM0.36 psf now shown on the official site, an increase of 44%
The project data StarProperty published at the time states "Maintenance Fee: RM0.25 psf"; the IOI website FAQ in 2026 states "The maintenance fee is estimated at RM 0.36 per sq. ft.*". In cash terms: 764 sq ft goes from RM191 a month to about RM275 a month, RM1,008 more a year; 527 sq ft is about RM190 a month; 1,238 sq ft about RM446 a month. Against the RM1,800 a month long-let rate iRumah shows for 764 sq ft, the maintenance fee already consumes about 15% of gross rent, and adding the commercial electricity tariff, the minimum monthly commercial water charge and assessment that come with a serviced apartment (typically 1.5–2 times a residential condominium), EdgeProp's 6.8% implied yield is a figure before costs, and the actual net return will be a great deal lower. iRumah's own calculation gives only 5.36% (2026), below the 5.73% of 2024.
⚠Immediately beside the Kempas toll plaza and the North-South Expressway, with almost every amenity requiring a car
The IOI website itself states the project is "located right next to the Kempas Toll" and lists the North-South Expressway, the EDL and Pasir Gudang Highway as selling points. A toll plaza means vehicles decelerating, stopping and accelerating again, and with a high proportion of heavy vehicles, noise and exhaust are worse than on an ordinary stretch of road, with low floors and units facing the expressway most affected. On amenities, every mall the IOI website lists (Lotus's Setia Tropika, NSK Trade City Skudai, AEON Bandar Dato' Onn, Paradigm Mall JB, Toppen, IKEA Tebrau) is described as within a 12 km radius, meaning none is walkable. In PropertyGuru's resident scores, Nearby Amenities is only 3.9 and Condo Facilities 3.7, the lowest two of the six sub-scores. Living costs rise noticeably here for a tenant without a car.
⚠New supply is coming in the same township, and the peak across Iskandar is in 2029
IOI has itself launched i-nova SOHO within the same Taman Kempas Utama: 922 units, 467–646 sq ft, launched 8 August 2025, priced RM250,110–RM391,410 (about RM590.79 psf), with completion expected in the third quarter of 2029. These small units will compete directly with D'Summit's 527 and 764 sq ft layouts for the same tenants and buyers, and they will be brand new. The broader context comes from CBRE WTW data: after the RTS opens, future high-rise residential supply in Iskandar Malaysia peaks in 2029 at 32,783 units; CBRE WTW's Johor Bahru director Jonathan Lo noted in January 2026 that the key risk is a large volume of projects completing only after the RTS and JS-SEZ narratives have already been priced in, which could suppress absorption in 2027–2029. If you plan to exit within five years, that is exactly the window you land in.
What else is there around Danga Bay / Tampoi / Skudai?
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'Summit Residences @ Kempas Utama ← | 2017 | Freehold | 3,150 | RM480–720 | RM375,000 – RM720,000 | 5.0–6.0% |
| Tropez Residences @ Tropicana Danga Bay | 2014 | Freehold | 1,149 | RM600–900 | RM430,000 – RM1,080,000 | 4.5–6.0% |
| Bay Laurel @ Country Garden Danga Bay | 2017 | Freehold | — | RM420–660 | RM415,000 – RM960,000 | 4.0–5.5% |
| Royal Strand @ Country Garden Danga Bay | 2017 | Freehold | — | RM446–640 | RM635,000 – RM1,030,000 | 4.0–5.5% |
| Amberside @ Country Garden Danga Bay | 2017 | Freehold | — | RM480–840 | RM670,000 – RM2,040,000 | 4.0–5.5% |
| Kipark Apartment (KIP Villa Indah) | 2008 | Leasehold | 196 | RM360–504 | RM350,000 – RM480,000 | 5.0–6.5% |
Full list on the Danga Bay / Tampoi / Skudai 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'Summit Residences @ Kempas Utama 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'Summit Residences @ Kempas Utama cost on the resale market?
As at September 2026, D’Summit Residences @ Kempas Utama resale listings run RM375,000 to RM720,000, with a mid-market level around RM540,000 and transacted PSF of RM480–720. By layout: Type A (1-bedroom) (527+ sf) RM375,000–RM480,000; Type B (2-bedroom) (764+ sf) RM480,000–RM600,000; Type C (3-bedroom) (904+ sf) RM600,000–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'Summit Residences @ Kempas Utama?
Whole-unit rents run RM1,550 – RM2,400 a month. That is a gross yield of about 5.0% – 6.0% — gross, so after maintenance, assessment, quit rent, insurance and vacancy, net yield is typically 0.8–1.2 points lower.
Is D'Summit Residences @ Kempas Utama freehold, and can foreigners buy?
D’Summit Residences @ Kempas Utama 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'Summit Residences @ Kempas Utama completed and who built it?
D’Summit Residences @ Kempas Utama was completed in 2017 and is occupied resale stock: 4 block(s), 35 storeys, 3,150 units. Developer: Wealthy Growth Sdn Bhd, a subsidiary of IOI Properties Group Berhad (housing ministry records CCC on 8 February 2017 for two phases and 12 July 2017 for a third). IOI Properties Group is one of Malaysia’s top ten developers, listed on the Main Market of Bursa Malaysia, with roots dating to 1984 and more than 136 completed projects across Malaysia, Singapore and Xiamen, China. Its projects include IOI City Mall (Putrajaya) and IOI Resort City. It is a large, diversified listed developer with a good reputation.
