Pan Vista Condominium
Resale listings here run from RM300,000 to RM490,000 — a spread of RM190,000. 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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Pan Vista Condominium in 30 seconds
Pan Vista Condominium is a freehold condominium in Bandar Permas Jaya, Johor Bahru, Malaysia, developed by Not yet verified and completed in 1994. It comprises 3 block(s), 12 storeys and 315 units. Address: 15 Jalan Permas 7, Bandar Permas Jaya, Masai, Johor.
Layouts run 916 to 1,583 sq ft across 1 types. As at September 2026, resale listings range RM300,000 – RM490,000, with a mid-market level around RM395,000; transacted PSF sits at RM269–446 psf. Whole-unit rents are RM2,400 – RM2,400 a month, a gross yield of 7.3%. Maintenance: about RM0.31–0.36 per sq ft per month (median around RM0.335) — per September 2026 sale listings, cross-checked across three different agents and both PropertyGuru and Mudah: a 904 sq ft unit is quoted at RM322 a month, a 1,050 sq ft unit at RM330, and a further Mudah listing at about RM330. The listings do not state whether the sinking fund is included.
Transport position: not yet verified
Official median transacted price (historical reference): RM330,000 (330 psf), period 2025 to 2026 (iRumah recent transaction / auction listing sample), source iRumah.co (based on the recent median transaction price of the project's most common layout, 3-bedroom / 1,012 sq ft). iRumah shows a recent median of about RM330 psf for Pan Vista's most common layout (3-bedroom / 1,012 sq ft), equivalent to a total price of about RM334,000. The three verifiable transaction / auction records listed on its site are RM267,300 in June 2026 (1,012 sq ft, marked as an auction), RM330,000 in November 2025 (1,012 sq ft, auction) and RM400,000 in August 2025 (1,205 sq ft, auction). The entire sample is marked as bank auctions rather than ordinary transactions, and the sample size is only 3, so do not treat this figure as the normal market level; always ask an agent separately for the past 12 months of ordinary (non-auction) transaction records to cross-check. Separately, iRumah calculates a current rental yield of about 6.18% (2025, a marked jump from 5.03% in 2024), far apart from the 3.5–4.5% estimate in the base data; the two use different methods and different samples, so recalculate for yourself using actual transaction prices and actual monthly rents before buying. 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 Pan Vista Condominium?
Every line below can be checked against the developer and official records. This is a completed 1994 project — you are buying a real unit you can walk into, not a rendering.
- Developer
- Not yet verifiedNot yet verified
- Completed
- 1994Completed · resale stock
- Tenure
- FreeholdOpen to foreign buyers (min-price rules apply)
- Total units
- 3153 block(s) · 12 storeys
- Layouts
- 1See price table below
- Maintenance
- approx. RM0.31–0.36 psf/monthPer September 2026 sale listings (three agents, PropertyGuru and Mudah cross-checked, median about RM0.335); 904 sq ft RM322/month, 1,050 sq ft RM330/month. Sinking fund inclusion not stated — confirm with the management office
- Asking PSF
- RM269–446Agent-corrected asking range
- Gross yield
- 7.3%Whole-unit basis
not yet verified (an early Permas Jaya developer; the exact company name is unconfirmed)
Bandar Permas Jaya — what is around you
Full address: 15 Jalan Permas 7, Bandar Permas Jaya, Masai, Johor (81750). Location decides who rents from you — and how easily you resell.
🚉 Getting around
- 🚉 RTS / railnot yet verified
- 🛂 Checkpoint (CIQ)about 16–18 km (estimated)
- 🚌 Other transportClose to the Pasir Gudang Highway
🛍️ Malls & shopping
- Permas Jaya commercial area
- AEON Permas Jaya
🎓 Schools
- SK Taman Permas Jaya 3 (national primary, Jalan Permas 7)
- SMK Permas Jaya (national secondary)
- SJK(C) Pei Hwa 2 (Chinese primary)
- R.E.A.L Schools Johor Bahru Campus (international & national streams)
- SJK(T) Permas Jaya (Tamil primary)
🏥 Hospitals
- Klinik Komuniti Taman Plentong Utama (government community clinic — there is no Klinik Kesihatan in Permas Jaya)
- JB Specialist Hospital (private, Taman Johor Jaya)
- Hospital Pasir Gudang (public general hospital)
- Regency Specialist Hospital (private, Bandar Seri Alam)
1 layout, from 916 to 1,583 sq ft
The table shows the current resale price band and rent band for each layout. Mid-market sits around RM395,000, the top of market reaches RM490,000 — within one layout the spread comes down to floor, facing and condition.
