Pinnacle Tower @ Taman Abad
Resale listings here run from RM1,200,000 to RM2,280,000 — a spread of RM1,080,000. 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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Pinnacle Tower @ Taman Abad in 30 seconds
Pinnacle Tower @ Taman Abad is a freehold condominium in Taman Abad / Jalan Dato Abdullah Tahir (JB city centre), Johor Bahru, Malaysia, developed by MB Max Sdn Bhd, a subsidiary of MB World Group Berhad and completed in 2017. It comprises — block(s), 38 storeys and 273 units. Address: 59, Jalan Dato Abdullah Tahir, 80250 Johor Bahru, Johor.
1 layout types (areas not yet verified). As at September 2026, resale listings range RM1,200,000 – RM2,280,000, with a mid-market level around RM1,740,000; transacted PSF sits at RM840 psf. Whole-unit rents are RM3,950 – RM4,300 a month, a gross yield of 2.9%. Maintenance: Not yet verified.
Transport position: Bukit Chagar RTS station: about 2.5–3.5 km by road depending on the pick-up point (OSM road network), about 1.5 km in a straight line; roughly 5–8 minutes off-peak. The station building and the Malaysian CIQ are complete and in system testing; passenger service is targeted for January 2027 and is not yet running.
What kind of project is Pinnacle Tower @ Taman Abad?
Every line below can be checked against the developer and official records. This is a completed 2017 project — you are buying a real unit you can walk into, not a rendering.
- Developer
- MB Max Sdn Bhd, a subsidiary of MB World Group BerhadMB World Group Berhad
- Completed
- 2017Completed · resale stock
- Tenure
- FreeholdOpen to foreign buyers (min-price rules apply)
- Total units
- 273— block(s) · 38 storeys
- Layouts
- 1See price table below
- Maintenance
- Not yet verifiedConfirm with the management office
- Transacted PSF
- RM840Recent resale range
- Gross yield
- 2.9%Whole-unit basis
Not yet verified
Taman Abad / Jalan Dato Abdullah Tahir (JB city centre) — what is around you
Full address: 59, Jalan Dato Abdullah Tahir, 80250 Johor Bahru, Johor (80250). Location decides who rents from you —and how easily you resell.
🚉 Getting around
- 🚉 RTS / railAbout 20–25 km to RTS Bukit Chagar
- 🛂 Checkpoint (CIQ)About 20–25 km to CIQ
- 🚌 Other transportAbout 15–18 km to the Second Link
🛍️ Malls & shopping
- KSL City Mall (about 1.3 km by road)
- Holiday Plaza (about 1.4 km by road)
- Plaza Pelangi (about 1.9 km by road)
- Danga City Mall (about 2.6 km by road)
- KOMTAR JBCC (about 3.4 km by road)
- Mid Valley Southkey (about 4.0 km by road)
🎓 Schools
- Olympia College (about 1.9 km by road)
- SJK(C) Foon Yew 3 (about 2.0 km by road)
- SMK Dato Jaafar (about 2.2 km by road)
- SJK(C) Foon Yew 1 (about 2.8 km by road)
- SMK(P) Sultan Ibrahim (about 3.8 km by road)
- Foon Yew High School, main campus (about 4.6 km by road)
🏥 Healthcare
- KPJ Puteri Specialist Hospital (about 3.2 km by road)
- Columbia Asia Hospital Tebrau (about 4.6 km by road)
- KPJ Johor Specialist Hospital (about 4.9 km by road)
- Hospital Sultanah Aminah (about 6.0 km by road)
Prices and rents across 1 layout
The table shows the current resale price band and rent band for each layout. Mid-market sits around RM1,740,000, the top of market reaches RM2,280,000 — within one layout the spread comes down to floor, facing and condition.
| Layout | Area | Bed / Bath | Resale price band | PSF | Monthly rent |
|---|---|---|---|---|---|
| Serviced apartment standard layout | area not verified | TBC · — | RM1,200,000 – RM2,280,000 | — | RM3,950 – 4,300 |
These are agent-corrected figures — based on the asking prices and signed rents currently in front of Koh Yue Lin, running about 20% above the published numbers on brickz.my / NAPIC and the major portals. That gap is not an error: official transaction data lags 6–12 months between recording and publication, and portal listings are often stale prices owners never updated. Portal basis for the same period: RM700 psf; this page uses RM840 psf. The official historical median is shown separately at the top of the page for trend.
