Paragon Residences @ Straits View
Resale listings here run from RM480,000 to RM2,160,000 — a spread of RM1,680,000. Floor, facing and condition decide which end you pay. This page lays out price bands, rents, yields and risks across all 3 layouts.
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Paragon Residences @ Straits View in 30 seconds
Paragon Residences @ Straits View is a freehold condominium in Straits View, Johor Bahru, Malaysia, developed by Amprojek Construction Sdn Bhd (Jo Land Group) × ACG Holding Pte Ltd and completed in 2015. It comprises 2 block(s), 32 storeys and 1,066 units. Address: Jalan Tengku Peteri 1, Straits View, 80200 Johor Bahru, Johor.
Layouts run 732 to 2,820 sq ft across 3 types. As at September 2026, resale listings range RM480,000 – RM2,160,000, with a mid-market level around RM840,000; transacted PSF sits at RM502–992 psf. Whole-unit rents are RM2,150 – RM6,000 a month, a gross yield of 4.0% – 4.5%. Maintenance: Not yet verified.
Transport position: about 2 km from Bukit Chagar RTS station, roughly a 6-minute drive
Official median transacted price (historical reference): RM680,000 (662 psf), period 18 April 2025 – 11 February 2026 (7 transactions), source brickz.my (data sourced from NAPIC / JPPH). Only 7 transactions, so the sample is small. Another source, myrumahbaru (also citing NAPIC), gives a 24-month median of RM765,000 / RM729.74 psf, 94 transactions over the past 3 years and a three-year increase of +17.2%, while at the same time noting no transactions in the past 12 months — the two sources cover different periods, so the differing figures are not a contradiction. Named transaction examples are useful as reference points: April 2025, 28th floor, 1,679 sq ft, transacted at RM1,198,000 (RM713 psf); February 2025, 13th floor, 1,023 sq ft, transacted at RM949,000 (RM928 psf); January 2025, 10th floor, 1,023 sq ft, transacted at RM580,000 (RM567 psf). Same size, three months apart, three floors apart, and a price difference of RM369,000 — pricing in this building depends heavily on the individual unit, so never negotiate off the 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 Paragon Residences @ Straits View?
Every line below can be checked against the developer and official records. This is a completed 2015 project — you are buying a real unit you can walk into, not a rendering.
- Developer
- Amprojek Construction Sdn Bhd (Jo Land Group) × ACG Holding Pte LtdJo Land Group
- Completed
- 2015Completed · resale stock
- Tenure
- FreeholdOpen to foreign buyers (min-price rules apply)
- Total units
- 1,0662 block(s) · 32 storeys
- Layouts
- 3See price table below
- Maintenance
- Not yet verifiedConfirm with the management office
- Asking PSF
- RM502–992Agent-corrected asking range
- Gross yield
- 4.0–4.5%Whole-unit basis
Jo Land Group is a mid-sized Johor developer; ACG Holding is the Singapore capital partner. The two jointly developed this project in the JBCC waterfront district.
Straits View — what is around you
Full address: Jalan Tengku Peteri 1, Straits View, 80200 Johor Bahru, Johor (80200). Location decides who rents from you — and how easily you resell.
🚉 Getting around
- 🚉 RTS / railabout 2 km from Bukit Chagar RTS station, roughly a 6-minute drive
- 🛂 Checkpoint (CIQ)about 1–1.5 km from CIQ and the Sultan Iskandar Building
- 🚌 Other transportLocated in the Straits View waterfront district
🛍️ Malls & shopping
- Danga City Mall
- Plaza Kotaraya
- KOMTAR JBCC
🎓 Schools
- The International School of Johor
🏥 Hospitals
- Hospital Sultanah Aminah
3 layouts, from 732 to 2,820 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 RM2,160,000 — within one layout the spread comes down to floor, facing and condition.
