Palazio
Resale listings here run from RM285,000 to RM610,000 — a spread of RM325,000. Floor, facing and condition decide which end you pay. This page lays out price bands, rents, yields and risks across all 5 layouts.
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Palazio in 30 seconds
Palazio is a freehold condominium in Taman Mount Austin, Tebrau, Johor Bahru, Malaysia, developed by Malaysia Land Properties Sdn Bhd (Mayland Group) and completed in 2013. It comprises 6 block(s), 14 storeys and 1,160 units. Address: Jalan Mutiara Emas 9/23, Taman Mount Austin, 81100 Johor Bahru, Johor.
5 layout types (420 – 1,097 sq ft per StarProperty). As at September 2026, resale listings range RM285,000 – RM610,000, with a mid-market level around RM447,500; transacted PSF sits at RM413–773 psf. Whole-unit rents are RM1,100 – RM3,000 a month, a gross yield of 5.7%. Maintenance: about RM0.30–0.36 per sq ft per month (median around RM0.335) — per September 2026 sale listings, cross-checked across six different agents, four separate units and both PropertyGuru and Mudah: studios (420–484 sq ft) are quoted at RM150 a month, 538 sq ft at RM160, 534 sq ft at RM180+, and 1,097 sq ft at RM368–369. The listings do not state whether the sinking fund is included.
Transport position: about 15-17 km, roughly 20-25 minutes by car (estimated)
Official median transacted price (historical reference): RM275,000 (486 psf), period January 2025 – November 2025 (13 subsale transactions), source list.my (data sourced from official NAPIC / JPPH transaction records). In the same data set the 25th percentile is RM228,000 and the 75th percentile is RM390,000, a very wide spread, because Palazio's layouts run from a 420 sq ft open-plan studio to a 1,097 sq ft 2+1 bedroom. A blanket median is of limited help in judging the fair price of any specific layout. Buyers should work from recent comparable transactions for the layout they are interested in (for example studios of 420–538 sq ft) rather than applying the overall median. 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 Palazio?
Every line below can be checked against the developer and official records. This is a completed 2013 project — you are buying a real unit you can walk into, not a rendering.
- Developer
- Malaysia Land Properties Sdn Bhd (Mayland Group)Mayland Group
- Completed
- 2013Completed · resale stock
- Tenure
- FreeholdOpen to foreign buyers (min-price rules apply)
- Total units
- 1,1606 block(s) · 14 storeys
- Layouts
- 1See price table below
- Maintenance
- approx. RM0.30–0.36 psf/monthPer September 2026 sale listings (six agents, four separate units, both portals cross-checked; median about RM0.335); studios about RM150/month, 1,097 sq ft about RM368–369/month. Sinking fund inclusion not stated — confirm with the management office
- Asking PSF
- RM413–773Agent-corrected asking range
- Gross yield
- 5.7%Whole-unit basis
The Mayland group has developments in both Kuala Lumpur and Johor Bahru, including Hampton Damansara, Dorsett Residences Sri Hartamas and One Stonor. It is a medium-to-large developer with an established name in high-end serviced apartments.
Taman Mount Austin, Tebrau — what is around you
Full address: Jalan Mutiara Emas 9/23, Taman Mount Austin, 81100 Johor Bahru, Johor (81100). Location decides who rents from you — and how easily you resell.
🚉 Getting around
- 🚉 RTS / railabout 15-17 km, roughly 20-25 minutes by car (estimated)
- 🛂 Checkpoint (CIQ)about 14-16 km (estimated)
- 🚌 Other transportabout 5-10 minutes by car to the Tebrau Highway / EDL interchanges
🛍️ Malls & shopping
- AEON Tebrau City
- Mount Austin commercial belt
🎓 Schools
- SK Taman Mount Austin (national primary, in-township)
- SMK Taman Mount Austin (national secondary, in-township)
- SJK(C) Foon Yew 5 (Chinese primary, in-township)
- Austin Heights Private & International School
- SMK Taman Desa Tebrau (national secondary)
🏥 Hospitals
- Hospital Sultan Ismail
Prices and rents across 5 layouts
The table shows the current resale price band and rent band for each layout. Mid-market sits around RM447,500, the top of market reaches RM610,000 — within one layout the spread comes down to floor, facing and condition.
| Layout | Area | Bed / Bath | Resale price band | PSF | Monthly rent |
|---|---|---|---|---|---|
| A1 / A2 / A4 / B2 / C1 (priced together) | 420 – 1,097 sq ft | Studio – 2+1BR | RM285,000 – RM610,000 | — | RM1,100 – 3,000 |
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: RM344–644 psf; this page uses RM413–773 psf. The official historical median is shown separately at the top of the page for trend.