| Layout | Area | Bed / Bath | Resale price band | PSF | Monthly rent |
|---|---|---|---|---|---|
| Standard layout (2/3/4 bedrooms) | 916-1583 sf | TBC · 2 bath | RM300,000 – RM490,000 | RM190–535 | RM2,400 – 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: RM224–372 psf; this page uses RM269–446 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 Pan Vista Condominium 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.
The official images for this project can no longer be obtained: the developer’s website closed years ago and the web archives kept the pages but not the image files, and the management office has never published photographs. For the pictures circulating online I cannot establish the original source or the copyright holder, so I publish none of them — that would mean passing off unverified material as site photography. I am based in Johor Bahru: say the word and I will drive over this week and shoot the facade, lobby, corridors, pool, guardhouse and the interior of whatever is currently for sale, then send it to you on WhatsApp.
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: RM2,400 to RM2,400 a month
Whole-unit gross yield runs about 7.3%. 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 Pan Vista Condominium, 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 Pan Vista Condominium its value
Freehold at an entry price set by a building of more than thirty years, with a low total price threshold
Pan Vista was built in 1994 and is one of the earliest condominiums in Permas Jaya, on a freehold title. Current market prices run about RM250,000–410,000 at roughly RM224–372 psf, one of the lowest entry points in the area, suited to buyers on a limited budget who want freehold tenure without living too far out. Against new launches that routinely start from RM500,000, Pan Vista buys into the same Permas Jaya catchment at a lower total price, at the cost of ageing facilities and uncertain repair liabilities that come with the building's age (see the risk section).
A wide choice of layouts, with the largest four-bedroom units suiting families trading up
The project offers a range of layouts from 916 to 1,583 sq ft, covering 2 to 4 bedrooms, and is one of the few older condominiums in the area where large four-bedroom units can still be found. For families on a limited budget who nonetheless need an extra room as a children's room or for an elderly parent, the large floor areas in this kind of older condominium are often more practical than the small layouts of a new launch at the same price. When viewing, note that layout and natural light vary considerably between unit types; see several units before comparing.
Full facilities in an older style, with a strong sense of community
A mid-sized development of 3 blocks of 12 storeys and 315 units, with a swimming pool, wading pool, gym, badminton court, jogging track, children's playground, children's library, mini market, cafe and community hall, plus 24-hour security. Older condominiums like this usually have a stable resident mix and neighbours who know one another, giving a stronger sense of community than the high-turnover tenant population of a new launch, and suiting owner-occupiers who value stability over the latest facilities.
Directly beside the Pasir Gudang Highway, with the main road network already in place
The project is on Jalan Permas 7, close to the Pasir Gudang Highway, with ready road connections to Johor Bahru city centre, the Tebrau area and the Pasir Gudang industrial area, with no detours needed. Note, though, that this does not mean fast — at morning and evening peaks the Pasir Gudang Highway is itself one of the most congested stretches in the area, so estimate commuting times from real traffic conditions rather than straight-line distances on a map.