| Layout | Area | Bed / Bath | Resale price band | PSF | Monthly rent |
|---|---|---|---|---|---|
| Small layout | 732-1000 sf | 2BR · 2 bath | RM480,000 – RM745,000 | RM480–1018 | RM2,150 – 2,900 |
| Medium layout | 1000-1800 sf | 3BR · 2 bath | RM660,000 – RM1,020,000 | RM367–1020 | RM2,900 – 3,600 |
| Large layout | 1800-2820 sf | 4BR · 3 bath | RM1,440,000 – RM2,160,000 | RM511–1200 | RM4,200 – 6,000 |
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: RM418–827 psf; this page uses RM502–992 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 Paragon Residences @ Straits View 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 photograph from Jo Land Group's site jolandgroup.com.my; copyright Amprojek Construction Sdn Bhd. The official floor plans sit on pages 9–11 of the developer's e-brochure — WhatsApp me for them.
Official drawings for all 3 layouts — I request them 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 unit floor plans from the JOLAND Group e-brochure; copyright JOLAND Group.
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: RM2,150 to RM6,000 a month
Whole-unit gross yield runs about 4.0% – 4.5%. 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 Paragon Residences @ Straits View, 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 Paragon Residences @ Straits View its value
The whole of the 27th floor is a Sky Garden, and the 7th-floor facilities deck has a 50-metre pool and a tennis court
Two towers of 32 storeys each, with the whole of the 27th floor laid out as a Sky Garden; the 7th floor is the facilities deck, holding a 50-metre pool, a tennis court and a water adventure park. The site is 2.86 acres, with 824 car park bays across a 6-storey car park, and 5 lifts per tower, 10 in the project as a whole. For a project of 533 units, 10 lifts is a generous provision by Johor Bahru standards.
270-degree views of the Straits of Johor and the Johor Bahru skyline, in the official priority development area of Straits View
The project sits in the Straits View waterfront district, and is positioned on 270-degree views of the Straits of Johor and the Johor Bahru skyline. GDV is RM515 million, covering 533 residential units and 12 shops, on freehold land with strata title. Neighbours include The Astaka and other high-end projects, and the area's profile continues to rise with the Straits View redevelopment.
Six schools within 550–906 metres on foot, an education density uncommon in the city centre
Distances as marked by PropertyGuru and myrumahbaru: SKPK Princess Elizabeth 550 m, SK Nong Chik 608 m, Maktab Sultan Abu Bakar 719 m (an 8–9 minute walk), SMK Sultanah Engku Tun Aminah 772 m, Sekolah Sri Ara 780 m (a 9–10 minute walk), English College Johore Bahru 906 m (a 10–11 minute walk). Families with children in this area do not need a long drive for the school run.
Healthcare access is the closest set in the area: Hospital Sultanah Aminah is only 1.2 km away
Hospital Sultanah Aminah, Johor's largest public hospital, is 1.2 km away, KPJ Johor Specialist 1.7 km, Maria Hospital 2.6 km, KPJ Medical Suites 2.7 km and KPJ Puteri Specialist 3.3 km. Against most projects around CIQ, which are more than 2.5 km from HSA, healthcare access here is clearly better. It suits households with elderly family members living in.
Layouts of 732–1,711 sq ft, plus customisable penthouse duplexes above 10,000 sq ft
Four layout types in total, 732–1,711 sq ft, plus 4 customisable penthouse duplexes (above 10,000 sq ft). The listing psf range is RM418–827, a lower entry point than comparable sea-view projects around JBCC. PropertyGuru data shows the project accounts for 77.45% of search volume in the Straits View area, making it the most recognised project in the district.
🏊 Facilities
- Tennis court
- Swimming pool
- Gymnasium
- Landscaped garden
- 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. 5 in total — 2 positive, 3 critical.
