Impian Senibong Residences
Resale listings here run from RM360,000 to RM695,000 — a spread of RM335,000. 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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Impian Senibong Residences in 30 seconds
Impian Senibong Residences is a leasehold condominium in Masai, Pasir Gudang, Johor Bahru, Malaysia, developed by TRC Land (wholly owned subsidiary of TRC Synergy Berhad) and completed in 2016. It comprises 3 block(s), 12 storeys and 243 units. Address: Jalan Persiaran Senibong, Masai, Pasir Gudang, 81750, Johor.
Layouts run 1,122 to 1,280 sq ft across 1 types. As at September 2026, resale listings range RM360,000 – RM695,000, with a mid-market level around RM527,500; transacted PSF sits at RM248–520 psf. Whole-unit rents are RM700 – RM2,300 a month, a gross yield of 3.4%. Maintenance: about RM207 per month (described as approximate on the official page; not a per-square-foot rate, conversion to be verified).
Transport position: about 8–10 km, roughly a 12–15 minute drive (estimated)
Official median transacted price (historical reference): RM323,000 (340 psf), period 2025 (recent transaction sample from iRumah, based on the most common layout, 3 bedrooms / 950 sf), source iRumah.co. iRumah shows a recent median of about RM340 psf for the most common layout (3 bedrooms / 950 sf), which works out to a total price of about RM323,000. The recent auction and transaction records listed by the same source (7 records from March 2025 to July 2026) range from RM261,000 to RM518,000, covering areas from 947 sf to 2,152 sf, and every one of these records is marked as an auction rather than an ordinary sale. StarProperty's historical material shows subsale prices "From RM260,000" and monthly rents "From RM1,300". The three sources are not fully consistent in their basis, so before buying be sure to separately ask an agent for non-auction ordinary transaction records over the past 12 months to check against, rather than taking any single website's median at face value. 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 Impian Senibong Residences?
Every line below can be checked against the developer and official records. This is a completed 2016 project — you are buying a real unit you can walk into, not a rendering.
- Developer
- TRC Land (wholly owned subsidiary of TRC Synergy Berhad)TRC Synergy Berhad
- Completed
- 2016Completed · resale stock
- Tenure
- LeaseholdOpen to foreign buyers (min-price rules apply)
- Total units
- 2433 block(s) · 12 storeys
- Layouts
- 1See price table below
- Maintenance
- about RM207 per month (described as approximate on the official page; not a per-square-foot rate, conversion to be verified)Confirm with the management office
- Asking PSF
- RM248–520Agent-corrected asking range
- Gross yield
- 3.4%Whole-unit basis
TRC Synergy Berhad is a Main Market-listed Malaysian engineering and construction group. Its property arm, TRC Land, develops mainly in Johor. It is a mid-sized, steady regional developer.
Masai, Pasir Gudang — what is around you
Full address: Jalan Persiaran Senibong, Masai, Pasir Gudang, 81750, Johor (81750). Location decides who rents from you — and how easily you resell.
🚉 Getting around
- 🚉 RTS / railabout 8–10 km, roughly a 12–15 minute drive (estimated)
- 🛂 Checkpoint (CIQ)about 7 km, roughly a 10-minute drive (per the developer; one of the closest projects to CIQ in this area)
- 🚌 Other transportClose to the Iskandar Coastal Highway, EDL, Pasir Gudang Highway and Jalan Tebrau
🛍️ Malls & shopping
- Midvalley Southkey Megamall
- The Zon
- Plaza Pelangi
- KSL City Mall
🎓 Schools
- SMK Permas Jaya 2
- Foon Yew High School
- SK Senibong
- REAL Schools Cahaya Campus
- SMK Sri Tebrau
🏥 Hospitals
- Hospital Desa Permas Jaya
1 layout, from 1,122 to 1,280 sq ft
The table shows the current resale price band and rent band for each layout. Mid-market sits around RM527,500, the top of market reaches RM695,000 — within one layout the spread comes down to floor, facing and condition.
| Layout | Area | Bed / Bath | Resale price band | PSF | Monthly rent |
|---|---|---|---|---|---|
| Single layout | 1122-1280 sf | 3BR · 2 bath | RM360,000 – RM695,000 | RM281–619 | RM700 – 2,300 |
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: RM207–433 psf; this page uses RM248–520 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 Impian Senibong Residences actually looks like today
This page carries no stock imagery. A great deal of what circulates online is developer renderings, show units, or photographs of an entirely different project — attractive on screen, disappointing in person. I only send images whose source I have verified, each labelled as a photograph or a rendering.