🏊 Facilities
- Community hall
- Table tennis room
- Children's library
- Barbecue area
- Mini market
- Café
- Gymnasium
- Clubhouse
- Swimming pool
- Wading pool
- Jogging track
- Badminton court
- Landscaped garden
- Gondola
- Children's playground
- Cable TV / broadband
- Parking bays
- 24-hour security
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 interchangeThe main road immediately beside the project; one of the most congested stretches in the area at morning and evening peaks, so allow extra time when heading to CIQ or the city centreNo precise distance published; the main road is within walking distance
- CIQ / Johor–Singapore CausewayRequires driving via the Pasir Gudang Highway or the EDL; actual drive times are affected by peak-hour traffic and queues at the checkpoint, and are far longer than the straight-line distance suggestsabout 16–18 km (estimated, straight line; requires driving)
- Bukit Chagar RTS stationJohor's first cross-border rail station; not within walking distance and requires driving or a bus transferabout 16–18 km (estimated, straight line; requires driving)
- Bandar Seri Alam commercial areaConcentration of banks, food and beverage outlets and everyday shopping, within the same Masai catchmentNo precise distance published
🛍️ Shopping & dining
- Permas Jaya commercial areaThe commercial belt within the project's own neighbourhood, with a full range of everyday food and beverage and retailWithin walking distance
- AEON Permas JayaThe area's main supermarket and shopping centreNo precise distance published; within driving range
- KSL City MallLarge mall in Johor Bahru city centre; requires drivingNo precise distance published
- Mid Valley SouthkeyOne of Johor Bahru's largest malls; requires drivingNo precise distance published
🎓 Schools
- SK Permas Jaya schools (1/2/3/5)National primary school options, with several branches spread across the Permas Jaya areaNo precise distance published
- SMK Permas Jaya schoolsNational secondary school optionsNo precise distance published
- SJK(C) Masai / Foon Yew (Masai campus)Chinese primary school and Chinese independent secondary school options, within the same Masai catchmentNo precise distance published
- Excelsior International SchoolOne of the closer international school options in the area; requires drivingNo precise distance published
🏥 Healthcare
- Hospital Desa Permas JayaSmall private hospital / clinic within the Permas Jaya areaNo precise distance published; within walking to a short drive of the area
- Klinik Kesihatan Permas JayaGovernment clinic handling routine outpatient careNo precise distance published
- Regency Specialist HospitalPrivate specialist hospital, in the Pasir Gudang / Seri Alam areaNo precise distance published; requires driving
- KPJ Pasir Gudang Specialist HospitalPrivate specialist hospitalNo precise distance published; requires driving
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.
Families trading up on a limited budget who want a large freehold unit
If your budget is capped at around RM300,000 and you want freehold tenure with a relatively spacious layout (some units reach 1,583 sq ft), Pan Vista is one of the few options in the area that meets that combination. The cost is accepting the ageing facilities and uncertain repair spending that come with the building's age; when viewing, inspect the actual condition of the lifts, water pumps and common areas rather than relying on listing photographs.
Small-scale landlords seeking a stable long-term tenant base
An older building at a low total price, with official rental yield estimates in the 3.5–4.5% range (recent iRumah data shows higher, but on a small sample that should be treated with caution), suiting small investors seeking stable cash flow rather than capital appreciation. Note that tenants in this kind of older condominium are highly sensitive to rent, and the risk of them giving notice is relatively higher if negative news about local air quality or security emerges.
Not suitable for: first-time buyers who want low upkeep and no complications
If you do not have the energy to deal with the pipework repairs, special levies and lift breakdowns common in older condominiums, Pan Vista may not be a good choice. In a condominium of this age, owner self-management (JMB/MC) operates with uneven efficiency, and the cost of coordination when problems arise is higher than under a new launch's property management company model, so establish how the management actually operates before you buy.
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.
⚠At 31 years old, a special levy for lift and water pump overhauls could arrive at any time
Pan Vista was built in 1994 and turns 31 in 2026. A condominium of this age has very probably already been through at least one major overhaul of its lift and water pump systems, or is about to face one. In Malaysia, replacing or substantially refurbishing a single lift typically costs between RM150,000 and RM300,000, and if the sinking fund balance is inadequate, management will issue a special levy to all owners, apportioned by share unit, which can mean a one-off payment of several thousand ringgit upwards. A buyer who does not build this potential cost into the offer is effectively overpaying on the purchase price.
⚠Almost the entire recent transaction sample consists of bank auction units, with ordinary transactions scarce
The recent transaction sample currently listed on iRumah for Pan Vista (RM267,300 / RM330,000 / RM400,000) is entirely marked as auction, not ordinary subsale transactions. A bank auction usually means the original owner defaulted or was in financial difficulty, and auction prices are often 10–30% below market. If you negotiate on the basis of these few figures alone, you may underestimate the project's true market level; conversely, if auction units make up a significant share of the project, that may reflect repayment pressure among a portion of owners, which makes buyers more cautious and widens the negotiating room on resale.
