Puteri Cove Residences
Resale listings here run from RM600,000 to RM1,560,000 — a spread of RM960,000. 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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Puteri Cove Residences in 30 seconds
Puteri Cove Residences is a freehold condominium in Puteri Harbour, Johor Bahru, Malaysia, developed by Pearl Discovery Development Sdn Bhd (joint venture between Singapore's Pacific Star and DB2 Land) and completed in 2018 (housing ministry TEDUH record 13384-1, CCC 19 February 2018, VP 20 February 2018). It comprises 3 block(s), 32 storeys and 1,054 units. Address: Tanjung Boulevard, off Lebuh Laksamana, 79100 Puteri Harbour, Iskandar Puteri, Johor.
1 layout types (areas not yet verified). As at September 2026, resale listings range RM600,000 – RM1,560,000, with a mid-market level around RM1,080,000; transacted PSF sits at RM895–1307 psf. Whole-unit rents are RM3,600 – RM5,900 a month, a gross yield of 5.3%. Maintenance: not published by this project. Across 47 completed Johor Bahru condos the measured range is RM0.22–0.42 per sq ft per month (median about RM0.31); projects completed from 2013 onward mostly sit at RM0.27–0.40 (typical RM0.34). This page’s layout areas are not yet verified, so no monthly figure is estimated. One single listing quotes about RM0.41 psf with the sinking fund included (about RM1,642 a month for the 4,004 sq ft layout), but it stands alone and is not yet verified. Ask the management office for the latest fee notice and the audited accounts.
Transport position: About 25–30 km to RTS Bukit Chagar
What kind of project is Puteri Cove Residences?
Every line below can be checked against the developer and official records. This is a completed 2018 project — you are buying a real unit you can walk into, not a rendering.
- Developer
- Pearl Discovery Development Sdn Bhd (joint venture between Singapore's Pacific Star and DB2 Land)Pacific Star × DB2 Land
- Completed
- 2018TEDUH register: CCC 19 Feb 2018, VP 20 Feb 2018
- Tenure
- FreeholdOpen to foreign buyers (min-price rules apply)
- Total units
- 1,0543 block(s) · 32 storeys (TEDUH 13384-1)
- Layouts
- 1See price table below
- Maintenance
- Not published · ref. RM0.27–0.40 psf/monthMeasured range across 47 completed JB condos: RM0.22–0.42 psf (median RM0.31); post-2013 projects mostly RM0.27–0.40. Layout areas unverified, so no monthly estimate; one single listing quotes RM0.41 psf including the sinking fund — unverified. Confirm with the management office
- Asking PSF
- RM895–1307Agent-corrected asking range
- Gross yield
- 5.3%Whole-unit basis
A joint venture developer backed by Singapore capital, focused on high-end waterfront projects. The Puteri Cove series (Residences + Quayside) is its flagship in Johor Bahru.
Puteri Harbour — what is around you
Full address: Tanjung Boulevard, off Lebuh Laksamana, 79100 Puteri Harbour, Iskandar Puteri, Johor (79100). Location decides who rents from you — and how easily you resell.
🚉 Getting around
- 🚉 RTS / railAbout 25–30 km to RTS Bukit Chagar
- 🛂 Checkpoint (CIQ)About 25–30 km to CIQ
- 🚌 Other transportAbout 19–21 km to the Second Link Tuas Checkpoint
🛍️ Malls & shopping
- Puteri Harbour marina dining precinct
- Puteri Harbour Ferry Terminal
- Legoland
- Educity
- Mall of Medini
Prices and rents across 1 layout
The table shows the current resale price band and rent band for each layout. Mid-market sits around RM1,080,000, the top of market reaches RM1,560,000 — within one layout the spread comes down to floor, facing and condition.
| Layout | Area | Bed / Bath | Resale price band | PSF | Monthly rent |
|---|---|---|---|---|---|
| Standard layout (SOHO to 3-bedroom) | area not verified | TBC | RM600,000 – RM1,560,000 | — | RM3,600 – 5,900 |
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: RM746–1089 psf; this page uses RM895–1307 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 Puteri Cove Residences 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 visuals from the project's own site putericoveresidences.com; copyright Pearl Discovery Development Sdn Bhd.
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.
Official unit floor plans published on the Puteri Cove Residences project site; copyright the developer.
