Encorp Marina @ Puteri Harbour
Resale listings here run from RM480,000 to RM1,200,000 — a spread of RM720,000. 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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Encorp Marina @ Puteri Harbour in 30 seconds
Encorp Marina @ Puteri Harbour is a freehold condominium in Puteri Harbour, Johor Bahru, Malaysia, developed by Encorp Berhad and completed in 2020. It comprises 2 block(s), 30 storeys and 537 units. Address: Persiaran Puteri Selatan, Kota Iskandar, Puteri Harbour, Iskandar Puteri, Johor.
Layouts run 650 to 1,300 sq ft across 1 types. As at September 2026, resale listings range RM480,000 – RM1,200,000, with a mid-market level around RM840,000; Whole-unit rents are RM1,800 – RM3,000 a month, a gross yield of 3.0% – 4.0%. 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); projects completed from 2013 onward mostly sit at RM0.27–0.40 (typical RM0.34). Applied to this page’s 650–1,300 sq ft layouts that works out to roughly RM175 – RM520 a month — an estimate, not a billed figure. One single source: a September 2026 listing for a 1,488 sq ft unit quotes RM487.50 a month (about RM0.33 psf), but the identical wording appears on two agents’ pages for the same unit, so it is not independent corroboration — unverified. Ask the management office for the latest fee notice and the audited accounts.
Transport position: About 25–30 km to RTS Bukit Chagar
What kind of project is Encorp Marina @ Puteri Harbour?
Every line below can be checked against the developer and official records. This is a completed 2020 project — you are buying a real unit you can walk into, not a rendering.
- Developer
- Encorp BerhadEncorp Berhad
- Completed
- 2020Completed · resale stock
- Tenure
- FreeholdOpen to foreign buyers (min-price rules apply)
- Total units
- 5372 block(s) · 30 storeys
- Layouts
- 1See price table below
- Maintenance
- Not published · est. RM175–520/monthMeasured range across 47 completed JB condos: RM0.22–0.42 psf (median RM0.31); post-2013 projects mostly RM0.27–0.40. One single source quotes 1,488 sq ft at RM487.50/month (≈RM0.33 psf) — unverified. Estimate only — confirm with the management office
- Asking PSF
- Too few samplesAgent-corrected asking range
- Gross yield
- 3.0–4.0%Whole-unit basis
A Malaysian listed company (Bursa Malaysia) that has developed several Johor Bahru assets in partnership with government-linked entities. Its projects include Encorp Strand Mall (Kota Damansara). Its regional reputation is moderate, and it focuses on mid-priced serviced apartments.
Puteri Harbour — what is around you
Full address: Persiaran Puteri Selatan, Kota Iskandar, Puteri Harbour, Iskandar Puteri, Johor. Location decides who rents from you — and how easily you resell.
🚉 Getting around
- 🚉 RTS / railAbout 25–30 km to RTS Bukit Chagar
- 🛂 Checkpoint (CIQ)not yet verified (not stated separately; generally similar to the RTS distance in this area)
- 🚌 Other transportAbout 19–21 km to the Second Link Tuas Checkpoint
🛍️ Malls & shopping
- Kota Iskandar (the Johor state administrative centre)
- Puteri Harbour waterfront dining precinct
- Puteri Harbour Ferry Terminal
- Legoland
- Educity
1 layout, from 650 to 1,300 sq ft
The table shows the current resale price band and rent band for each layout. Mid-market sits around RM840,000, the top of market reaches RM1,200,000 — within one layout the spread comes down to floor, facing and condition.
| Layout | Area | Bed / Bath | Resale price band | PSF | Monthly rent |
|---|---|---|---|---|---|
| Standard layout (1-3 bedrooms, plus about 25 commercial units) | 650-1300 sf | TBC | RM480,000 – RM1,200,000 | — | RM1,800 – 3,000 |
These are agent-corrected figures, based on current asking prices and signed rents — about 20% above published portal data, which lags 6–12 months and often carries stale listings.