⚠Ageing cast iron and steel pipework, with leaks and tripping circuits a common complaint
Condominiums built in the 1990s generally use the wiring and water and drainage pipe materials that were standard at the time, and after 30 years ageing, leaks and tripping circuits are common problems. Repairs are split between the owner's own cost (inside the unit) and the maintenance fee / sinking fund (common services). If a unit's internal services have never been renewed, tripping or water ingress during your own occupation can mean actual repair bills (rewiring, replacing pipes) of several thousand ringgit upwards. When buying this kind of older condominium, build that repair reserve into your total cost rather than looking only at the asking price.
⚠Banks may be conservative on valuation and loan-to-value (LTV) for older condominiums
For condominiums over 30 years old, some banks take a more conservative view on valuation, and the loan margin actually approved may be below the 90% common for new launches, often landing between 70% and 80%, meaning the buyer must prepare a higher proportion of the purchase price as a deposit (a difference of perhaps 10–20% of the total price, which on a total price of RM330,000 means an extra RM33,000–66,000). Some banks also set the loan tenure to end at the borrower's retirement age of 65 rather than the standard 35 years; younger buyers are less affected, but older buyers will see a clear increase in monthly instalment pressure.
⚠Downwind of the Pasir Gudang industrial belt, air quality is a long-term concern
The Permas Jaya / Masai area sits geographically close to the Pasir Gudang industrial area, and there have historically been large-scale air pollution incidents there (such as the repeated episodes around 2019 in which odours or chemical emissions caused temporary school closures and sent residents for treatment). Such incidents cannot be predicted precisely, but a single occurrence directly affects rental demand and resale negotiation in the short term — tenants ask for rent reductions or leave early, and buyers use it to push the price down while the unit is listed. This risk does not show up in asking prices or past transaction prices, and is easily overlooked.
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 |
|---|---|---|---|---|---|---|
| Pan Vista Condominium ← | 1994 | Freehold | 315 | RM269–446 | RM300,000 – RM490,000 | 7.3% |
| 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 | — | — |
| Fair View Apartment | 2003 | Freehold | 164 | RM324–456 | RM335,000 – RM540,000 | 3.5–4.5% |
| Impian Senibong Residences | 2016 | Leasehold | 243 | RM248–520 | RM360,000 – RM695,000 | 3.4% |
Full list on the Permas Jaya / Masai / Seri Alam area page.
What does buying here actually cost in 2026?
From 1 January 2026, stamp duty for foreign buyers of Malaysian residential property rose from 4% to 8%. Johor’s state consent levy rose from 2% to 3% (minimum RM30,000) from July 2025. Together with legal fees, this is the cash you need on top of the purchase price.
| Item | Basis | On RM1,000,000 |
|---|---|---|
| Purchase price | — | RM1,000,000 |
| Stamp duty (foreigner, 8%) | From 1 Jan 2026 | RM80,000 |
| Johor consent levy (3%) | Minimum RM30,000 | RM30,000 |
| Legal fees & disbursements (~1%) | — | ≈ RM10,000 |
| Total on top | — | ≈ RM120,000（12%） |
Johor sets a minimum purchase price for foreigners, and the rules differ between commercial title (serviced apartment / SOHO) and residential title. Pan Vista Condominium 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 Pan Vista Condominium cost on the resale market?
As at September 2026, Pan Vista Condominium resale listings run RM300,000 to RM490,000, with a mid-market level around RM395,000 and transacted PSF of RM269–446. By layout: Standard layout (2/3/4 bedrooms) (916-1583 sf) RM300,000–RM490,000. Within one layout the spread comes from floor, facing and condition — WhatsApp me for the live list.
What are rents and yields at Pan Vista Condominium?
Whole-unit rents run RM2,400 – RM2,400 a month. That is a gross yield of about 7.3% — gross, so after maintenance, assessment, quit rent, insurance and vacancy, net yield is typically 0.8–1.2 points lower.