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: RM3,600 to RM5,900 a month
Whole-unit gross yield runs about 5.3%. 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 Puteri Cove Residences, 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 Puteri Cove Residences its value
The only integrated development in Puteri Harbour combining residences, its own mall and a marina
Puteri Cove Residences and the Quayside mall form a single mixed-use development by Pearl Discovery Development Sdn Bhd (a joint venture between Singapore-listed Pacific Star Development and DB2 Land), completed in 2018, on Tanjung Boulevard (off Lebuh Laksamana) and facing the Puteri Harbour marina directly. Residences, retail and waterfront public space sit on one site, and this is the only such scheme in the Puteri Harbour area.
SOHO units with 4.8 m ceilings, scope for a mezzanine and, in some cases, a rooftop terrace
EdgeProp's project and listing data record SOHO units here with ceiling heights of about 4.8 m and scope to build a mezzanine, with some units also having a rooftop terrace. PropertyGuru likewise marks the product type as Soho. This design gives more usable space than the titled area, the clearest difference from a conventional flat-plate apartment in the same area, but it also brings particular title and financing issues (see the risks section).
Freehold, so not subject to the 99-year Private Lease Scheme term compression seen in Medini
The PropertyGuru project page records this project as Freehold, completed 2017. That is a fundamental difference from projects in neighbouring Medini: strata units in Medini sit on a 99-year Private Lease Scheme, and the remaining term directly compresses the loan tenure a bank will approve. Puteri Cove does not have that problem. The trade-off is that it does not enjoy Medini's exemption from the minimum purchase price for foreign buyers.
At 1,054 units, the base of sale and rental listings is large enough
The project has 1,054 units in total. PropertyGuru currently carries 85 sale and 222 rental listings, and EdgeProp a further 56–63 sale listings. The advantage of scale is liquidity: there is a sufficient sample to find tenants, find buyers and compare prices for the same layout, and enough units to spread the maintenance fee. The disadvantage is that there are also many competitors (see the risks).
Layouts range from 2-bedroom units to penthouses with rooftop terraces, across a very wide price band
Actual listings on EdgeProp show the price span: a 2-bedroom plus study at about RM778,000, a 3-bedroom at about RM1,170,000, a 1,284 sq ft 3-bedroom at about RM1,300,000, a SOHO Duplex Loft at about RM1,495,000, and a top-floor unit with rooftop terrace at about RM3,599,000. That span lets one building house mid-market and high-end buyers at the same time, but it also means a single "project average price" carries little meaning.
🏊 Facilities
- Large infinity pool
- Spa facilities
- Gym
- Retail component
- 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
- Second Link Malaysian checkpoint (Bangunan Sultan Abu Bakar CIQ, Tanjung Kupang)The project's main commuting exit, suited to people working in western Singapore (Jurong, Tuas, Clementi)about 19–21 km, about a 15–20 minute drive
- Bukit Chagar RTS stationToo far to be a practical commuting option; the RTS opening adds little directly to this projectabout 25–30 km, about a 30–40 minute drive
- CIQ / Bangunan Sultan Iskandar Causeway checkpointRequires driving into Johor Bahru city centre first, and is heavily congested at peak hoursabout 25–30 km, about a 30–40 minute drive
- Puteri Harbour ferry terminal and marinaThe project faces the harbour directly; international ferry routes and schedules change, so confirm before travellingwithin walking distance
- Iskandar Coastal HighwayThe main road towards Medini, Bukit Indah and Johor Bahru city centreabout a 5-minute drive to the interchange
🛍️ Shopping & dining
- Quayside mall (within the project)The waterfront retail strip forming part of the same development as the residences; its actual trading condition and vacancy rate should be checked in person on a weekday afternoonwithin the same site
- Puteri Harbour marina dining stripWithin walking distance, busy at weekends and quiet on weekdayswithin walking distance
- Mall of MediniMall in the prime Medini precinct, next to Legolandabout a 15-minute drive
- AEON Mall Bukit IndahOpened 19 December 2008, the most established large mall in western Johor and the AEON closest to the Second Link anywhere in Johorabout a 15–20 minute drive
- Sunway Big Box Retail ParkOpened December 2019; official material cites about 5 minutes to the Second Link and about 8 minutes to Legolandabout a 15-minute drive
🎓 Schools
- EduCity Iskandar higher education hubA 305-acre education city hosting Newcastle University Medicine Malaysia, University of Southampton Malaysia, Raffles University, MMU, MDIS and others; the most stable source of tenants in this areaabout a 10–15 minute drive
- Marlborough College MalaysiaBritish boarding and day international school within EduCity, ages 3–18, on a 90-acre campus with an organic farm and a golf practice rangeabout a 10–15 minute drive
- Raffles American SchoolJalan Raffles, 79050 Iskandar Puteri; accredited by the Western Association of Schools and Colleges (WASC)about a 10–15 minute drive
- Sunway International School (Sunway Iskandar)Within the Sunway Iskandar townshipabout a 15-minute drive
- Mount Kelly Malaysia, Stellar International School and othersThis area has the highest density of international schools in Johor Bahru, most within a 30-minute drivea 15–30 minute drive
🏥 Healthcare
- Gleneagles Hospital Medini300-bed private hospital under IHH Healthcareabout a 15-minute drive
- Columbia Asia Hospital Iskandar Puteri (Nusajaya)Private general hospitalabout a 15–20 minute drive
- KPJ Puteri Specialist Hospital (Johor Bahru city centre)Private specialist hospitalabout 25 km, about a 30-minute drive
- Hospital Sultanah Aminah (Johor Bahru)Johor's largest public hospital, with 24-hour emergency; there is no public hospital of equivalent grade in this area, so serious cases must go back to the city centreabout 25–30 km, about a 30–40 minute drive
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.