Official project visuals from TRC Land Sdn Bhd (TRC Synergy Berhad), trcland.com.my; copyright the developer.
Lobby, lift landing, pool, gym, corridor condition, and interior shots of the units actually on the market. Each one is labelled as a photograph or a developer rendering — the gap between those two is where post-signing disappointment usually lives.
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.
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: RM700 to RM2,300 a month
Whole-unit gross yield runs about 3.4%. That is gross — before maintenance, assessment, quit rent, insurance and vacancy. Net yield typically lands 0.8 to 1.2 percentage points below this.
Monthly rent by layout
Whole unit, unfurnished to basic furnishing · Ringgit per month
Who rents at Impian Senibong Residences, 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 Impian Senibong Residences its value
One of the projects relatively closest to CIQ in this area, but the "10 minutes" marketing claim needs unpicking
Both StarProperty and the developer's material state that Impian Senibong is roughly a 10-minute drive from the Johor–Singapore Causeway CIQ, and that does hold late at night and off-peak. The reality is that the route uses the Pasir Gudang Highway or Jalan Pantai onto city roads, and at the morning and evening peaks, plus the queue at the checkpoint itself, the actual journey often takes two to three times the advertised figure or more. At the viewing you should drive the route yourself on a weekday between 7 and 8 in the morning and between 6 and 7 in the evening, rather than relying on the developer's "10 minutes to CIQ".
Dense cluster of large malls nearby, with plenty of choice within 5 km
Within 5 km of the project are The Zon, Plaza Pelangi and KSL City Mall, and the Permas Jaya commercial centre is directly opposite (with banks, dining and retail shops all present), putting everyday amenities in the upper-middle range for this area. This is a point in Impian Senibong's favour against other older apartments in the same area, and is particularly helpful for residents without their own transport or who do not want to drive a long way every time they shop.
Wide range of unit sizes, from compact three-bedroom units to penthouse duplexes
Taken across sources, layouts range from compact three-bedroom units of about 850 sq ft to penthouse duplexes of over 2,000 sq ft, with a price band covering RM260,000 to RM580,000, meeting budgets from first-time buyers to families trading up. But precisely because different sources describe the specific unit areas very differently (see the risks section), before placing a booking you must rely on the official floor plan supplied by the developer or the management office, not on second-hand information online.
Full facilities package, with a tennis court that is uncommon in the area
The project has a gym, swimming pool, wading pool, jogging track, multipurpose hall, mini market, barbecue area and children's playground, and some sources indicate a tennis court as well — uncommon among mid-priced apartments around Permas Jaya and Masai, where most projects at the same price point offer only a basic pool-and-gym combination. At the viewing, confirm on site how well these facilities are currently maintained, particularly lower-usage facilities such as the tennis court, which are easily neglected.
🏊 Facilities
- Multipurpose hall
- Children's playground
- Mini market
- Barbecue area
- Jogging track
- Gymnasium
- Sauna
- Wading pool
- Swimming pool
- 24-hour security
- One basic parking bay per unit
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 / Jalan PantaiThe main route to CIQ and Johor Bahru city centre, noticeably congested at the morning and evening peaksno precise distance stated officially; within driving range
- CIQ / Johor–Singapore CausewayThe developer and StarProperty both state roughly a 10-minute drive, but that figure excludes the morning and evening peaks and the queue at the checkpoint, so the actual journey is usually considerably longerabout 7 km (developer's description, off-peak drive; verify for yourself)
- Bukit Chagar RTS stationNot within walking distance; requires driving or a bus connectionabout 8–10 km (estimated, straight-line, driving required)
- Permas Jaya commercial centreDirectly opposite the project, with banks, dining and retail shops concentrated therewithin walking distance
🛍️ Shopping & dining
- The ZonShopping centre; official material states it is within 5 kmwithin 5 km (developer / StarProperty description)
- Plaza PelangiAn established community mall, within 5 kmwithin 5 km (developer / StarProperty description)
- KSL City MallA large Johor Bahru mall, within 5 kmwithin 5 km (developer / StarProperty description)
- Mid Valley Southkey MegamallOne of Johor Bahru's largest malls; driving requiredno precise distance stated officially
🎓 Schools
- SMK Permas Jaya 2A national secondary school optionno precise distance stated officially
- Foon Yew High SchoolAn independent Chinese secondary school optionno precise distance stated officially
- SK SenibongA national primary school optionno precise distance stated officially
- SMK Sri TebrauA national secondary school option; driving requiredno precise distance stated officially
🏥 Healthcare
- Hospital Desa Permas JayaStarProperty describes it as the nearest hospital, less than 3 km awaywithin 3 km (StarProperty description)
- Klinik Kesihatan Permas JayaGovernment clinic handling common outpatient casesno precise distance stated officially
- Regency Specialist HospitalPrivate specialist hospital in the Pasir Gudang / Seri Alam area; driving requiredno precise distance stated officially
- KPJ Pasir Gudang Specialist HospitalPrivate specialist hospital; driving requiredno precise distance stated officially
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.
