Permas Ville Apartment (Block A / Block B)
Resale listings here run from RM420,000 to RM600,000 — a spread of RM180,000. 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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Permas Ville Apartment (Block A / Block B) in 30 seconds
Permas Ville Apartment (Block A / Block B) is a freehold condominium in Bandar Baru Permas Jaya, Johor Bahru, Malaysia, developed by Permas Jaya Sdn Bhd (wholly owned subsidiary of BRDB) and completed in 2005. It comprises 2 block(s), 18 storeys and — units. Address: Bandar Baru Permas Jaya, 81750 Johor Bahru/Masai, Johor.
Layouts run 1,200 to 1,200 sq ft across 1 types. As at September 2026, resale listings range RM420,000 – RM600,000, with a mid-market level around RM510,000; transacted PSF sits at RM380–515 psf. Whole-unit rents are RM600 – RM2,650 a month, a gross yield of 3.8%. Maintenance: about RM0.19–0.26 per sq ft per month (median approx. RM0.227) — per September 2026 sale listings, cross-checked across eleven different agents and five separate units; a 1,000 sq ft unit is quoted at RM188 a month, a 1,022 sq ft unit at RM232, a 1,080 sq ft unit at RM229.78, a 1,100 sq ft unit at RM255 and a 1,170 sq ft unit at RM298–300. That sits clearly below the overall median for completed Johor Bahru condos (about RM0.31 psf).
Transport position: not yet verified
What kind of project is Permas Ville Apartment (Block A / Block B)?
Every line below can be checked against the developer and official records. This is a completed 2005 project — you are buying a real unit you can walk into, not a rendering.
- Developer
- Permas Jaya Sdn Bhd (wholly owned subsidiary of BRDB)Bandar Raya Developments Berhad (BRDB)
- Completed
- 2005Completed · resale stock
- Tenure
- FreeholdOpen to foreign buyers (min-price rules apply)
- Total units
- —2 block(s) · 18 storeys
- Layouts
- 1See price table below
- Maintenance
- approx. RM0.19–0.26 psf/monthPer September 2026 sale listings (eleven agents, five separate units; median approx. RM0.227); 1,000 sq ft RM188/month, 1,170 sq ft RM298–300/month. Sinking fund inclusion not stated — confirm with the management office
- Asking PSF
- RM380–515Agent-corrected asking range
- Gross yield
- 3.8%Whole-unit basis
BRDB was founded in 1976 and is a Main Market-listed Malaysian property company. It is the master developer of the Permas Jaya integrated township in Johor Bahru and has a good reputation.
Bandar Baru Permas Jaya — what is around you
Full address: Bandar Baru Permas Jaya, 81750 Johor Bahru/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, roughly a 20–25 minute drive (estimated)
- 🚌 Other transportDirectly beside the Pasir Gudang Highway, Tebrau Highway and Jalan Masai Lama
🛍️ Malls & shopping
- Pasar Raya Cinwa
- Anmaya Mart
🎓 Schools
- SK Taman Permas Jaya 3
- SMK Permas Jaya
🏥 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 1,200 to 1,200 sq ft
The table shows the current resale price band and rent band for each layout. Mid-market sits around RM510,000, the top of market reaches RM600,000 — within one layout the spread comes down to floor, facing and condition.
| Layout | Area | Bed / Bath | Resale price band | PSF | Monthly rent |
|---|---|---|---|---|---|
| Standard layout | approx. 1200 sf | 3BR · 2 bath | RM420,000 – RM600,000 | RM350–500 | RM600 – 2,650 |
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: RM317–429 psf; this page uses RM380–515 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 Permas Ville Apartment (Block A / Block B) 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.
Site photographs published by the Joint Management Body (JMB) of Permas Ville Apartment on its official management blog; copyright the JMB.
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: RM600 to RM2,650 a month
Whole-unit gross yield runs about 3.8%. 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 Permas Ville Apartment (Block A / Block B), 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 Permas Ville Apartment (Block A / Block B) its value
An 18.47-acre site, with two 18-storey blocks giving a sense of low density rarely found in this area
StarProperty's review describes the site as so large that the next nearest condominium is almost out of sight. The project consists of two 18-storey blocks on 18.47 acres of freehold land, with extensive landscaping and generous spacing between the blocks. Compared with other developments around Permas Jaya that routinely pack seven or eight hundred units into a single high-rise, the sense of space at Permas Ville is its most tangible advantage, and an uncommon one for a project of this age.
Total prices at the lower end for this area, with RM350,000–498,000 an entry point for first-time buyers and landlords
At RM317–429 psf and total prices of RM350,000 to RM498,000, this is one of the lower entry points around Permas Jaya. Freehold title, an established location and full day-to-day amenities make it attractive both to owner-occupiers on a limited budget who want to stay in this area and to landlords looking for a low total price with a high rent-to-price ratio.