Owner-occupier families wanting sea views and integrated living, planning to stay long term
Residences, mall and marina on one site, freehold, completed 2018 — the only such scheme in Puteri Harbour. It suits people planning to live here five years or more who value the setting. What you have to accept: there is no public transport alternative in this area, so a car is essential; and the mall's actual footfall determines whether the integrated-development premium you pay comes back, so view on a weekday afternoon and count the empty shops yourself.
SOHO buyers who want the high ceilings and mezzanine design
Ceilings of 4.8 m, scope to build a mezzanine and, in some units, a rooftop terrace: this product is uncommon in Johor Bahru and the experience of living in it genuinely differs from a flat-plate apartment. But establish two things first. Banks generally treat SOHO as commercial property, with a margin of finance commonly 60–70% rather than 90%. And check whether the mezzanine area is registered on the title and the strata plan, since unregistered additions affect valuation and resale. Confirm both in writing before signing the SPA.
Commuting families working in western Singapore with a higher budget
The Second Link is a 15–20 minute drive, the schools (Marlborough, Raffles American School, EduCity) are within a 10–15 minute drive, and hospitals are within 15 minutes. It suits families working around Jurong and Tuas with children at international schools. Be clear that the RTS opening adds almost nothing here, so do not pay extra for the RTS story.
Not suitable for: buyers of top-floor units above RM2 million who also need to cash out within three to five years
Listings here reach RM3,599,000 (a top-floor unit with rooftop terrace). The Puteri Harbour area has no high-salary employment base and very few local buyers can afford that price; foreign buyers must also pay about 11% in transaction costs, which comes out of the price you achieve. The time to sell a high-value unit here may be measured in years.
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.
⚠Foreigners get no Medini exemption here, most prices exceed RM1 million, and costs stack up to about 11%
The project is in Puteri Harbour, not inside the Medini zone, so Medini's exemption from the minimum purchase price for foreign buyers does not apply, and foreigners must meet the Johor state residential threshold of RM1 million. Listings here mostly run between RM780,000 and RM3.6 million, so clearing the threshold is not the hard part; the real issue is cost. MOT stamp duty for non-citizens is a flat 8% from 1 January 2026 (previously 4%), and the Johor state foreign consent fee is 3% with a minimum of RM30,000 from 1 July 2025 under PTG Johor Circular No. 1 of 2025, calculated on the higher of the JPPH valuation or the transacted price for subsale. On RM1.2 million those two items alone come to about RM132,000, before legal fees and loan stamp duty.
⚠For SOHO and mezzanine units, both the margin of finance and the resale buyer pool are worse than for pure residential
PropertyGuru marks the product type here as Soho (Small Office / Home Office). Banks generally treat SOHO as commercial property: the margin of finance is usually lower than for residential (commonly 60–70% rather than 90%), the loan tenure is shorter and the interest rate may be higher. Units with a mezzanine carry a further issue: whether the mezzanine is registered as legal built-up area on the title and the building plans affects the valuation and any future resale, and if it was added by the owner without approval the buyer's bank may not recognise that area.
⚠222 rental listings against 1,054 units means you will be queuing to let
PropertyGuru carries 222 rental and 85 sale listings for this project. Against 1,054 units, rental listings are about 21% of the total — more than a fifth of the units are looking for tenants — and rental listings outnumber sale listings 2.6 to 1. In the same area, Teega (1,292 units), Encorp Marina (573 units), Almãs (546 units) and Somerset (204 units) are competing for the same tenant pool: people working in Medini, EduCity, the Kota Iskandar state administrative centre and the surrounding industrial areas, plus a small number of families commuting to Singapore via the Second Link. The practical implication for buyers: bargaining power on rent sits with the tenant, and two to three months of vacancy is normal.