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 Encorp Marina @ Puteri Harbour 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 Encorp Berhad's own site encorp.com.my; copyright Encorp 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 visuals from Encorp Berhad's own site encorp.com.my; copyright Encorp Berhad. The developer's old project site has closed and the web archive kept only the 400-pixel-wide thumbnails, so the printed dimensions are not legible — I can request the full-resolution originals from the developer; WhatsApp me the layout you want.
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: RM1,800 to RM3,000 a month
Whole-unit gross yield runs about 3.0% – 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 Encorp Marina @ Puteri Harbour, 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 Encorp Marina @ Puteri Harbour its value
One of the few freehold serviced apartment combinations in Puteri Harbour
The PropertyGuru project page records: Encorp Marina is a Service Residence, freehold, completed 2020, 30 storeys, 573 units. Around Puteri Harbour, freehold tenure is the most concrete difference between this project and the 99-year leasehold projects in Medini — the loan tenure is not compressed by the remaining lease term, and on resale the buyer pool is not halved by the question of how many years are left.
Facing the marina, completed only in 2020, making it one of the newer completed buildings in the area
This project completed in 2020, later than Teega (2016), Puteri Cove (2017) and Somerset (2014), so the building fabric and facade have depreciated less and it will not face the ten-year major-repair peak in the near term. Unit sizes run 582–1,437 sq ft, covering 1 to 3 bedrooms. A resident review on PropertyGuru notes "Our unit faces the marina and the view is beautiful, especially at night" — the marina view is this building's physical selling point.
All 4 resident reviews on PropertyGuru score 5/5, including full marks for management
The PropertyGuru project page shows an overall rating of 5/5 from 4 reviews, with all six sub-categories (unit interior, common areas, facilities, transport, surroundings, management) at 5. Note that the sample is only 4 reviews and 3 of them were posted on the same day, so its value as a reference is limited; but at least there is currently no negative feedback on management in public sources, which sets it apart from some older projects in the same area.
A 15–20 minute drive to the Second Link, positioned for commuting to western Singapore
The commuting logic of this project runs through the Second Link (Tuas), with Tuas Checkpoint about 19–21 km away, while Bukit Chagar RTS station and the Causeway checkpoint are about 25–30 km away. In other words: for people working in Jurong, Tuas or Clementi, this saves time compared with the Johor Bahru city centre; for people working in Orchard Road or the east, it does not suit.
Short-stay and holiday rental demand genuinely exists
One owner review on PropertyGuru states plainly "We bought one unit partly because of the strong short-stay demand around Puteri Harbour", which confirms that short-stay demand around the marina exists. But the same review also flags the problems: chaotic check-in, shuttered shops nearby and restricted access to facilities — these determine whether short-stay income can be stable (see the risk section).
🏊 Facilities
- Swimming pool
- Gym
- Multipurpose hall
- Children's playground
- 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 — 2 positive, 2 critical.