「Good facilities .. room huge like a home.. pool good.. easy yo find food surrounding hotels.. easy parking facility .. superb selat tebrau view during night .. strongly recommended to stay for family/friends gathering」
— Hazila Fathy M (Kuala Lumpur), TripAdvisor review, 13 February 2019 (reviewing Paragon Serviced Suites, a short-stay operator's units inside the building)「Place was quiet as it is away from malls and highways… Security is good and safe, can see them patrolling… Overall okay nice place to stay.」
— jermummy (Singapore), TripAdvisor review 4/5, 10 December 2024 (from the perspective of a short-stay unit in the building)「The condo is nice overall, good furniture spacious and nice views. However, it had many problems, leaks in the bathrooms, broken bathroom fittings, tape stuck on the mirror, ceiling water stains from leaks above.」
— Paul M (Bangkok), TripAdvisor review, 15 April 2019, with four supporting photographs (from the perspective of a short-stay unit in the building)「Deposit was not refunded even though front desk said it will be refunded. Contacted them via email and till date have not gotten back an answer regarding this. Please beware if you're intending to stay at this place」
— shawnn339, TripAdvisor review, 25 December 2019 (from the perspective of a short-stay operator in the building, not the management)「A large two bedrooms apartment but furnished for two persons… huge gymn, small pool on spacious 6th floor. Advisable to have own car for convenient commute as the property sit on a hillside on the city fringe」
— chongl697, TripAdvisor review, 17 October 2019 (from the perspective of a short-stay unit in the building)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
- Nearest bus stop (Opposite Dataran Bandaraya Johor Bahru / Sri)Two further bus stops lie at 365 m and 423 m330 m
- Bukit Chagar RTS stationDistance from the myrumahbaru map, with no indication whether by car or straight line; the station structure completes on 18 August 20262.9 km
- JB Sentral railway station / bus terminalKTM and bus terminal3.2 km
- CIQ / Bangunan Sultan IskandarAgent listings state about 4.5 km; StarProperty states "less than 5 minutes from the causeway". The two claims differ widely, so measure it yourselfabout 4.5 km (agent listing basis, not independently verified)
- Kranji MRT (Singapore)Distance from the myrumahbaru map5.0 km
🛍️ Shopping & dining
- Beletime Danga BayNearest mall; myrumahbaru records 858 m, the PropertyGuru version gives 1,232 m and a 14–15 minute walk, so the two sources are inconsistent858 m – 1,232 m (sources inconsistent)
- Danga City MallClose to KTM Danga City Mall station2.6 km
- KOMTAR JBCCLandmark city-centre mall3.0 km
- Galleria @ KotarayaEstablished city-centre mall3.0 km
- Johor Bahru City SquareThe most established city-centre mall in Johor Bahru3.1 km
🎓 Schools
- SKPK Princess ElizabethNational special education primary school550 m
- SK Nong ChikNational primary school608 m
- Maktab Sultan Abu Bakar (one of the former names of English College JB)PropertyGuru marks it as an 8–9 minute walk719 m
- SMK Sultanah Engku Tun AminahNational secondary school772 m
- Sekolah Sri AraPrivate school; PropertyGuru marks it as a 9–10 minute walk780 m
🏥 Healthcare
- Hospital Sultanah AminahJohor's largest public hospital, with 24-hour emergency services; this is a very short distance for a city-centre project1.2 km
- KPJ Johor Specialist HospitalPrivate specialist hospital1.7 km
- Maria HospitalPrivate hospital2.6 km
- KPJ Medical SuitesSpecialist outpatient clinic2.7 km
- KPJ Puteri Specialist HospitalPrivate specialist hospital3.3 km
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.
Three-generation households with children and elderly family members
Six schools within 550–906 metres, Hospital Sultanah Aminah only 1.2 km away and KPJ Johor Specialist 1.7 km, so both the school run and medical visits are short. The 7th floor has a 50-metre pool and a tennis court, and the whole of the 27th floor is a Sky Garden. Note that the project sits on a hillside some way from the malls, so the household needs at least one car.