Corrected as at 5 September 2026. Areas and layout names are per StarProperty's project data (A1 484, A2 484, A4 420 and B2 538 sq ft; C1 1,097 sq ft); iProperty states the range as 484–1,097 sq ft, so the two disagree on the lower bound — see "Why This Project" 02. The price and rent bands cover all five layouts together; there is not yet enough data to split them by layout. The PSF column is derived as lowest price ÷ largest area and highest price ÷ smallest area; here the high/low ratio exceeds 4, so the band carries no useful meaning and is left out. 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
Palazio 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 visuals from Malaysia Land Properties Sdn Bhd (Mayland Group)'s own site mayland.com.my; copyright Mayland Group.
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: RM1,100 to RM3,000 a month
Whole-unit gross yield runs about 5.7%. 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 Palazio, 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 Palazio its value
Developed by the Mayland group, six blocks handed over in 3 phases, all completed in 2013
Palazio was developed by Malaysia Land Properties Sdn Bhd under Mayland, in 3 phases totalling 6 blocks (Oakwood/Pinewood, Maple/Mulberry, Alderwood/Cedarwood), with handover completed in 2013. Mayland's Kuala Lumpur portfolio includes Dorsett Residences Sri Hartamas and One Stonor, giving it a track record in serviced apartments and mid- to upper-tier housing rather than being a small local single-project developer.
5 layout types from 420–1,097 sq ft, with a low entry threshold
Layouts run from the smallest 420 sq ft open-plan studio to a 1,097 sq ft 2+1 bedroom, and the developer's launch prices ran RM98,888–259,484 — both figures are sourced. StarProperty's project data lists the five layouts as A1 484, A2 484, A4 420 and B2 538 sq ft (all studios) plus C1 at 1,097 sq ft (2+1 bedroom), and gives the launch price as RM98,888–259,484; iProperty's project summary states the same launch range. One caveat: iProperty's own structured data puts the built-up range at 484–1,097 sq ft, which does not agree with the 420 lower bound — although a 420 sq ft studio does appear in current iProperty sale listings. Treat the official floor plan or the strata title as the authority on area. The high proportion of low-total-price units means this has long been one of the main entry-level projects for first-time buyers and small investors in the area, with market acceptance tested over more than a decade.
Less than 1 km from Hospital Sultan Ismail, with medical care on the doorstep
StarProperty's project data states explicitly that Palazio is less than 1 km from Hospital Sultan Ismail (a public general hospital), an unusually short distance across the whole Mount Austin / Tebrau district. For residents with ongoing medical needs or elderly family members that is a genuine practical convenience rather than a marketing line.
About a 10-minute walk to Sunway College, giving a natural student tenant market
StarProperty's analysis notes that Sunway College is about a 10-minute walk from Palazio, making this one of the few projects in the area able to attract students for short- or long-term lets. For investors letting small units, that is a relatively stable source of tenants that does not depend entirely on the cross-border story.
🏊 Facilities
- BBQ area
- Cafe
- Parking
- Laundry
- Landscaped garden
- Mini market
- Multipurpose hall
- Nursery
- Children's playground
- Sauna
- 24-hour security
- Surau (prayer room, separate for men and women)
- Swimming pool
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. 1 in total — 1 positive, 0 critical.