Is Pan Vista Condominium freehold, and can foreigners buy?
Pan Vista Condominium 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 Pan Vista Condominium completed and who built it?
Pan Vista Condominium was completed in 1994 and is occupied resale stock: 3 block(s), 12 storeys, 315 units. Developer: not on public record. (an early Permas Jaya developer; the exact company name is unconfirmed)
How is transport at Pan Vista Condominium, and how far is the checkpoint?
not yet verified; about 16–18 km (estimated); Close to the Pasir Gudang Highway
What layouts does Pan Vista Condominium have?
1 layout: Standard layout (2/3/4 bedrooms) 916-1583 sf (TBC). Areas run 916 to 1,583 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 Pan Vista Condominium, and what facilities are there?
Maintenance runs about RM0.31–0.36 per sq ft per month (median around RM0.335), per September 2026 sale listings cross-checked across three different agents and both PropertyGuru and Mudah: a 904 sq ft unit is quoted at RM322 a month, a 1,050 sq ft unit at RM330, and a further Mudah listing at about RM330. Worth noting: this project was completed in 1994 yet charges more than over half the newer serviced apartments — building age is a reference point, not a conclusion. 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: Community hall, Table tennis room, Children’s library, Barbecue area, Mini market, Café, Gymnasium, Clubhouse, Swimming pool, Wading pool, Jogging track, Badminton court, Landscaped garden, Gondola.
Who is Pan Vista Condominium suitable for?
Price-sensitive family buyers who want a large layout (up to 1,583 sq ft, 4 bedrooms) at a still-affordable total price
What are the risks of buying at Pan Vista Condominium?
Old building; facilities, lifts and structure need on-site inspection; Resale liquidity is moderate
What malls, schools and hospitals are near Pan Vista Condominium?
Malls: Permas Jaya commercial area, AEON Permas Jaya. Schools: SK Taman Permas Jaya 3 (national primary, Jalan Permas 7), SMK Permas Jaya (national secondary), SJK(C) Pei Hwa 2 (Chinese primary), R.E.A.L Schools Johor Bahru Campus (international & national streams), SJK(T) Permas Jaya (Tamil primary). Hospitals: Klinik Komuniti Taman Plentong Utama (government community clinic — there is no Klinik Kesihatan in Permas Jaya), JB Specialist Hospital (private, Taman Johor Jaya), Hospital Pasir Gudang (public general hospital), Regency Specialist Hospital (private, Bandar Seri Alam).
Pan Vista is so cheap. Is that because the building is in poor condition?
The low price mainly reflects two factors, building age (built in 1994, now over 30 years old) and location (Masai/Permas Jaya rather than the city centre), which is not the same as poor condition — though an older building does have real issues with ageing lifts, water pumps and pipework, and the condition varies by block and by maintenance history, so it cannot be generalised. Before buying, inspect the lift operation, the cleanliness of common areas and whether there are obvious signs of water ingress on the facade, and ask the management office for maintenance records, rather than judging the building's condition from the price alone.
Most of the recent transaction prices online are auction prices. Do they reflect the true market level?
Not entirely. Bank auction prices are usually 10–30% below ordinary transaction prices because the sale has to be quick, and cannot be taken directly as the market level. To find the true level, ask an agent to obtain the past 12 months of non-auction ordinary transaction records (available through brickz.my, EdgeProp or the land office) and compare units on the same floor, the same orientation and the same layout as far as possible, rather than looking loosely at the project-wide transaction range.
If I buy an older condominium like Pan Vista, will the bank restrict my loan margin?
Possibly. Some banks apply a more conservative valuation and lending policy to condominiums over 30 years old, and the margin actually approved may be only 70–80% (rather than the 90% common for new launches); some also cap the loan tenure at the borrower's retirement at 65 rather than the standard maximum of 35 years. This directly affects the deposit you need to prepare and your monthly instalment burden. Obtain pre-approval from 2–3 banks before paying a booking deposit and plan your budget from real figures rather than the default assumptions in a mortgage calculator.
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This page gives you the market bands. What you actually need is the Pan Vista Condominium 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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