Three outlooks to choose from: the city skyline, the golf course, and the Johor Straits
StarProperty's review notes that high-floor units can look out over the city skyline, the Permas golf course, or the water of the Johor Straits, with all three orientations available within the same project. That is uncommon in projects priced under RM500,000, and is worth comparing carefully by floor and orientation when viewing.
Three schools and a community commercial centre within walking distance
According to StarProperty's on-site review, SK Permas Jaya 2, Sekolah Agama Permas Jaya and SMK Permas Jaya are all within walking distance, the Bandar Baru Permas Jaya commercial centre (banks, dining, everyday shops) is about 1 km away, and Hospital Desa Permas Jaya is also within walking distance. For families with school-age children who need amenities close at hand, this is a real practical benefit.
A full facilities list, including a sauna and a recreational lake that are uncommon at this price
Facilities include a badminton hall, children's playground, jogging track, childcare facilities, sauna, recreational lake, swimming pool, wading pool, 24-hour security and CCTV surveillance. A sauna and a recreational lake are not common in projects at a total price of around RM400,000.
🏊 Facilities
- Sauna
- Childcare facilities
- Landscaped garden
- Children's playground
- Wading pool
- Badminton hall
- Basketball court
- Swimming pool
- 24-hour security
- Parking bays
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. 3 in total — 2 positive, 1 critical.
「Swimming pool and facility is well maintain」
— Cleo, PropertyGuru resident review 4.2/5, 7 November 2020「spacious apartment, lots of parking lots, low density」
— Jackie, PropertyGuru resident review 2.7/5, 14 September 2016「the worst condo ever. if you love shouting and screaming, the security team is ready to fight you anytime」
— Chloe Wong, PropertyGuru resident review 0.4/5, 2 July 2020Reviews 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
- Bandar Baru Permas Jaya commercial centreIdentified in StarProperty's review as the nearest commercial hubabout 1 km (per StarProperty)
- Pasir Gudang Highway / Tebrau Highway / Jalan MasaiA junction of several expressways and arterial roads, convenient for drivingImmediately adjacent to the project
- CIQ / Bangunan Sultan Iskandar complexThe developer markets this as a 10-minute drive; in real traffic the drive generally takes 20–25 minutesabout 16–18 km, about 20–25 minutes by car (estimate, varies widely with traffic)
- Bukit Chagar RTS stationJohor's first rail transit station, requires driving to reachabout 17–19 km, about 22–28 minutes by car (estimate)
🛍️ Shopping & dining
- AEON TebrauIdentified in StarProperty's review as the nearest large mallabout 5 km (per StarProperty)
- AEON Permas JayaThe other large supermarket and department store within the communityabout 1–2 km (estimate)
- Plaza PelangiEstablished neighbourhood mall, within a comfortable drive per StarPropertyabout 5–7 km (straight line, estimate)
- Mid Valley SouthkeyOne of the largest mall clusters in Johor Bahru, requires drivingabout 6–8 km (straight line, estimate)
🎓 Schools
- SK Permas Jaya 2Noted by StarProperty as within walking distanceWithin walking distance (per StarProperty)
- Sekolah Agama Permas JayaNoted by StarProperty as within walking distanceWithin walking distance (per StarProperty)
- SMK Permas JayaNoted by StarProperty as within walking distanceWithin walking distance (per StarProperty)
- REAL Schools Cahaya CampusLocated towards Bandar Seri Alam / Cahaya Masaiabout 8–10 km (straight line, estimate)
🏥 Healthcare
- Hospital Desa Permas JayaNoted by StarProperty as the nearest hospital, within walking distanceWithin walking distance (per StarProperty)
- Klinik Kesihatan Permas JayaPublic clinicabout 1–2 km (estimate)
- KPJ Pasir Gudang Specialist HospitalPrivate specialist hospital, located in Pasir Gudangabout 10–12 km (straight line, estimate)
- Regency Specialist HospitalPrivate specialist hospital, located towards Bandar Seri Alamabout 8–10 km (straight line, estimate)
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 on a tight budget, or buy-to-let investors
At RM317–429 psf the pricing is at the lower end for this area, with freehold title and an established location. This suits buyers with a limited budget who want to get into the Permas Jaya area, and landlords who value a low total price and accept the maintenance costs of an older apartment. Verify the sinking fund balance before buying, so that you do not face a large special levy after moving in.
Owner-occupier families who value privacy and quiet and do not mind the age of the building
The sense of space created by the 18.47-acre site and the three schools within walking distance appeal to families with school-age children who want a quiet setting. What has to be accepted is that the building is now more than 20 years old and that resident reviews score common areas and management low, so assess management standards on site when viewing rather than relying on photographs of the facilities.