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 Pinnacle Tower @ Taman Abad actually looks like today
This page carries no stock imagery. A great deal of what circulates online is developer renderings, show units, or photographs of an entirely different project — attractive on screen, disappointing in person. I only send images whose source I have verified, each labelled as a photograph or a rendering.
Official project visuals from MB World Group Berhad's own site mbworld.com.my; copyright MB World Group Berhad.
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: RM3,950 to RM4,300 a month
Whole-unit gross yield runs about 2.9%. 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 Pinnacle Tower @ Taman Abad, 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 Pinnacle Tower @ Taman Abad its value
3.2 km to the Causeway CIQ, so the drive to the checkpoint is genuinely short
The project sits on Jalan Dato Abdullah Tahir in Taman Abad, the older commercial belt of the Johor Bahru city centre, not an outlying new township. Routed distances: about 3.2 km to Bangunan Sultan Iskandar (the Causeway CIQ), 5 to 10 minutes off-peak, and about 2.5 to 3.5 km to Bukit Chagar RTS station. The road outside feeds straight into Jalan Tun Abdul Razak, the Jalan Lingkaran Dalam inner ring road and Tebrau Highway, then onto the EDL, so you are never locked into one route. To be clear: queueing time at the checkpoint itself is not inside that 3.2 km. That depends on the day, and nobody can promise it.
Bukit Chagar RTS station is within 3 km, but it is not running yet
The Malaysian station box and CIQ are structurally complete and the system entered integration testing in 2026. The official target for passenger service is 1 January 2027, so you cannot ride it today. Once open, Bukit Chagar to Woodlands North is a 6 to 8 minute run, with a design capacity of 10,000 passengers per hour each way. The project is about 2.5 to 3.5 km from the station (roughly 1.5 km straight-line), 5 to 8 minutes off-peak. If the RTS is your reason for buying, price the words not yet open into your offer. Rents and resale before it opens are a different market from expectations after.
Three established malls within 2 km, so daily errands never touch a highway
Routed distances: KSL City Mall about 1.3 km, Holiday Plaza about 1.4 km, Plaza Pelangi about 1.9 km. Further out, Danga City Mall 2.6 km, KOMTAR JBCC 3.4 km and Mid Valley Southkey 4.0 km. KSL is seven retail levels plus a cinema, so groceries, food, clinics and tuition are all inside that ring; the Plaza Pelangi side has the densest cluster of clinics and tuition centres. For public transport, the Grand Paragon Hotel and Danga City Mall stops on Jalan Tun Abdul Razak are within 0.5 km, served by the city J-series buses. This amenity base took decades to grow. It is not a masterplan waiting to be delivered.
A freehold, completed 2017 building of 38 storeys and 273 units, so you can inspect before you buy
Completed in 2017 by MB Max Sdn Bhd, the property arm of Bursa Malaysia Main Market listed MB World Group Berhad. Freehold title, 38 storeys, 273 units, so the density is modest. This is not an off-plan purchase, so there is no delivery delay or abandonment risk. You can walk the actual unit, look at common-area upkeep, lifts and fire systems, see who the neighbours are, and ask management for the past few years of maintenance-fee collection records. Units run 1,114 to 1,407 sq ft across nine layouts, mostly 4-bed 2-bath, with seven parking levels, facilities on level 7 and residences starting on level 8.