Hold-to-own buyers who value the sea view and the long-term Straits View redevelopment story
270-degree views of the Straits of Johor, in the Straits View waterfront district the city council is prioritising, with The Astaka as a neighbour. Listing psf of RM418–827 is a lower entry point than comparable sea-view projects. But be clear: myrumahbaru, citing NAPIC, shows that at one point there were no transactions over 12 months, and this is an asset you can only take on if you hold long term.
Not suitable for: tenants and buyers without a car who depend on public transport
Guests state directly that the project sits on a hillside on the city fringe and recommend having your own car; it is 2.9 km to the RTS station, 3.2 km to JB Sentral, and even the nearest mall is 858 m or more away. Although a bus stop is only 330 m away, bus frequency and coverage in Johor Bahru are not enough to support life without a car. If you intend to let, a unit without a car park bay will be very hard to rent out.
Not suitable for: buyers who need a predictable price
Two units of the same 1,023 sq ft transacted at RM580,000 (RM567 psf) in January 2025 and RM949,000 (RM928 psf) in February 2025, a difference of RM369,000 within a month. Prices in this building depend heavily on floor, orientation and condition of renovation. If you do not intend to view unit by unit and check transaction by transaction, it is easy to overpay.
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.
⚠The developer, Amprojek, was ordered in July 2026 to pay about RM30.27 million
Malaysian Bar Circular 209/2026 (3 July 2026) records that the High Court, in Amprojek Construction Sdn Bhd v MCC Overseas (M) Sdn Bhd [2026] MLJU 2057, dismissed Amprojek's application to set aside an arbitration award and ordered it to pay about RM30,269,624.49. Amprojek (Jo Land Group) is the developing entity behind this project. Separately, the Joland Group website has published a fraud warning: parties have been using its name, trademark and project images to run scams over WhatsApp, and a police report has been made. The practical impact for buyers: the developer's cash flow is under pressure; and any WhatsApp payment request from someone claiming to represent Joland should be treated as a scam.
⚠Resident photographs document bathroom leaks and ceiling water stains, the typical defects of a project completed in 2015
A TripAdvisor review from April 2019 attached four photographs specifically recording bathroom leaks, a broken shower cubicle and fittings, tape left on the mirror and ceiling water stains from leaks above, and stated that the kitchen door and the refrigerator door collide with each other. The project was completed in 2015, more than ten years ago, and the plumbing and waterproofing membrane have entered the age band where inspection and repair are needed. The practical impact for buyers: in strata buildings, responsibility for leaks is often argued back and forth between the upstairs occupier and the management body, dragging on for months or even a year; and if the cause is a common pipe, repair costs may be apportioned to all owners by way of a special levy.
⚠A maintenance fee of only RM0.30 per sq ft is low for a project completed in 2015 with 10 lifts
Both StarProperty and myrumahbaru record the maintenance fee at RM0.30 per sq ft per month; one agent listing shows an 893 sq ft unit charged RM250++ (about RM0.28 per sq ft). For a project of 533 units, 10 lifts, a 50-metre pool, a tennis court, a 6-storey car park and 24-hour security, that rate is low. The price of a low maintenance fee usually arrives in one lump a few years later — when the lifts need a major overhaul, the water pumps need replacing or the façade and waterproofing need redoing and the management fund falls short, the shortfall is collected from owners as a special levy, routinely several thousand ringgit per unit.
⚠Zero resident reviews on PropertyGuru; everything findable is short-stay guests reviewing individual units
The PropertyGuru reviews page for this project states plainly: "0 out of 5, Based on 0 review, No reviews available". Every review that can be found is on TripAdvisor for Paragon Serviced Suites @ Straits View, reviewing short-stay units run by an operator inside the building, and includes complaints about deposits not being refunded (December 2019, "Deposit was not refunded even though front desk said it will be refunded"; August 2022, "Beware of this homestay"). These reflect the service of a landlord and an operator, and are not equivalent to an owner's long-term living experience or to the standard of management.