Long-term letting investors willing to refurbish in exchange for a higher rent
The entry price for an older apartment is usually well below that of a new project, and putting a refurbishment budget into the unit will often secure a higher rent in the local tenant market than its original condition would. The precondition for this strategy is understanding the sinking fund and special levy risk first, so that you do not take on an additional share of common area repairs on top of the refurbishment budget.
Not suitable for: buyers who want the feel of a new project, low maintenance costs, or who are highly sensitive about security
One resident on PropertyGuru gave an extreme negative review headed "the worst condo ever", pointing directly at security staff attitude, and the management and common area scores are also notably low. If your primary requirement is low maintenance effort, the feel of a new project, or a high standard of security service, both the age of the building and these real reviews suggest this may not be a suitable choice.
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 20–26 years old, overhauling the lifts and water pumps in both blocks is a real cost
Block A was completed in 2000 (about 26 years old) and Block B in 2005 (about 21 years old). According to a 2023 report in The Edge Malaysia, Block A has 243 units and Block B has 291 units, each of 18 storeys, so lift loading is significant. In Malaysia, refurbishing a single lift generally costs between RM150,000 and RM300,000. If 2–3 lifts per block need overhauling in turn, a special levy spread across 240–290 units per block could mean a one-off charge of several hundred to more than a thousand ringgit per unit, before counting water pumps, roof waterproofing, external walls and other ageing items.
⚠The published maintenance fee figure may be out of date, and resident reviews score management and common areas notably low
The StarProperty page states a maintenance fee of RM175, but the page gives no year, and given that this project is now more than 20 years old that figure is very likely out of date and cannot be taken as the current maintenance fee. At the same time, the 3 resident reviews on PropertyGuru average only 2.5/5, with Common Areas scoring just 2.1/5 and Management just 2.9/5, clearly the two lowest of the six subscores, indicating that property management is a real weakness in this project.
⚠Air quality incidents in the Pasir Gudang industrial area are a real risk to tenant confidence in this area
In March 2019, chemical waste was illegally dumped into Sungai Kim Kim in Pasir Gudang, and the toxic fumes released caused large numbers of residents and students to suffer dizziness, vomiting and breathing difficulties, with several schools closed for a period (per BBC News reporting in March 2019). The Masai / Permas Jaya area where this project sits is close to the Pasir Gudang industrial belt, and complaints of unusual odours occurred more than once in that year. A repeat of such an incident would directly affect tenants' willingness to renew, and is a common reason for buyers to push prices down.
⚠Residents on PropertyGuru have raised specific complaints about security staff attitude, which affects the experience of living safely here
A resident review from July 2020 gave an extremely low score of 0.4/5 under the heading "the worst condo ever", stating that if you like being shouted at, the security team here is ready to argue with you at any time. Specific, named negative experiences of this kind point to the quality of the security service, which directly affects residents' sense of safety and will shape the first impression that future tenants and buyers form of the project.
⚠The developer's claim of a 10-minute drive to CIQ does not match the actual commute
StarProperty's review states that CIQ and Singapore are only 10 minutes away, but claims of this kind are usually estimated on ideal traffic conditions. Driving to the CIQ checkpoint via the Pasir Gudang Highway, the Tebrau Highway or the EDL generally takes 20–25 minutes over about 16–18 km, and at peak times, with queues at the checkpoint, the actual journey takes considerably longer. A buyer who plans a daily work schedule on the assumption of a 10-minute commute will find a significant discrepancy after moving in.
⚠The plumbing and waterproofing problems common in older apartments, and marketing review material that may be out of date
StarProperty's review of this project was written years ago, and its description of the pool and facilities is based on photographs taken at the time, which may not reflect the current condition. In an apartment more than 20 years old, internal water pipes, drainage pipes and external wall waterproofing enter a period of frequent ageing failures, and the cost of repairing seepage, blocked pipes and similar problems is usually borne by the owner rather than covered by the maintenance fee.
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 |
|---|---|---|---|---|---|---|
| Permas Ville Apartment (Block A / Block B) ← | 2005 | Freehold | — | RM380–515 | RM420,000 – RM600,000 | 3.8% |
| 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% |
| 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% |
| 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. Permas Ville Apartment (Block A / Block B) 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 Permas Ville Apartment (Block A / Block B) cost on the resale market?
As at September 2026, Permas Ville Apartment (Block A / Block B) resale listings run RM420,000 to RM600,000, with a mid-market level around RM510,000 and transacted PSF of RM380–515. By layout: Standard layout (approx. 1200 sf) RM420,000–RM600,000. Within one layout the spread comes from floor, facing and condition — WhatsApp me for the live list.