Foon Yew 1 and 3 and SMK Dato Jaafar within 3 km, four hospitals within 6 km
Schools, routed: Olympia College 1.9 km, SJK(C) Foon Yew 3 at 2.0 km, SMK Dato Jaafar 2.2 km, SJK(C) Foon Yew 1 at 2.8 km, SMK(P) Sultan Ibrahim 3.8 km, and Foon Yew High School main campus at Stulang Laut 4.6 km. Healthcare: KPJ Puteri Specialist 3.2 km, Columbia Asia Tebrau in Kota Southkey 4.6 km, KPJ Johor Specialist 4.9 km, and Hospital Sultanah Aminah, Johor's largest public hospital with 24-hour emergency, at 6.0 km. One caveat: the city centre runs on a lot of one-way streets, so real drive times run longer than the kilometre figures suggest, especially at school pickup.
🏊 Facilities
- Not yet verified
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
- Bukit Chagar RTS stationStation box and the Malaysian CIQ are structurally complete and under systems testing; passenger service is targeted for January 2027 and is not yet openapprox. 2.5-3.5 km by road (approx. 1.5 km straight-line)
- Bangunan Sultan Iskandar (Johor-Singapore Causeway CIQ)The day-to-day crossing; 5-10 minutes off-peak, excluding queueing time at the checkpointapprox. 3.2 km by road (approx. 1.9 km straight-line)
- JB Sentral railway stationKTM ETS and Komuter terminus, linked to the CIQ and KOMTAR JBCC; exact mileage depends on the entrance usedapprox. 3-5 km by road
- Second Link, Bangunan Sultan Abu Bakar (Tanjung Kupang)Backup crossing, only worth using when the Causeway is badly jammed; 35-45 minutes off-peakapprox. 37 km by road
- Grand Paragon Hotel / Danga City Mall bus stopsOn Jalan Tun Abdul Razak, served by the city J-series busesapprox. 0.5 km straight-line
🛍️ Shopping & dining
- KSL City MallThe main mall for Taman Abad; seven retail levels plus cinema, with a water park on the top floorapprox. 1.3 km by road
- Holiday PlazaOlder mall, mostly electronics, repairs and budget foodapprox. 1.4 km by road
- Plaza PelangiTaman Pelangi neighbourhood mall, dense with supermarkets, clinics and tuition centresapprox. 1.9 km by road
- Danga City MallOne of the closest malls; footfall has declined but the supermarket and food court still operateapprox. 2.6 km by road
- KOMTAR JBCCLandmark city-centre mall, connected to JB Sentral and the CIQapprox. 3.4 km by road
🎓 Schools
- Olympia College Johor BahruPrivate college; PropertyGuru lists it among the project's nearest schools but publishes no distance, so this figure is a routed measurementapprox. 1.9 km by road
- SJK(C) Foon Yew 3One of the Foon Yew Chinese primary school branchesapprox. 2.0 km by road
- SMK Dato JaafarLong-established national secondary school, named in PropertyGuru's project descriptionapprox. 2.2 km by road
- SJK(C) Foon Yew 1One of the Foon Yew Chinese primary school branchesapprox. 2.8 km by road
- Foon Yew High School (main campus)The largest Chinese independent high school in Malaysia; main campus at 59-C Jalan Ibrahim Sultan, Stulang Lautapprox. 4.6 km by road
🏥 Healthcare
- KPJ Puteri Specialist HospitalPrivate specialist hospital on Jalan Tun Abdul Razak, reachable along the same arterial roadapprox. 3.2 km by road
- Columbia Asia Hospital Tebrau205-bed private hospital in Kota Southkey; the hospital's own site lists Taman Abad among the neighbourhoods it servesapprox. 4.6 km by road
- KPJ Johor Specialist HospitalPrivate specialist hospital at 39B Jalan Abdul Samad, one of the most used private hospitals locallyapprox. 4.9 km by road
- Hospital Sultanah AminahJohor's largest public hospital with 24-hour emergency; the city-centre one-way system lengthens the actual driveapprox. 6.0 km by road
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 who cross the Causeway to work in Singapore every day
About 3.2 km to the Causeway CIQ and about 3 km to Bukit Chagar RTS station, so the leg from your door to the checkpoint is short, and that is two trips a day you stop dreading. Most units are 4-bed 2-bath from 1,114 sq ft, sized for a family rather than a weeknight crash pad. From January 2027 you could switch to the RTS instead of driving across. All of this assumes you have honestly budgeted for the checkpoint queue, which nobody can guarantee.