「Reputable location, convenient, approx 20 mins to CIQ, etc.」
— Richard Tan, PropertyGuru resident review 5/5, 27 February 2014Reviews 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
- JB CIQ checkpoint (Johor–Singapore Causeway)A resident review estimates about a 20-minute drive; no rail or metro link, driving onlyabout 14–16 km (estimated, about a 20-minute drive)
- Tebrau Highway / Pasir Gudang Highway interchangeThe main outbound roads for this areaabout 3–5 km (estimated)
- Johor Bahru city centreA similar distance to Austin Suites and Austin Regency in the same areaabout 10 km (estimated)
- Austin Hill Golf & Country ClubDistance as stated in StarProperty's project dataabout 2.5 km
🛍️ Shopping & dining
- AEON Tebrau CityDescribed by StarProperty as a stone's throw away, one of the largest malls in this areaabout 2–3 km (estimated)
- Toppen Shopping CentreConnected to IKEA Tebrauabout 3 km (estimated)
- IKEA TebrauThe IKEA store connected to Toppenabout 3 km (estimated)
- Mount Austin / Austin Heights dining areaConcentration of food and beverage outlets around Jalan Austin Heightsabout 1 km (estimated)
🎓 Schools
- Sunway College Johor BahruStarProperty's analysis states explicitly that it is about a 10-minute walkabout 0.8 km (about a 10-minute walk)
- SJK(C) Foon Yew 5Address Jalan Mutiara Emas 4/19, Taman Mount Austin, on the same road as the project address (Jalan Mutiara Emas 9/23)less than 1 km (same block, estimated)
- SMK Taman Mount AustinGovernment secondary school, also at Jalan Mutiara Emas 4/19less than 1 km (same block, estimated)
- Austin Heights International SchoolWithin the Austin Heights Education Corridorabout 1–1.5 km (estimated)
🏥 Healthcare
- Hospital Sultan Ismail (HSI)StarProperty's project data states explicitly that it is less than 1 km away; public general hospital with 24-hour emergency servicesless than 1 km
- Columbia Asia Hospital TebrauPrivate general hospital in Kota Southkeyabout 5–6 km (estimated)
- KPJ Johor Specialist HospitalPrivate specialist hospital on Jalan Abdul Samad, Johor Bahru city centreabout 9–10 km (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 buyers or small investors on the tightest budget who want the lowest possible total price
Palazio's subsale median of about RM275,000 is among the lowest entry thresholds of the four projects in this area, suiting buyers with limited budgets who want to hold a serviced apartment with minimum capital. You have to accept small layouts and heavy usage of the shared facilities.
Small-unit investors targeting Sunway College students
A 10-minute walk to Sunway College makes this one of the few projects in the area able to attract students consistently, suiting investors who want long-term letting with a relatively stable tenant source that does not depend entirely on cross-border or local office workers.
Owner-occupier buyers who value access to medical care and have ongoing hospital needs
Less than 1 km from Hospital Sultan Ismail is a real practical convenience for families with elderly members or frequent hospital visits, suiting owner-occupiers who treat proximity to a hospital as a hard requirement.
Not suitable for: speculative buyers chasing capital growth who expect to flip for a quick margin
For-sale and to-let listings currently account for about 37% of total units across the scheme, showing that owners are markedly more willing to sell or let and that competition from comparable units is intense, so it will not be easy to sell quickly above the local market level in the short term. If your aim is a short-term margin rather than long-term holding for rent or occupation, the supply and demand structure here works against you.
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.
⚠About 431 for-sale and to-let listings across the scheme, close to 40% of total units
PropertyGuru currently shows 143 for-sale listings and 288 rental listings for Palazio, about 431 in total, which is close to 37% of the scheme's 1,160 units looking for a buyer or a tenant at the same time. That ratio is far higher than Austin Suites (53+55=108 of 460 units, about 23%) and Austin Regency (57+202=259 of 1,200 units, about 22%) in the same area, which shows Palazio owners are markedly more willing to sell or let, and that you will face the most competition when you come to sell or let. Bargaining power sits with buyers and tenants.
⚠Early buyers under the DIBS scheme may have paid more than the property is now worth
At launch Palazio offered DIBS (Developer Interest Bearing Scheme), under which buyers paid only a RM2,000 booking fee and made no repayments before handover, with the developer covering the interest on the construction-period loan. The cost of such schemes is normally that the developer's interest cost is already built into the launch price. With the subsale median now at about RM275,000 (RM486 psf), if you are taking a unit from one of those early DIBS buyers, note that their entry cost may be well above the current subsale market, which leaves them facing paper losses on resale and hardens their negotiating floor.