What are rents and yields at Permas Ville Apartment (Block A / Block B)?
Whole-unit rents run RM600 – RM2,650 a month. That is a gross yield of about 3.8% — gross, so after maintenance, assessment, quit rent, insurance and vacancy, net yield is typically 0.8–1.2 points lower.
Is Permas Ville Apartment (Block A / Block B) freehold, and can foreigners buy?
Permas Ville Apartment (Block A / Block B) 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 Permas Ville Apartment (Block A / Block B) completed and who built it?
Permas Ville Apartment (Block A / Block B) was completed in 2005 and is occupied resale stock: 2 block(s), 18 storeys, — units. Developer: Permas Jaya Sdn Bhd (wholly owned subsidiary of BRDB). BRDB was founded in 1976 and is a Main Market-listed Malaysian property company. It is the master developer of the Permas Jaya integrated township in Johor Bahru and has a good reputation.
How is transport at Permas Ville Apartment (Block A / Block B), and how far is the checkpoint?
not yet verified; about 16–18 km, roughly a 20–25 minute drive (estimated); Directly beside the Pasir Gudang Highway, Tebrau Highway and Jalan Masai Lama
What layouts does Permas Ville Apartment (Block A / Block B) have?
1 layout: Standard layout approx. 1200 sf (3BR). Areas run 1,200 to 1,200 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 Permas Ville Apartment (Block A / Block B), and what facilities are there?
Maintenance runs about RM0.19–0.26 per sq ft per month (median approx. RM0.227), per September 2026 sale listings cross-checked across eleven different agents and five separate units — one of the thickest samples in this set: a 1,000 sq ft unit at RM188 a month (about RM0.188 psf), a 1,022 sq ft unit at RM232 (about RM0.227 psf), a 1,080 sq ft unit at RM229.78 (about RM0.213 psf), a 1,100 sq ft unit at RM255 (about RM0.232 psf) and a 1,170 sq ft unit at RM298 and RM300 (about RM0.255 psf). That sits clearly below the overall median for completed Johor Bahru condos (about RM0.31 psf). Light on monthly outgoings, but it also means the sinking fund accumulates slowly, which raises the odds of a special levy when major overhauls come due. None of the listings state whether the sinking fund is included, so ask the management office for the audited accounts, the sinking fund balance and the collection rate. Facilities include: Sauna, Childcare facilities, Landscaped garden, Children’s playground, Wading pool, Badminton hall, Basketball court, Swimming pool, 24-hour security, Parking bays.
Who is Permas Ville Apartment (Block A / Block B) suitable for?
Budget-conscious buyers for own use or letting (an established neighbourhood with full amenities, suited to families)
What are the risks of buying at Permas Ville Apartment (Block A / Block B)?
Older building; facilities look dated next to newer projects; Parking capacity and lift load need on-site inspection; Block A completed around 2000 and Block B in 2005, so building age differs between blocks
What malls, schools and hospitals are near Permas Ville Apartment (Block A / Block B)?
Malls: Pasar Raya Cinwa, Anmaya Mart. Schools: SK Taman Permas Jaya 3, SMK Permas Jaya. 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).
The two blocks at Permas Ville are different ages. Is Block A or Block B the better buy?
Block A was completed in 2000, making it about 26 years old, and Block B in 2005, making it about 21 years old, a difference of about 5 years. In theory the newer Block B will have slightly less ageing in its mechanical and electrical systems, but the actual condition depends on each block's repair records and management history and cannot be judged on completion year alone. Before buying, ask the management office for the sinking fund balance and overhaul records for each block separately, since the accounts and maintenance condition of the two blocks may not be the same.
Some sources online say it is only 10 minutes to the Singapore checkpoint. Is that true?
That is a marketing claim from the developer or an early review, estimated on ideal traffic conditions. Driving to the CIQ checkpoint via the Pasir Gudang Highway, the Tebrau Highway or the EDL generally takes 20–25 minutes over about 16–18 km, and at peak times, with queues at the checkpoint, the actual journey takes considerably longer. If commuting time is an important factor in your decision, drive the route yourself and time it rather than planning around the 10-minute claim.
How can I as a buyer tell whether an older apartment's sinking fund is adequate?
The most direct approach is to ask the management office or the JMB / MC for the last two sets of audited financial statements and check whether the sinking fund balance is adequate relative to the scale of the buildings, then ask when the main mechanical and electrical systems, such as lifts, water pumps and roof waterproofing, were last overhauled and at what cost. If the accounts show a persistently low reserve with no clear maintenance plan, a special levy on owners is very likely to follow, and that money should be set aside when you calculate the total cost of purchase rather than discovered after you move in.
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