Owner-occupiers who want to stay in the city centre and need real floor area
New launches in the city centre are mostly 1 and 2 bedroom units. Here you get 1,114 to 1,407 sq ft across nine layouts, mostly 4-bed 2-bath, in a completed freehold building, which is rare in this location. Three malls within 2 km, Foon Yew 1 and 3 and SMK Dato Jaafar within 3 km, four hospitals within 6 km. You are buying a living radius and an address, not a rental return. Be clear with yourself about that before you offer.
Long-horizon holders betting on the city centre, not on rental income
PropertyGuru currently carries 28 units for sale and 55 for rent in the building. Whole-unit rents run RM3,300 to RM3,600 a month, with tenants mostly cross-border workers and people in town on business, so it lets, but the rent does not climb. Against asking prices that is a gross yield of about 2.9%, and thinner still after commercial-rate utilities, assessment tax and maintenance fees. This suits a long bet on the city centre and the RTS. It does not suit anyone who needs cash flow.
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.
⚠A serviced apartment means commercial title: utilities and assessment tax are billed at commercial rates
This is a serviced apartment on commercial land, and the title is commercial. TNB's low-voltage commercial rate is about RM0.435 per kWh for the first 200 kWh against roughly RM0.218 for domestic, close to double. Ranhill SAJ has applied a RM41.50 minimum monthly charge to non-domestic users since 1 August 2025, billed even in a month nobody lives there. Assessment tax (cukai pintu) at commercial rates typically runs 1.5 to 2 times the residential rate. Multiply each of those by 12, add the maintenance fee and sinking fund that city-centre serviced apartments generally charge, and you have a fixed annual cost that owner-occupying does not waive. Some owners can apply to TNB to switch to a domestic tariff by proving residential use, but that is a case-by-case application, not automatic on purchase.
⚠Gross yield is only around 3%, so you are trading rental return for a city-centre address
The 20 whole-unit listings on PropertyGuru sit at RM3,300 to RM3,600 a month. Against the resale asking range that is a gross yield of about 2.9%. Even working off the transacted level of roughly RM840 per sq ft across 1,114 to 1,407 sq ft (about RM940,000 to RM1.18m), the gross yield only reaches 3.5% to 4.4%. And those are gross figures. Strip out commercial-rate utilities, assessment tax, maintenance fees, annual vacancy and agent commission, and the net drops again. That does not make this a bad buy, but what you are buying is the city-centre location and a long-run RTS thesis, not cash flow. If your mortgage rate exceeds the net yield, you are topping up every month to hold it.
⚠Asking prices in the same building run from RM1.2m to RM2.28m, nearly double
The current resale asking range is RM1,200,000 to RM2,280,000. In a single 273-unit building, the highest ask is almost twice the lowest. The spread usually comes down to floor area (1,114 to 1,407 sq ft), level and facing, whether the unit is renovated and furnished, how many car park bays come with it, and the owner's own reserve price. The top asks are not necessarily achievable prices, they are just listings sitting there. Treating the highest ask as the market price when you negotiate your own unit is how people overpay. Equally, do not rush at the cheapest listing without checking whether it is a low floor, has no parking, faces badly, or carries maintenance arrears the buyer inherits.