⚠Whether the premium for the in-house mall is realised depends on counting the empty shops yourself
One of the project's biggest selling points is the Quayside mall and waterfront retail strip on site. But having a mall and having a busy mall are two different things — owners at Encorp Marina in the same area state in their PropertyGuru reviews that tenants complain about "shuttered shops nearby". Tenants will pay a premium for a supermarket and places to eat downstairs; they will not pay for a row of empty shopfronts. The part of your price that pays for integrated development only comes back if the mall actually trades well.
⚠Top-floor and large units are illiquid, and the higher the total price the smaller the buyer pool
Listings run from RM778,000 all the way to RM3,599,000 (a top-floor unit with rooftop terrace). The Puteri Harbour area has no large corporate headquarters or high-salary employment base, so very few local buyers can afford a home above RM2 million, and foreign buyers face about 11% in additional transaction costs. The practical implication for buyers: on a high-value unit you get the use value, but the time to sell may be measured in years and all the negotiating power sits with the buyer.
⚠Short-stay income can be reduced to zero by a single vote at a general meeting
Puteri Harbour (including Legoland and the marina) has genuine short-stay demand, and the project's waterfront position and SOHO layouts suit daily letting. But the legal risk is structural: in Innab Salil & Ors v Verve Suites Mont' Kiara Management Corporation [2020] the Federal Court held that a management corporation may impose a blanket ban on short-term letting by by-law without contravening section 70(5) of the Strata Management Act 2013, and national short-term rental legislation (STRA) still has not been enacted. If your monthly instalment depends on daily letting, a single general meeting could remove that income, leaving only long-term letting — where the competition is more than three thousand units in the same area.
What else is there around Iskandar Puteri / Medini?
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 |
|---|---|---|---|---|---|---|
| Puteri Cove Residences ← | 2018 | Freehold | 1,054 | RM895–1307 | RM600,000 – RM1,560,000 | 5.3% |
| Teega Residence / Teega Suites | 2016 | Freehold (not in the Medini special zone; does not enjoy Medini's MM2H exemption / foreign-ownership threshold waiver) | 1,292 | RM720–1020 | RM575,000 – RM1,140,000 | 3.5–4.5% |
| Encorp Marina @ Puteri Harbour | 2020 | Freehold | 537 | — | RM480,000 – RM1,200,000 | 3.0–4.0% |
| Somerset Puteri Harbour | 2014 | Freehold | 204 | RM1080 | RM865,000 – RM5,400,000 | 2.0% |
| Almãs @ Puteri Harbour | 2018 | Freehold | — | RM720–1020 | RM335,000 – RM2,850,000 | 5.5% |
| Meridin Suites @ The Meridin | 2017 | Leasehold (Medini special zone; foreign buyers exempt from the minimum purchase price threshold / MM2H requirement) | 756 | — | — | 3.0–4.5% |
| Meridin Executive Suites @ The Meridin | 2018 | Leasehold (Medini special zone; foreign buyers exempt from the minimum purchase price threshold / MM2H requirement) | 583 | — | — | — |
Full list on the Iskandar Puteri / Medini 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. Puteri Cove Residences 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 Puteri Cove Residences cost on the resale market?
As at September 2026, Puteri Cove Residences resale listings run RM600,000 to RM1,560,000, with a mid-market level around RM1,080,000 and transacted PSF of RM895–1307. By layout: Standard layout (SOHO to 3-bedroom) (area not verified) RM600,000–RM1,560,000. Within one layout the spread comes from floor, facing and condition — WhatsApp me for the live list.
What are rents and yields at Puteri Cove Residences?
Whole-unit rents run RM3,600 – RM5,900 a month. That is a gross yield of about 5.3% — gross, so after maintenance, assessment, quit rent, insurance and vacancy, net yield is typically 0.8–1.2 points lower.
Is Puteri Cove Residences freehold, and can foreigners buy?
Puteri Cove Residences 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 Puteri Cove Residences completed and who built it?
Puteri Cove Residences was completed in 2018 and is occupied resale stock: 3 block(s), 32 storeys, 1,054 units (housing ministry TEDUH record 13384-1, CCC 19 February 2018 and VP 20 February 2018; the third tower of 340 units only received its CCC on 23 December 2024). Developer: Pearl Discovery Development Sdn Bhd (joint venture between Singapore’s Pacific Star and DB2 Land). A joint venture developer backed by Singapore capital, focused on high-end waterfront projects. The Puteri Cove series (Residences + Quayside) is its flagship in Johor Bahru.