How is transport at D'Summit Residences @ Kempas Utama, and how far is the checkpoint?
About a 10-15 minute drive to RTS Bukit Chagar; About a 10-15 minute drive to CIQ; Directly beside the Kempas toll plaza on the North-South Expressway and the Tebrau Highway; about a 20-minute drive to the Second Link (Tuas)
What layouts does D'Summit Residences @ Kempas Utama have?
3 layouts: Type A (1-bedroom) 527+ sf (1BR), Type B (2-bedroom) 764+ sf (2BR), Type C (3-bedroom) 904+ sf (3BR). Areas run 527 to 904 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'Summit Residences @ Kempas Utama, 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). By age, projects completed before 2012 mostly fall in RM0.15–0.31 (typical RM0.25) and those completed from 2013 onward in RM0.27–0.40 (typical RM0.34); but 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 project has no public completion year on record, so only the general range applies. Applied to this page’s 527–904 sq ft layouts, that works out to roughly RM115 – RM380 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: Garden, Reflexology path, Yoga deck, Jacuzzi, Spa / sauna, Multipurpose hall, Badminton court, 50 m lap pool, Wading pool, Splash pool, Gym, Car wash bay, BBQ area, Self-service laundry.
Who is D'Summit Residences @ Kempas Utama suitable for?
Mid-budget families and young professionals looking for a large development with full facilities; 1-bedroom units suited to buy-to-let investment
What are the risks of buying at D'Summit Residences @ Kempas Utama?
If the unit count is indeed 3,150, this is a very large community, so secondary and rental competition is intense and common areas may be crowded at peak times; Sources disagree on the unit count (other data indicates 849 units); verify official documents before buying
What malls, schools and hospitals are near D'Summit Residences @ Kempas Utama?
Malls: KSL City Mall (about 4-5 km). Schools: SJK(C) Kempas Baru (Chinese primary), SK Kempas (national primary), SMK Tan Sri Mohamed Rahmat (national secondary; renamed from SMK Kempas in 2017), SK Taman Bukit Kempas (national primary), SJK(C) Thai Hong (Chinese primary). Hospitals: Klinik Kesihatan Kempas (government clinic, in-township), KPJ Bandar Dato' Onn Specialist Hospital (private specialist, 90 beds), Hospital Sultan Ismail (public general hospital), Hospital Sultanah Aminah (public general hospital).
Does this project have 3,150 units, 2,307 units or 849 units?
All three figures are in public circulation and none of the sources explains the discrepancy. StarProperty, citing developer material, says 3,150 units (4 towers of 35 storeys: Aries, Orion, Phoenix, Celena, on a 9.8-acre / 3.97-hectare site, with built-up areas of 527–1,238 sq ft); iRumah says 2,307 units; EdgeProp's data panel says 849 units. No public source shows evidence that D'Summit is split into Phase 1 / Phase 2 either, and all material counts the 4 towers as one project. This figure affects you in two practical ways: first, density (at 3,150 that is about 321 units per acre, very high for a Johor Bahru high-rise, which directly determines how crowded lifts, parking and facilities are); second, it is the denominator for working out what share of stock the 184 sale listings represent. The only authority is the strata title and the strata roll, so ask the management office for them rather than calculating investment returns from website figures.
What year was it actually completed? The base data is blank.
Public sources disagree between 2016 and 2018: the PropertyGuru project page says "Service Residence Completion 2016"; the material StarProperty published at the time gives expected completion as "December 2017 (expected)"; iRumah says "completed in about 2017"; other sources say 2018. The IOI website FAQ now says only "This development is fully completed and ready for immediate move-in", with no year. The more likely explanation is handover by tower, with the four towers having different handover dates in the first place. This affects whether your defect liability period has long since expired, and the building age the bank uses when assessing your loan. Before signing, confirm the vacant possession date for your specific tower and unit with the management office or your conveyancing lawyer.
Kempas has a railway station. Will the RTS and the ECRL push prices up here?
First, separate the facts. The ECRL is the East Coast Rail Link; its route does not pass through Johor Bahru and it has no direct effect on this project, so treat any claim linking the ECRL to Kempas with suspicion. Two things are genuinely relevant. One: Kempas Baru station moved to its new site in February 2024, began electrified services on 12 December 2025, has 12 ETS services a day from January 2026, and became the Shuttle Selatan southern line interchange hub on 16 June 2026, with the IOI website putting it about 3 km from this project. That is a real positive, but 3 km is not a walking distance. Two: JB Sentral has been suspended since 11 June 2026 for RTS works, and Kempas Baru has been designated the main transfer station with KTMB shuttle buses. That is a temporary arrangement for the duration of the works, and its role will diminish once the RTS is complete. As for the RTS itself, the IOI website gives a distance of about 13 km, so this project is not within walking or short-shuttle range of the RTS. It benefits from the Johor Bahru-wide narrative, not from a station premium.
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