⚠Few public transaction records means conservative bank valuations, so budget extra cash
With 273 units, few units actually change hands in a year and even fewer transactions are publicly traceable. With thin comparables, banks tend to value conservatively. If the valuation comes in below your agreed price, the bank lends against the valuation and you fund the gap in cash. Concretely: agree RM1.3m, bank values at RM1.2m and approves 90%, and your loan is RM1.08m. Add the RM100,000 gap and your down payment moves from RM130,000 to RM220,000, before stamp duty and legal fees. On top of that, several banks apply a lower margin of finance to commercial-title property than to residential, and some restrict financing on a third property onwards.
⚠Johor's RM1m foreign-buyer floor sits right inside this project's price range
Johor sets a minimum purchase price of RM1 million for foreigners buying residential property, a floor set by the state and subject to policy change. Listings here start around RM1.2m, so most units clear it, but if a price is negotiated below RM1 million a foreign buyer simply cannot complete, and the deal stalls there. Separately, a foreign purchase requires state consent, which routinely takes several months from submission to approval, so the S&P completion period must allow for it or you pay extension interest. Commercial title does not exempt you from the floor and does not offer a way around it. If you are Singaporean or otherwise foreign, negotiating close to RM1 million is where to be careful.
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 |
|---|---|---|---|---|---|---|
| Pinnacle Tower @ Taman Abad ← | 2017 | Freehold | 273 | RM840 | RM1,200,000 – RM2,280,000 | 2.9% |
| 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% |
| Paragon Residences @ Straits View | 2015 | Freehold | 1,066 | RM502–992 | RM480,000 – RM2,160,000 | 4.0–4.5% |
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. Pinnacle Tower @ Taman Abad 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 Pinnacle Tower @ Taman Abad cost on the resale market?
As at September 2026, Pinnacle Tower @ Taman Abad resale listings run RM1,200,000 to RM2,280,000, with a mid-market level around RM1,740,000 and transacted PSF of RM840. By layout: Serviced apartment standard layout (area not verified) RM1,200,000–RM2,280,000. Within one layout the spread comes from floor, facing and condition — WhatsApp me for the live list.
What are rents and yields at Pinnacle Tower @ Taman Abad?
Whole-unit rents run RM3,950 – RM4,300 a month. That is a gross yield of about 2.9% — gross, so after maintenance, assessment, quit rent, insurance and vacancy, net yield is typically 0.8–1.2 points lower.
Is Pinnacle Tower @ Taman Abad freehold, and can foreigners buy?
Pinnacle Tower @ Taman Abad 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 Pinnacle Tower @ Taman Abad completed and who built it?
Pinnacle Tower @ Taman Abad was completed in 2017 and is occupied resale stock: — block(s), 38 storeys, 273 units. Developer: MB Max Sdn Bhd, a subsidiary of MB World Group Berhad. Not yet verified
How is transport at Pinnacle Tower @ Taman Abad, and how far is the checkpoint?
About 20–25 km to RTS Bukit Chagar; About 20–25 km to CIQ; About 15–18 km to the Second Link
What layouts does Pinnacle Tower @ Taman Abad have?
1 layout: Serviced apartment standard layout area not verified (TBC). I can supply the developer’s official floor plans — WhatsApp me the layout you want to see.
What is the maintenance fee at Pinnacle Tower @ Taman Abad, and what facilities are there?
Maintenance is about Not yet verified (confirm with the management office). Facilities include: Not yet verified.
Who is Pinnacle Tower @ Taman Abad suitable for?
Families crossing the Causeway to work in Singapore: about 3.2 km to the CIQ and under 3 km to Bukit Chagar RTS station, with no need to detour via the Second Link; from January 2027 the RTS becomes an alternative to driving across. Owner-occupiers who want to stay in the city centre and need real floor area: 1,114–1,407 sq ft across nine layouts, mostly 4-bed 2-bath, with three malls within 2 km and Foon Yew 1 and 3 and SMK Dato Jaafar within 3 km. Long-horizon holders betting on the city centre rather than rental income: whole-unit rents run RM3,950–4,300 a month, so it lets, but gross yield is only about 2.9%.