⚠Rental listings account for nearly a quarter of all units, while at one point there were no transactions over 12 months
Against 533 units in total, PropertyGuru shows 125 rental listings (about 23%) and 48 for sale; iProperty shows 36 for sale and 76 for rent; Mudah carries 62 rental listings. myrumahbaru, citing NAPIC, shows no transactions over the past 12 months (brickz recorded 7 over a different period). The practical impact for buyers: on the letting side you are competing for tenants against more than a hundred owners in the same building, and rent is hard to negotiate upwards; on the selling side buying interest is thin, and a forced sale usually goes ten to twenty per cent below the listing price.
⚠Crime figures in the police district are high, and the project sits on a hillside where daily shopping needs a car
Data cited by myrumahbaru shows IPD Johor Bahru Selatan recorded 1,105 crimes in 2023, rated "High", 251% above the Johor state average. Separately, one guest review describes the project as "on a hillside on the city fringe, with your own car advisable for convenient commuting", and the nearest mall, Beletime Danga Bay, is 858 m away (the PropertyGuru version gives 1,232 m, a 14–15 minute walk). The practical impact for buyers: both security and convenience have to be made up by a car and controlled access, and tenants without a car are excluded from your pool.
What else is there around City Centre / RTS Line?
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 |
|---|---|---|---|---|---|---|
| Paragon Residences @ Straits View ← | 2015 | Freehold | 1,066 | RM502–992 | RM480,000 – RM2,160,000 | 4.0–4.5% |
| R&F Princess Cove | 2018 | Freehold | 868 | RM660–900 | RM385,000 – RM1,200,000 | 4.0–4.5% |
| Suasana Iskandar Malaysia | 2017 | Freehold | 336 | RM967–1750 | RM625,000 – RM1,620,000 | 4.5–5.0% |
| TriTower Residence @ Johor Bahru Sentral | 2018 | Freehold | 360 | RM568–2040 | RM455,000 – RM1,080,000 | 4.5–5.5% |
| The Astaka @ 1 Bukit Senyum | 2018 | Freehold | 438 | RM761–1440 | RM1,980,000 – RM7,200,000 | 3.0–4.0% |
| Paragon Suites @ CIQ | 2018 | Freehold | 461 | RM526–1290 | RM505,000 – RM1,560,000 | 4.5–5.0% |
| KSL D'Esplanade Residence | 2014 | Freehold | 1,000 | RM599–1289 | RM335,000 – RM1,560,000 | 5.0–5.5% |
Full list on the City Centre / RTS Line 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. Paragon Residences @ Straits View 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 Paragon Residences @ Straits View cost on the resale market?
As at September 2026, Paragon Residences @ Straits View resale listings run RM480,000 to RM2,160,000, with a mid-market level around RM840,000 and transacted PSF of RM502–992. By layout: Small layout (732-1000 sf) RM480,000–RM745,000; Medium layout (1000-1800 sf) RM660,000–RM1,020,000; Large layout (1800-2820 sf) RM1,440,000–RM2,160,000. Within one layout the spread comes from floor, facing and condition — WhatsApp me for the live list.
What are rents and yields at Paragon Residences @ Straits View?
Whole-unit rents run RM2,150 – RM6,000 a month. That is a gross yield of about 4.0% – 4.5% — gross, so after maintenance, assessment, quit rent, insurance and vacancy, net yield is typically 0.8–1.2 points lower.
Is Paragon Residences @ Straits View freehold, and can foreigners buy?
Paragon Residences @ Straits View 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 Paragon Residences @ Straits View completed and who built it?