「We moved into Encorp Marina in 2021. Our unit faces the marina and the view is beautiful, especially at night. We use the pool and gym often. However, the units fronting the kids' pool get a lot of noise during the day — something we only realized after staying a while.」
— Anonymous, PropertyGuru resident review 5/5, 29 September 2025 (title: Stunning Views & Good Amenities)「Good place / Good」
— Leon, PropertyGuru resident review 5/5, 20 November 2023「We bought one unit partly because of the strong short-stay demand around Puteri Harbour. Guests often praise cleanliness, view, and location. But some do complain about check-in chaos, shuttered shops nearby, or restricted access to facilities. We keep a buffer cost for extra maintenance and guest turnover.」
— Anonymous, PropertyGuru resident review 5/5, 29 September 2025 (title: Great for Holiday / Rental Use)「Encorp Marina has a lot going for it: freehold, location, amenities, modern setup. But long term, its success depends heavily on management, precinct activation (shops, F&B), and how well the building holds up. If they let cleanliness or repairs slide, the premium you paid may erode faster than expected.」
— Anonymous, PropertyGuru resident review 5/5, 29 September 2025 (title: Investment Potential Is Real)Reviews 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
- Second Link Malaysian checkpoint (Bangunan Sultan Abu Bakar CIQ, Tanjung Kupang)The project's main commuting exit, suited to people working in western Singaporeabout 19–21 km, roughly a 15–20 minute drive
- Bukit Chagar RTS stationToo far to be a realistic commuting option for this projectabout 25–30 km, roughly a 30–40 minute drive
- CIQ / Bangunan Sultan Iskandar Causeway checkpointRequires driving into Johor Bahru city centre first; extremely congested at peak hoursabout 25–30 km, roughly a 30–40 minute drive
- Persiaran Puteri Selatan to Persiaran Laksamana to Persisiran Pantai JB-Nusajaya HighwayThe actual access route described on the PropertyGuru project page, connecting eventually to the Second Link expresswayaccessed directly from the project entrance
- Puteri Harbour ferry terminalWithin the same development, with international ferry routes; schedules change and must be confirmed before travellingwithin walking distance
🛍️ Shopping & dining
- Puteri Harbour waterfront dining areaWalkable; but resident reviews note shuttered shops nearby and unsteady weekday footfallwithin walking distance
- Mall of MediniThe mall in the core of Medini, adjacent to Legolandroughly a 15-minute drive
- AEON Mall Bukit IndahOpened 19 December 2008; the most established large mall in western Johor and the AEON closest to the Second Link in the whole of Johorroughly a 15–20 minute drive
- Sunway Big Box Retail ParkOpened December 2019; official material states it is about a 5-minute drive from the Second Link and about 8 minutes from Legolandroughly a 15-minute drive
- Kota Iskandar state administrative centre commercial areaThe Johor state government office district; quiet at weekendsabout 1–2 km (straight-line estimate, not measured on the ground)
🎓 Schools
- Marlborough College MalaysiaBritish boarding and day international school within EduCity, ages 3–18, on a 90-acre campusroughly a 10–15 minute drive
- Raffles American SchoolJalan Raffles, 79050 Iskandar Puteri; WASC accreditedroughly a 10–15 minute drive
- EduCity Iskandar higher-education hub305 acres, hosting Newcastle University Medicine Malaysia, University of Southampton Malaysia, Raffles University, MMU, MDIS and others; the most stable source of tenants in this arearoughly a 10–15 minute drive
- Sunway International School (Sunway Iskandar)Within the Sunway Iskandar developmentroughly a 15-minute drive
- National-type primary and secondary schools around Bukit IndahSchools serving local students are concentrated in Bukit Indah; the schools near this project are mainly internationalroughly a 15–20 minute drive
🏥 Healthcare
- Gleneagles Hospital MediniUnder IHH Healthcare, a 300-bed private hospital within Mediniroughly a 15-minute drive
- Columbia Asia Hospital Iskandar Puteri (Nusajaya)Private general hospitalroughly a 15–20 minute drive
- KPJ Puteri Specialist Hospital (Johor Bahru city centre)Private specialist hospital, towards the city centreabout 25 km, roughly a 30-minute drive
- Hospital Sultanah Aminah (Johor Bahru)Johor's largest public hospital, with 24-hour accident and emergency; there is no public hospital of comparable standing in this areaabout 25–30 km, roughly a 30–40 minute drive
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 working in western Singapore who value freehold tenure
A 15–20 minute drive to the Second Link, freehold tenure and completion in 2020 — that combination is not common around Puteri Harbour. It suits people who drive across the border daily and do not want leasehold. What you have to accept are the commercial-rate utilities and assessment that come with a serviced apartment; work that fixed monthly cost into your budget before deciding how much you can offer.
Dual-purpose buyers planning to live in the unit and let it short-stay occasionally
The marina view and the short-stay demand at Puteri Harbour are real, and owner reviews confirm it. But the same review flags chaotic check-in, shuttered shops nearby and restricted access to facilities. More importantly, the Federal Court's Verve Suites decision confirms that a general meeting can impose a blanket short-term letting ban in a single vote, and national short-term rental legislation has still not been enacted. If your monthly instalment can only be met with nightly-rate income, this combination carries too much risk.