What are the risks of buying at Pinnacle Tower @ Taman Abad?
Serviced apartment on commercial title, so electricity, water and assessment tax are billed at commercial rates; gross yield of only about 2.9%; asking prices in the same building spanning RM1.2m to RM2.28m; too few public transactions for a reliable bank valuation; and Johor's RM1 million foreign-buyer floor sitting inside this project's price range. Each is set out in full in the risk section above.
What malls, schools and hospitals are near Pinnacle Tower @ Taman Abad?
Malls: KSL City Mall (about 1.3 km by road), Holiday Plaza (about 1.4 km), Plaza Pelangi (about 1.9 km), Danga City Mall (about 2.6 km), KOMTAR JBCC (about 3.4 km), Mid Valley Southkey (about 4.0 km). Schools: Olympia College (about 1.9 km), SJK(C) Foon Yew 3 (about 2.0 km), SMK Dato Jaafar (about 2.2 km), SJK(C) Foon Yew 1 (about 2.8 km), SMK(P) Sultan Ibrahim (about 3.8 km), Foon Yew High School main campus (about 4.6 km). Hospitals: KPJ Puteri Specialist (about 3.2 km), Columbia Asia Tebrau (about 4.6 km), KPJ Johor Specialist (about 4.9 km), Hospital Sultanah Aminah (about 6.0 km, 24-hour emergency). All figures are routed driving distances.
Who is Pinnacle Tower's developer?
The developer is MB Max Sdn Bhd, the property subsidiary of MB World Group Berhad (company no. 199901010244 / 485144-H). The parent is listed on the Main Market of Bursa Malaysia and was formerly Emas Kiara Industries Berhad. Group headquarters sit on the same street as the project, at Plaza DNP, No. 59 Jalan Dato' Abdullah Tahir, Johor Bahru. MB World is known in the market as a "white knight developer", taking over and repositioning stalled or abandoned projects. Besides Pinnacle Tower, completed in 2017, its Johor Bahru portfolio includes Veranda Residences, Trellis Residences and Avenue Residences at MBW City, Florian Residences at MBW Bay in Danga Bay, MBW Boulevard and Aliff Heights in Tampoi, Meldrum Heights on Jalan Bukit Meldrum, and Permas Heights in Permas Jaya. When viewing, ask the management office for the common property handover schedule and defect liability records.
Why can I not find Pinnacle Tower's transaction prices? What should I base my offer on?
Because there are too few public transactions. A 273-unit project may register only a handful of transactions a year in JPPH/NAPIC — the source behind EdgeProp and brickz — which is not enough to form a meaningful median. What is available is the portal asking range of RM1,200,000–RM2,280,000 and a recent transacted level of about RM840 psf. Asking prices are what sellers hope for, not what units change hands at, and in a thin project the gap can be wide. Three practical steps: (1) ask your agent to pull the actual transaction list for this project over the past 24 months, not asking prices; (2) if that is not obtainable, take the RM840 psf transacted level times the actual built-up you are buying as your starting offer, rather than working down from the asking price; (3) get an indicative bank valuation before you apply for the loan and work back from that — in a thinly traded project valuers tend to come in conservative, and you cover the shortfall in cash.
If I buy to live in, will utilities cost more than at an ordinary condominium?
Yes. PropertyGuru classifies this project as a Service Residence, a product type usually built on a commercial title: electricity is charged at commercial rates (about 50% above residential), the minimum monthly water charge is about RM35 for commercial against about RM6 for residential, and the assessment rate is typically 1.5–2 times that of a residential condominium. Sky Breeze in the same area is registered as an Apartment and saves several hundred to over a thousand ringgit a year on this. There is a remedy: if you can satisfy TNB that the unit is purely for own occupation and not for business use, you can apply to convert to the residential tariff. Before buying, ask the management office or JMB whether a collective application has ever been made, and ask the seller for the last three months of electricity bills and the latest assessment notice to verify the rate category.
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