Singapore commuters and expatriates (who can live with variable actual journey times)
Its relatively close position to CIQ within this area, combined with the dense cluster of malls nearby, suits commuters travelling to Singapore daily or several times a week. But you must test the real peak-hour commuting time yourself first, rather than believing the "10 minutes to CIQ" claim, and you must accept that this is leasehold, so the remaining term needs separate checking to see whether it will affect future resale or refinancing.
Mid-budget owner-occupier families who value nearby mall amenities
With The Zon, Plaza Pelangi, KSL City Mall and other malls within 5 km, plus the Permas Jaya commercial centre directly opposite, everyday amenities are in the upper-middle range for this area, which suits families who care more about convenient shopping than about whether the facilities are new. Before buying, visit in person to confirm how the surrounding amenities actually work in practice.
Not suitable for: buyers holding long term or sensitive to lease tenure
Since the lease commencement year and remaining term for this project cannot currently be found, buyers planning to hold long term (over 15 years) or needing a bank to approve a longer loan tenure should be especially cautious until the remaining term has been established, and may even want to look first at freehold projects in the same area (such as Pan Vista, Fair View and The Marina View) for comparison.
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.
⚠Leasehold title, with the remaining term and expiry date still unconfirmable from any public source
Impian Senibong is a leasehold project, but neither PropertyGuru, iRumah nor StarProperty publicly states the commencement year or the expiry date of the lease. This is not a minor point — when approving a mortgage, banks generally require at least 20–25 years still to run on the title at the end of the loan term, and if the remaining term is insufficient the bank will unilaterally shorten the loan tenure (for example from 35 years down to 15–20 years), pushing the monthly instalment up sharply. Once the remaining term falls below 30 years, resale also becomes harder and buyers have more room to negotiate. A buyer who has not checked this in advance may only discover at the mortgage application stage that the desired tenure cannot be approved.
⚠Three sources contradict each other on total unit count and unit sizes
On the project's basic figures, three sources disagree: StarProperty and iRumah both record a total of 356 units (3 blocks x 12 storeys x about 10 units per floor), while other sources show 243 units. On unit sizes, StarProperty records 850–2,000 sq ft (including 5-bedroom penthouse duplexes), iRumah records 845–950 sq ft, and the official description gives 1,122–1,280 sq ft. Data conflicts on this scale show that the quality of second-hand information about this project online is uneven, so if you have a specific unit in mind, do not use any unit area figure from a website to estimate the total price or to negotiate; you must work from measured dimensions or official drawings.
⚠Recent listed transactions are all bank auctions, with a scarce sample of ordinary sales
The 7 transaction records listed by iRumah from March 2025 to July 2026 (RM261,000–518,000, covering 947–2,152 sq ft) are all marked as auctions rather than ordinary sales. Bank auction prices are typically 10–30% below market, so judging the market from these numbers gives a distorted picture. At the same time, a cluster of auction units may also reflect repayment pressure on some owners, which affects the expectations and negotiating room of other owners when they come to resell.
⚠Sited downwind of the Pasir Gudang industrial belt, with air quality a long-term hazard
The Masai / Permas Jaya area where Impian Senibong sits is geographically close to the Pasir Gudang industrial area. This area has historically seen repeated air-quality incidents involving odours or chemical emissions that led to temporary school closures and residents seeking medical treatment. The frequency of such incidents is hard to predict, but when one occurs it hits rental demand and resale negotiating position immediately — especially for the Singapore commuter and expatriate tenant base this project targets, who are more sensitive to the comfort of the living environment, so lease terminations and pressure on price are more pronounced once an air-quality incident occurs.
⚠The "10 minutes to CIQ" positioning does not match the actual commuting experience
Projects marketed on proximity to CIQ typically base the claim on ideal off-peak traffic. In reality, getting to CIQ from the Masai / Permas Jaya area requires the Pasir Gudang Highway or Jalan Pantai onto city trunk roads, and once the queue at the checkpoint itself is added, the actual journey at the morning and evening peaks often far exceeds the advertised 10 minutes. If you commute to Singapore daily, that difference directly determines whether the location premium on this project is worth paying.