Holiday buyers on a limited budget who want a foothold in Puteri Harbour
The project's 48-month median transaction is only RM470 psf, a lower level than most of Puteri Harbour, so the entry threshold is below Teega and Almãs. It suits people who will stay a few times a year and do not expect to make money from it. Be clear that compact units are precisely the segment that has fallen hardest (the same size band went from RM768 to RM385 psf in four years) — treat it as consumption, not investment.
Not suitable for: anyone who needs to cash out within three years
Of the 573 units there are currently 50 for sale and 151 rental listings, so both exiting and letting mean joining a queue. On top of that, a foreign buyer reselling faces a buyer who must pay 8% stamp duty plus the 3% state approval fee (minimum RM30,000), and those costs directly depress what the other side can offer. If you buy, buy on a 5–7 year view, driven by rental cash flow and your own use of the unit.
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.
⚠Units of the same size fell nearly 50% in four years, and what you buy today may not be the bottom
EdgeProp data: the project's historical high was a 716 sq ft unit transacted at RM768 psf in December 2019, and the historical low was a 779 sq ft unit transacted at RM385 psf in October 2023, with a 48-month median of only RM470 psf. This is not a difference between unit types; it is the same size band close to halving within four years. What this actually means for you: this building still holds a group of owners who entered at the 2016–2019 peak and are now sitting on 50% paper losses, and they may sell below market at any time. If you buy today at RM470 psf, those distressed owners are the competing supply when you come to sell.
⚠Utilities and assessment on a serviced apartment make fixed monthly costs noticeably higher than a residential condominium
The PropertyGuru project page classifies this project as a Service Residence, and such products are usually built on commercial title. The practical differences: electricity is charged at commercial rates, about 50% higher than residential; the minimum monthly water charge is about RM35 for commercial against about RM6 for residential; and local authorities typically levy assessment on serviced apartments at 1.5–2 times the rate applied to residential condominiums. Over a year that is a difference of several hundred to over a thousand ringgit, deducted straight from your net rental return. The 6.56% implied yield EdgeProp shows is a gross yield and does not net these out.
⚠Rental listings are triple the number for sale, so the vacancy pressure is measurable
PropertyGuru shows 50 listings for sale and 151 rental listings at this project, against a total of 573 units: rental listings amount to about 26% of all units. That proportion means more than a quarter of the units are looking for tenants, and rental bargaining power sits entirely with tenants. Teega (1,292 units), Puteri Cove (1,054 units) and Almãs (546 units) in the same area are competing for the same tenants. What this actually means for your wallet: your cash-flow model cannot assume one vacant month a year — rerun it on two to three vacant months a year with a further 10% off the rent, and only enter if it still holds up.
⚠Problems residents themselves have written down: shuttered shops nearby, chaotic check-in, children's pool noise
The three owner reviews from September 2025 on PropertyGuru all give 5 stars, but their content points to three specific things. First, "some do complain about check-in chaos, shuttered shops nearby, or restricted access to facilities" — the surrounding commercial space has not come alive. Second, "units fronting the kids' pool get a lot of noise during the day — something we only realized after staying a while" — units facing the children's pool are noisy during the day. Third, "its success depends heavily on management, precinct activation (shops, F&B), and how well the building holds up. If they let cleanliness or repairs slide, the premium you paid may erode faster than expected". All three directly affect your rent and your resale price.
⚠Foreigners buying here do not get the Medini exemption, and 2026 costs stack to about 11%
This project sits in Puteri Harbour / Kota Iskandar, outside the Medini zone, so the Medini minimum-price exemption for foreign buyers does not apply and foreigners must still meet Johor's RM1 million residential threshold. Two further hard costs apply: non-citizen MOT stamp duty is a flat 8% from 1 January 2026 (previously 4%); and the Johor state foreign-ownership approval fee is 3%, subject to a RM30,000 minimum, from 1 July 2025 under PTG Johor Circular No. 1 of 2025, assessed on the higher of the JPPH valuation or the transaction price for subsale. On RM1 million, the two together come to about RM110,000, before conveyancing fees.