⚠As a serviced apartment on a commercial title, utilities and assessment rates are charged at commercial rates
This project is classified on PropertyGuru as a Service Residence, generally built on a commercial title, so electricity is charged at commercial rates (about 50% higher than residential) and assessment rates are typically 1.5–2 times those of a residential condominium. On a unit of RM275,000, that difference could add two to three hundred ringgit a year, which is not a small share for an investor in a low-priced small unit chasing cash flow.
⚠The building is over 12 years old, and with 6 blocks handed over in 3 phases, facilities and management standards may vary block by block
Palazio's 3 phases and 6 blocks were completed in stages through 2013, and although the first phase (Oakwood/Pinewood) and the last (Alderwood/Cedarwood) have similar registration years, actual service life, repair records and management response times may vary by block. Past 12 years, the need for major repairs to lifts, water pumps and facade waterproofing gradually emerges, and if sinking fund reserves are inadequate owners may face an ad hoc special levy of several thousand ringgit.
⚠Serviced apartment overhang across Johor may make bank valuations and loan margins conservative
NAPIC data to the third quarter of 2025 puts unsold serviced apartment stock across Johor at roughly 9,000–11,000-plus units, the worst of any state in Malaysia. Although about 90% of that is in units above RM500,000, banks may apply tighter risk criteria when assessing the serviced apartment category as a whole, and given that Palazio's own listing volume is already high, a bank's valuer may refer to the large number of for-sale listings in the area and return a conservative valuation.
What else is there around Tebrau / Mount Austin / Northeast?
Within one area, big price gaps usually have reasons: tenure, age, density, management. Compare across first, then decide which to look at closely.
| Project | Built | Tenure | Units | PSF | Price band | Yield |
|---|---|---|---|---|---|---|
| Palazio ← | 2013 | Freehold | 1,160 | RM413–773 | RM285,000 – RM610,000 | 5.7% |
| Austin Suites (Permata Austin) | 2014 | Freehold | 460 | RM414–702 | RM360,000 – RM660,000 | 5.1% |
| Austin Regency (Pangsapuri Austin Perdana) | 2019 | Freehold | 1,200 | RM391–847 | RM395,000 – RM705,000 | 5.0% |
| Molek Regency | 2018 | Freehold | — | RM480–840 | RM420,000 – RM3,360,000 | 2.3–5.7% |
| Molek Pine 3 | 2013 | Freehold | 248 | RM557–788 | RM765,000 – RM1,680,000 | 5.7% |
| Cube 8 Teens | 2016 | Freehold | 286 | RM540–778 | RM295,000 – RM510,000 | 6.4% |
| Bayu Puteri 1 | 2004 | Leasehold | 266 | RM404–474 | RM365,000 – RM465,000 | 6.2% |
Full list on the Tebrau / Mount Austin / Northeast area page.
What does buying here actually cost in 2026?
From 1 January 2026, stamp duty for foreign buyers of Malaysian residential property rose from 4% to 8%. Johor’s state consent levy rose from 2% to 3% (minimum RM30,000) from July 2025. Together with legal fees, this is the cash you need on top of the purchase price.
| Item | Basis | On RM1,000,000 |
|---|---|---|
| Purchase price | — | RM1,000,000 |
| Stamp duty (foreigner, 8%) | From 1 Jan 2026 | RM80,000 |
| Johor consent levy (3%) | Minimum RM30,000 | RM30,000 |
| Legal fees & disbursements (~1%) | — | ≈ RM10,000 |
| Total on top | — | ≈ RM120,000（12%） |
Johor sets a minimum purchase price for foreigners, and the rules differ between commercial title (serviced apartment / SOHO) and residential title. Palazio 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 Palazio cost on the resale market?
As at September 2026, Palazio resale listings run RM285,000 to RM610,000, with a mid-market level around RM447,500 and transacted PSF of RM413–773. By layout: A1 / A2 / A4 / B2 / C1 priced together (420 – 1,097 sq ft, per StarProperty) RM285,000–RM610,000. Within one layout the spread comes from floor, facing and condition — WhatsApp me for the live list.
What are rents and yields at Palazio?
Whole-unit rents run RM1,100 – RM3,000 a month. That is a gross yield of about 5.7% — gross, so after maintenance, assessment, quit rent, insurance and vacancy, net yield is typically 0.8–1.2 points lower.
Is Palazio freehold, and can foreigners buy?
Palazio 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 Palazio completed and who built it?