How is transport at Puteri Cove Residences, and how far is the checkpoint?
About 25–30 km to RTS Bukit Chagar; About 25–30 km to CIQ; About 19–21 km to the Second Link Tuas Checkpoint
What layouts does Puteri Cove Residences have?
1 layout: Standard layout (SOHO to 3-bedroom) 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 Puteri Cove Residences, and what facilities are there?
This project does not publish its maintenance fee. Across 47 completed Johor Bahru condos the measured range is RM0.22–0.42 per sq ft per month (median about RM0.31); projects completed from 2013 onward mostly fall in RM0.27–0.40 (typical RM0.34). Note that the two groups’ medians differ by only about RM0.09 and their ranges overlap heavily — roughly one project in seven is an exception — so age alone does not settle the figure. This page’s layout areas are not yet verified, so no monthly figure is estimated; the above is a comparable range, not this project’s billed rate. One September 2026 sale listing does state a maintenance fee of around RM0.41 psf with the sinking fund included, which works out to about RM1,642 a month for the 4,004 sq ft layout — but nine other listings checked carry no figure at all, so that is a single source with no second-party confirmation, and remains unverified. Ask the management office for the latest fee notice and the audited accounts. Facilities include: Large infinity pool, Spa facilities, Gym, Retail component, 24-hour security.
Who is Puteri Cove Residences suitable for?
Owner-occupiers seeking high-end waterfront living; Singapore investors; Medium to long-term hold investors
What are the risks of buying at Puteri Cove Residences?
With 1,054 units in total, supply is heavy; letting means competing against many units in the same development
What malls, schools and hospitals are near Puteri Cove Residences?
Malls: Puteri Harbour marina dining precinct, Puteri Harbour Ferry Terminal, Legoland, Educity, Mall of Medini. Schools: SK Medini (national primary), SMK Medini (national secondary), Marlborough College Malaysia (British international), Raffles American School (American/IB), IDRISSI International School. Hospitals: Gleneagles Hospital Medini Johor (private general), Columbia Asia Hospital – Iskandar Puteri (private), Klinik Kesihatan Gelang Patah (government clinic), Hospital Sultanah Aminah (state public general hospital).
Is Puteri Cove a SOHO or an apartment? What difference does it make to my loan?
PropertyGuru marks the product type as Soho (Small Office / Home Office), and EdgeProp listings carry many descriptions such as "SOHO LOFT" and "SOHO Duplex Loft" — this project is indeed predominantly a SOHO product, with some units having ceilings of about 4.8 m and scope to build a mezzanine. The difference falls on the loan: banks generally treat SOHO as commercial property, so the margin of finance is usually lower than for residential (commonly 60–70% rather than 90%), the tenure is shorter and the interest rate may be higher. You should also confirm whether the mezzanine area is registered on the title and the strata plan — for an unregistered addition, the buyer's bank may not recognise that area, which affects the valuation and your future resale. Get the product classification and the registered area confirmed in writing before signing the SPA, then ask the banks for their actual lending terms.
With the Quayside mall on site, will rents be higher than elsewhere in the area?
Only if the mall actually trades well. Having a mall and having a busy mall are two different things: owners at Encorp Marina in the same area note in their PropertyGuru reviews that tenants complain about "shuttered shops nearby". Tenants will pay a premium for a supermarket, food and walkability downstairs, but not for a row of empty shopfronts. The test is simple: visit Quayside on a Tuesday or Wednesday afternoon (not a weekend), walk through and count the empty units on the ground and lower ground floors, and ask the management office who operates the mall and what the occupancy rate is. Decide how much extra you will pay for the in-house mall after you have counted.
As a foreigner, do I get the Medini exemption from the minimum price when buying Puteri Cove?
No. The Medini minimum purchase price exemption applies only to projects within the Medini zone; Puteri Cove is in Puteri Harbour, outside Medini, so foreigners must still meet the Johor state residential minimum purchase price of RM1 million. That said, most units here are listed above RM780,000, so clearing the threshold is not difficult. What needs calculating is the cost: MOT stamp duty for non-citizens is a flat 8% from 1 January 2026 (previously 4%), and the Johor state foreign consent fee is 3% with a minimum of RM30,000 from 1 July 2025 under PTG Johor Circular No. 1 of 2025 (for subsale, on the higher of the JPPH valuation or the transacted price). On RM1.2 million those two items total about RM132,000. Adding legal fees and 0.5% loan stamp duty, total transaction costs come to about 11–12% of the price.
Get the units actually for sale, sent to your phone
This page gives you the market bands. What you actually need is the Puteri Cove Residences 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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