⚠Short-stay income can be wiped out by a single vote at a general meeting
Owners here state openly that they bought for the short-stay demand at Puteri Harbour. The legal risk is structural: in Innab Salil & Ors v Verve Suites Mont' Kiara Management Corporation [2020] the Federal Court held that a management corporation may impose a blanket ban on short-term letting through by-laws, without contravening section 70(5) of the Strata Management Act 2013; and national short-term rental legislation (STRA) has still not been enacted. What this actually means for you: if your monthly instalment depends on nightly-rate income, a single general meeting can remove that income, leaving you with long-term letting only — where this project has 151 competing listings.
What else is there around Iskandar Puteri / Medini?
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 |
|---|---|---|---|---|---|---|
| Encorp Marina @ Puteri Harbour ← | 2020 | Freehold | 537 | — | RM480,000 – RM1,200,000 | 3.0–4.0% |
| Teega Residence / Teega Suites | 2016 | Freehold (not in the Medini special zone; does not enjoy Medini's MM2H exemption / foreign-ownership threshold waiver) | 1,292 | RM720–1020 | RM575,000 – RM1,140,000 | 3.5–4.5% |
| Somerset Puteri Harbour | 2014 | Freehold | 204 | RM1080 | RM865,000 – RM5,400,000 | 2.0% |
| Almãs @ Puteri Harbour | 2018 | Freehold | — | RM720–1020 | RM335,000 – RM2,850,000 | 5.5% |
| Puteri Cove Residences | 2018 | Freehold | 1,054 | RM895–1307 | RM600,000 – RM1,560,000 | 5.3% |
| Meridin Suites @ The Meridin | 2017 | Leasehold (Medini special zone; foreign buyers exempt from the minimum purchase price threshold / MM2H requirement) | 756 | — | — | 3.0–4.5% |
| Meridin Executive Suites @ The Meridin | 2018 | Leasehold (Medini special zone; foreign buyers exempt from the minimum purchase price threshold / MM2H requirement) | 583 | — | — | — |
Full list on the Iskandar Puteri / Medini 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. Encorp Marina @ Puteri Harbour 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 Encorp Marina @ Puteri Harbour cost on the resale market?
As at September 2026, Encorp Marina @ Puteri Harbour resale listings run RM480,000 to RM1,200,000, with a mid-market level around RM840,000. By layout: Standard layout (1-3 bedrooms, plus about 25 commercial units) (650-1300 sf) RM480,000–RM1,200,000. Within one layout the spread comes from floor, facing and condition — WhatsApp me for the live list.
What are rents and yields at Encorp Marina @ Puteri Harbour?
Whole-unit rents run RM1,800 – RM3,000 a month. That is a gross yield of about 3.0% – 4.0% — gross, so after maintenance, assessment, quit rent, insurance and vacancy, net yield is typically 0.8–1.2 points lower.
Is Encorp Marina @ Puteri Harbour freehold, and can foreigners buy?
Encorp Marina @ Puteri Harbour 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 Encorp Marina @ Puteri Harbour completed and who built it?
Encorp Marina @ Puteri Harbour was completed in 2020 and is occupied resale stock: 2 block(s), 30 storeys, 537 units. Developer: Encorp Berhad. A Malaysian listed company (Bursa Malaysia) that has developed several Johor Bahru assets in partnership with government-linked entities. Its projects include Encorp Strand Mall (Kota Damansara). Its regional reputation is moderate, and it focuses on mid-priced serviced apartments.
How is transport at Encorp Marina @ Puteri Harbour, and how far is the checkpoint?