Paragon Residences @ Straits View was completed in 2015 and is occupied resale stock: 2 block(s), 32 storeys, 1,066 units. Developer: Amprojek Construction Sdn Bhd (Jo Land Group) × ACG Holding Pte Ltd. Jo Land Group is a mid-sized Johor developer; ACG Holding is the Singapore capital partner. The two jointly developed this project in the JBCC waterfront district.
How is transport at Paragon Residences @ Straits View, and how far is the checkpoint?
about 2 km from Bukit Chagar RTS station, roughly a 6-minute drive; about 1–1.5 km from CIQ and the Sultan Iskandar Building; Located in the Straits View waterfront district
What layouts does Paragon Residences @ Straits View have?
3 layouts: Small layout 732-1000 sf (2BR), Medium layout 1000-1800 sf (3BR), Large layout 1800-2820 sf (4BR). Areas run 732 to 2,820 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 Paragon Residences @ Straits View, and what facilities are there?
No maintenance fee has been published (confirm with the management office). Facilities include: Tennis court, Swimming pool, Gymnasium, Landscaped garden, Children’s playground, 24-hour security.
Who is Paragon Residences @ Straits View suitable for?
Budget-conscious investors who value the JBCC waterfront location; First-time buyers; Buyers seeking medium- to long-term appreciation (Straits View is a priority waterfront redevelopment zone for the JB city government)
What are the risks of buying at Paragon Residences @ Straits View?
About 10 years old; interiors in some units are dated; Ordinary developer brand; secondary liquidity is moderate; Limited public information; unit sizes and bedroom counts need on-site verification
What malls, schools and hospitals are near Paragon Residences @ Straits View?
Malls: Danga City Mall, Plaza Kotaraya, KOMTAR JBCC. Schools: The International School of Johor. Hospitals: Hospital Sultanah Aminah.
Both units are 1,023 sq ft, so why did one buyer pay RM580,000 and another RM949,000?
Two transactions on record: January 2025, 10th floor, 1,023 sq ft at RM580,000 (RM567 psf), and February 2025, 13th floor, 1,023 sq ft at RM949,000 (RM928 psf) — one month apart, three floors apart, a difference of RM369,000. The variation comes from orientation (whether the unit faces the sea), the renovation and whether furniture is included, and whether the seller is forced (auction properties for this project have appeared on iProperty). In practice: ask the agent to tabulate the past 24 months of transactions by size, floor and orientation, and you will see two clear price bands; negotiate off the lower band and use the upper band to judge your ceiling.
The maintenance fee is only RM0.30 per sq ft. Is that good value?
Good value in the short term, not necessarily over the long term. This building was completed in 2015 and has 533 units, 10 lifts, a 50-metre pool, a tennis court, a 6-storey car park and 24-hour security, and supporting all of that on RM0.30 per sq ft (about RM300 a month for 1,000 sq ft) means the sinking fund accumulates very slowly. The reality of strata property is that lift overhauls, pump replacements and redoing the façade and waterproofing membrane are large expenses on a ten-year cycle, and when the management fund falls short the money is collected from owners as a special levy, routinely several thousand ringgit per unit at a time. When viewing, always ask the management office for the last two years of audited financial statements, look at the sinking fund balance and the collection rate, and ask what year the lifts were last overhauled.
There is not a single resident review on PropertyGuru. Is something wrong?
Nothing is wrong; the project simply has low community engagement on PropertyGuru — the reviews page states plainly that there are none. Every review that can be found is on TripAdvisor, covering the short-stay units operated inside the building as Paragon Serviced Suites, and they run both ways: some praise the security patrols, the night views and the size of the rooms; others attach photographs recording bathroom leaks and ceiling water stains, and two complain about deposits not being refunded (that is the operator's problem, not the management's). The most effective way to judge what the building is actually like to live in is to speak to residents directly in the lobby or the gym, and ask about three things: how often the lifts break down, leak problems, and how quickly the management office responds.
Get the units actually for sale, sent to your phone
This page gives you the market bands. What you actually need is the Paragon Residences @ Straits View 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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