Palazio was completed in 2013 and is occupied resale stock: 6 block(s), 14 storeys, 1,160 units. Developer: Malaysia Land Properties Sdn Bhd (Mayland Group). The Mayland group has developments in both Kuala Lumpur and Johor Bahru, including Hampton Damansara, Dorsett Residences Sri Hartamas and One Stonor. It is a medium-to-large developer with an established name in high-end serviced apartments.
How is transport at Palazio, and how far is the checkpoint?
about 15-17 km, roughly 20-25 minutes by car (estimated); about 14-16 km (estimated); about 5-10 minutes by car to the Tebrau Highway / EDL interchanges
What layouts does Palazio have?
5 layouts (A1 484, A2 484, A4 420 and B2 538 sq ft, all studios; C1 1,097 sq ft, 2+1BR), areas per StarProperty. I can supply the developer’s official floor plans — WhatsApp me the layout you want to see.
What is the maintenance fee at Palazio, and what facilities are there?
Maintenance runs about RM0.30–0.36 per sq ft per month (median around RM0.335), per September 2026 sale listings cross-checked across six different agents, four separate units and both PropertyGuru and Mudah: a studio (recorded as 420 sq ft by one agent and 484 sq ft by another) at RM150 a month, 538 sq ft at RM160, 534 sq ft at RM180+, and two separate 1,097 sq ft units at RM368+ and RM369. None of the listings state whether the sinking fund is included, so ask the management office for the latest fee notice and the audited accounts. Facilities include: BBQ area, Cafe, Parking, Laundry, Landscaped garden, Mini market, Multipurpose hall, Nursery, Children’s playground, Sauna, 24-hour security, Surau (prayer room, separate for men and women), Swimming pool.
Who is Palazio suitable for?
First-time buyers (low entry price; the developer previously offered a DIBS scheme); Value-focused investors; Families who want comprehensive facilities (including a surau and nursery)
What are the risks of buying at Palazio?
Over 10 years old; Very large unit count, so heavy competition among concurrent sale and rental listings depresses rental yields; Early buyers under the DIBS scheme may face higher holding costs
What malls, schools and hospitals are near Palazio?
Malls: AEON Tebrau City, Mount Austin commercial belt. Schools: SK Taman Mount Austin (national primary, in-township), SMK Taman Mount Austin (national secondary, in-township), SJK(C) Foon Yew 5 (Chinese primary, in-township), Austin Heights Private & International School, SMK Taman Desa Tebrau (national secondary). Hospitals: Hospital Sultan Ismail.
Why does Palazio have so many more for-sale and rental listings than other projects in the area?
On PropertyGuru's current data, Palazio has 143 for-sale and 288 rental listings, together about 37% of the scheme's 1,160 units, clearly higher than Austin Suites (about 23%) and Austin Regency (about 22%). Possible reasons include Palazio's relatively older age (handed over in 2013), the fact that many units were sold to investor buyers attracted by the DIBS scheme at the time, and the small layouts (mostly studios), which owners are naturally more inclined to trade in and out of. The figure itself does not mean there is anything wrong with the project, but it does mean that buying, selling or letting here puts you up against more direct competition than at other projects in the area.
Does the old DIBS scheme still have any effect?
DIBS (Developer Interest Bearing Scheme) was stopped nationwide in 2013 when Bank Negara Malaysia (BNM) required developers to cease offering it, and Palazio's DIBS buyers completed handover and their loan arrangements long ago, so the scheme itself no longer directly affects new buyers. The indirect effect remains, though: DIBS launch prices normally already had the developer's construction-period interest cost built in, so if you are now buying a subsale unit from one of those early owners, their psychological cost base may be well above the current subsale level of about RM486 psf. Be prepared for that in negotiation, and value the unit on actual transaction data rather than the seller's original purchase price.
Is Palazio really that close to Hospital Sultan Ismail?
Yes, and there is a clear source for it: StarProperty's project data states directly that Palazio is less than 1 km from Hospital Sultan Ismail, and the hospital's official address (Jalan Persiaran Mutiara Emas Utama, Taman Mount Austin) is indeed in the same block as Palazio's address (Jalan Mutiara Emas 9/23, Taman Mount Austin). This is the point on which this project stands out against others in the area on access to medical care.
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This page gives you the market bands. What you actually need is the Palazio 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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