About 25–30 km to RTS Bukit Chagar; not yet verified (not stated separately; generally similar to the RTS distance in this area); About 19–21 km to the Second Link Tuas Checkpoint
What layouts does Encorp Marina @ Puteri Harbour have?
1 layout: Standard layout (1-3 bedrooms, plus about 25 commercial units) 650-1300 sf (TBC). Areas run 650 to 1,300 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 Encorp Marina @ Puteri Harbour, and what facilities are there?
This project does not publish its maintenance fee. Across 47 completed Johor Bahru condos the measured range is RM0.22–0.42 per sq ft per month (median about RM0.31); projects completed 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 650–1,300 sq ft layouts, that works out to roughly RM175 – RM520 a month; this is an estimate, not a billed amount. One single source: a September 2026 listing for a 1,488 sq ft unit quotes RM487.50 a month (about RM0.33 psf), but the identical wording appears on two agents’ pages for the same unit, so it is not independent corroboration and remains unverified. Ask the management office for the latest fee notice and the audited accounts. Facilities include: Swimming pool, Gym, Multipurpose hall, Children’s playground, 24-hour security.
Who is Encorp Marina @ Puteri Harbour suitable for?
Government office workers (close to Kota Iskandar); Family owner-occupiers; Medium to long-term investors
What are the risks of buying at Encorp Marina @ Puteri Harbour?
Public data on resale transactions and rentals is limited, so liquidity remains to be seen; Heavy supply of comparable stock nearby
What malls, schools and hospitals are near Encorp Marina @ Puteri Harbour?
Malls: Kota Iskandar (the Johor state administrative centre), Puteri Harbour waterfront dining precinct, Puteri Harbour Ferry Terminal, Legoland, Educity. Schools: SK Medini (national primary), SMK Medini (national secondary), Marlborough College Malaysia (British international), Raffles American School (American/IB), IDRISSI International School. Hospitals: Gleneagles Hospital Medini Johor (private general), Columbia Asia Hospital – Iskandar Puteri (private), Klinik Kesihatan Gelang Patah (government clinic), Hospital Sultanah Aminah (state public general hospital).
How many units does Encorp Marina actually have? I have seen both 537 and 573.
Going by the PropertyGuru and EdgeProp project pages, the figure is 573 units (a single 30-storey block, unit sizes 582–1,437 sq ft, 1 to 3 bedrooms); 537 units appears in some other material and general circulation. The number matters because it is the denominator when you calculate the share of units listed for rent: there are currently 151 rental listings on PropertyGuru, which is 26% on 573 and 28% on 537 — either way, more than a quarter of the units are looking for tenants. Before paying a deposit, ask the management office to produce the actual unit count, and while you are there ask for the occupancy rate and the number of vacant units.
Resident reviews mention shuttered shops nearby. Will that affect my ability to let the unit?
Yes. An owner review from September 2025 states that guests "complain about check-in chaos, shuttered shops nearby, or restricted access to facilities"; another says more directly that the project's long-term performance depends on "precinct activation (shops, F&B)", and that if management lets cleanliness and repairs slide, "the premium you paid may erode faster than expected". Tenants will pay a premium for a supermarket and food downstairs; they will not pay one for a row of empty shop units. View on a weekday afternoon and walk the area counting empty units yourself, rather than only seeing it at the weekend.
If I buy to live in, will utilities really cost more than at an ordinary condominium?
Yes. PropertyGuru classifies this project as a Service Residence, and such products are usually built on commercial title: electricity is charged at commercial rates (about 50% higher than residential), the minimum monthly water charge is about RM35 for commercial against about RM6 for residential, and the assessment rate is typically 1.5–2 times that of a residential condominium. There is a remedy: if you can demonstrate to TNB that the unit is purely for your own residential use and not for business, you can apply to switch to the residential electricity tariff. Before buying, ask the management office or JMB whether a collective application has ever been made, and ask the seller for the last three months of electricity bills to check the rates.
Get the units actually for sale, sent to your phone
This page gives you the market bands. What you actually need is the Encorp Marina @ Puteri Harbour 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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