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 |
|---|---|---|---|---|---|---|
| Impian Senibong Residences ← | 2016 | Leasehold | 243 | RM248–520 | RM360,000 – RM695,000 | 3.4% |
| 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% |
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. Impian Senibong Residences is Leasehold — 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 Impian Senibong Residences cost on the resale market?
As at September 2026, Impian Senibong Residences resale listings run RM360,000 to RM695,000, with a mid-market level around RM527,500 and transacted PSF of RM248–520. By layout: Single layout (1122-1280 sf) RM360,000–RM695,000. Within one layout the spread comes from floor, facing and condition — WhatsApp me for the live list.
What are rents and yields at Impian Senibong Residences?
Whole-unit rents run RM700 – RM2,300 a month. That is a gross yield of about 3.4% — gross, so after maintenance, assessment, quit rent, insurance and vacancy, net yield is typically 0.8–1.2 points lower.
Is Impian Senibong Residences freehold, and can foreigners buy?
Impian Senibong Residences is Leasehold. 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 Impian Senibong Residences completed and who built it?
Impian Senibong Residences was completed in 2016 and is occupied resale stock: 3 block(s), 12 storeys, 243 units. Developer: TRC Land (wholly owned subsidiary of TRC Synergy Berhad). TRC Synergy Berhad is a Main Market-listed Malaysian engineering and construction group. Its property arm, TRC Land, develops mainly in Johor. It is a mid-sized, steady regional developer.
How is transport at Impian Senibong Residences, and how far is the checkpoint?
about 8–10 km, roughly a 12–15 minute drive (estimated); about 7 km, roughly a 10-minute drive (per the developer; one of the closest projects to CIQ in this area); Close to the Iskandar Coastal Highway, EDL, Pasir Gudang Highway and Jalan Tebrau
What layouts does Impian Senibong Residences have?
1 layout: Single layout 1122-1280 sf (3BR). Areas run 1,122 to 1,280 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 Impian Senibong Residences, and what facilities are there?
Maintenance is about about RM207 per month (described as approximate on the official page; not a per-square-foot rate, conversion to be verified) (confirm with the management office). Facilities include: Multipurpose hall, Children’s playground, Mini market, Barbecue area, Jogging track, Gymnasium, Sauna, Wading pool, Swimming pool, 24-hour security, One basic parking bay per unit.
Who is Impian Senibong Residences suitable for?
Singapore commuters (close to CIQ); Owner-occupiers who want sea or golf course views; Families with mid-range budgets who value local amenities
What are the risks of buying at Impian Senibong Residences?
Leasehold title (not freehold); the remaining tenure needs confirmation; Sources differ on the total unit count; verify with the developer or management office before purchase
What malls, schools and hospitals are near Impian Senibong Residences?
Malls: Midvalley Southkey Megamall, The Zon, Plaza Pelangi, KSL City Mall. Schools: SMK Permas Jaya 2, Foon Yew High School, SK Senibong, REAL Schools Cahaya Campus, SMK Sri Tebrau. Hospitals: Hospital Desa Permas Jaya.
Is Impian Senibong leasehold or freehold? How much of the term is left?
It is confirmed leasehold, on which PropertyGuru, iRumah and StarProperty all agree. But the lease commencement year, the full term and the remaining term are not stated in any public source, and this research was unable to find the exact figures either. This is the first thing to establish before buying here — require the developer or seller to produce a copy of the title, or carry out a search at the land office yourself, to confirm whether the remaining term will affect the loan tenure you can obtain.
Online sources say 243 units in one place and 356 in another. Which is right?
This research found two independent sources, StarProperty and iRumah, both recording 356 units (the structural description of 3 blocks x 12 storeys x about 10 units per floor is consistent with the figure of 356), while other sources show 243 units, which is a substantial difference. This kind of conflict over basic data shows that online information about this project is not wholly reliable, so confirm the official total unit count directly with the developer TRC Land or the project management office by telephone or in writing, rather than accepting any single website's figure.
Is "a 10-minute drive to CIQ" true?
The claim broadly holds late at night or at off-peak times on weekends, but it does not represent the real daily commuting experience. Getting to CIQ from the Masai / Permas Jaya area requires the Pasir Gudang Highway or Jalan Pantai onto city roads, and once the queue at the checkpoint itself is added, the actual journey at the morning and evening peaks usually exceeds 10 minutes by a clear margin. If you commute daily, test it on site yourself during a weekday peak before deciding whether to pay a premium for the proximity-to-CIQ selling point.
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