Residences @ 1 Tebrau
Resale listings here run from RM395,000 to RM720,000 — a spread of RM325,000. 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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Residences @ 1 Tebrau in 30 seconds
Residences @ 1 Tebrau is a leasehold condominium in Tebrau, Johor Bahru, Malaysia, developed by Distinctive Properties Sdn Bhd and completed in 2015. It comprises 2 block(s), 21 storeys and 588 units. Address: Tebrau, 81100 Johor Bahru, Johor.
1 layout types (areas not yet verified). As at September 2026, resale listings range RM395,000 – RM720,000, with a mid-market level around RM557,500; transacted PSF sits at RM466–1086 psf. Whole-unit rents are RM1,700 – RM6,000 a month, a gross yield of 5.7%. Maintenance: about RM0.27–0.28 per sq ft per month — per September 2026 sale listings, cross-checked across four different agents and three separate units; a 621 sq ft unit is quoted at RM168 a month, a 1,000 sq ft unit at about RM280 and a 1,238 sq ft unit at RM338.25, that last one worded as maintenance plus sinking fund. The three convert to almost the same rate.
Transport position: about 13-15 km, roughly 18-22 minutes by car (estimated)
Official median transacted price (historical reference): RM445,000 (475 psf), period 2 May 2024 – 2 April 2025 (13 transactions), source brickz.my (registered project name "One Tebrau (1Tebrau)", data sourced from NAPIC / JPPH). Prices range from RM340,000 (25th percentile) to RM470,000 (75th percentile). The project's 420 studios and 168 three-bedroom suites of about 1,050 sq ft are very different products, and the median is the result of mixing the two, so do not apply this figure directly if you are buying a three-bedroom; compare prices by layout. 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 Residences @ 1 Tebrau?
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
- Distinctive Properties Sdn BhdDistinctive Properties Sdn Bhd
- Completed
- 2015Completed · resale stock
- Tenure
- LeaseholdOpen to foreign buyers (min-price rules apply)
- Total units
- 5882 block(s) · 21 storeys (TEDUH 11758-1)
- Layouts
- 1See price table below
- Maintenance
- approx. RM0.27–0.28 psf/monthPer September 2026 sale listings (four agents, three separate units); 621 sq ft RM168/month, 1,238 sq ft RM338.25/month (stated as including the sinking fund). Confirm with the management office
- Asking PSF
- RM466–1086Agent-corrected asking range
- Gross yield
- 5.7%Whole-unit basis
A mid-sized regional developer; founding year, listing status and other notable projects not yet verified.
Tebrau — what is around you
Full address: Tebrau, 81100 Johor Bahru, Johor (81100). Location decides who rents from you — and how easily you resell.
🚉 Getting around
- 🚉 RTS / railabout 13-15 km, roughly 18-22 minutes by car (estimated)
- 🛂 Checkpoint (CIQ)about 13-15 km (estimated)
- 🚌 Other transportabout 5-8 minutes by car to the Tebrau Highway / EDL interchanges
🛍️ Malls & shopping
- AEON Tebrau City
🎓 Schools
- SMK Taman Desa Tebrau (national secondary)
- SK Taman Mount Austin (nearest national primary)
- SJK(C) Foon Yew 5 (Chinese primary)
- Austin Heights Private & International School
- Crescendo-HELP International School
🏥 Hospitals
- Hospital Sultan Ismail (public general hospital, the main one for eastern JB)
- Klinik Kesihatan Sultan Ismail (government clinic)
- JB Specialist Hospital (private, Taman Johor Jaya)
- KPJ Bandar Dato' Onn Specialist Hospital (private specialist)
Prices and rents across 1 layout
The table shows the current resale price band and rent band for each layout. Mid-market sits around RM557,500, the top of market reaches RM720,000 — within one layout the spread comes down to floor, facing and condition.
| Layout | Area | Bed / Bath | Resale price band | PSF | Monthly rent |
|---|---|---|---|---|---|
| Standard unit | area not verified | 3BR · 2 bath | RM395,000 – RM720,000 | — | RM1,700 – 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: RM388–905 psf; this page uses RM466–1086 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 Residences @ 1 Tebrau 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 Distinctive Properties Sdn Bhd (developer site archive); copyright the developer.
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: RM1,700 to RM6,000 a month
Whole-unit gross yield runs about 5.7%. 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 Residences @ 1 Tebrau, 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 Residences @ 1 Tebrau its value
The location is in fact closer to the city centre than the name "Tebrau" suggests
The project address is Jalan Seri Setanggi (postcode 80400), spread along the Jalan Tebrau arterial road rather than deep in the AEON Tebrau City commercial belt on the outer edge of the Tebrau Highway. Official data puts the CIQ checkpoint and the Johor-Singapore Causeway at about 4.9 km by car, closer to the city centre than most projects filed under the same "Tebrau" label, so for residents who cross the border occasionally or travel into the city often, the commute is shorter than expected.
588 units in two blocks, from studios to three-bedrooms, giving a naturally wider buyer pool
The project comprises 2 blocks with 588 units in total, of which 420 are studios and 168 are three-bedroom suites of about 1,050 sq ft, covering everything from single tenants and small families to owner-occupier buyers. That mix of layouts gives the project a broader base of prospective buyers and tenants on resale and letting, rather than confining it to one segment as a single-layout development would.
Hospital, Chinese primary school and national primary school within walking distance, with solid day-to-day amenities
Columbia Asia Hospital – Tebrau is directly across Jalan Seri Setanggi, SJK(C) Foon Yew 1 is only 800 m away, Sekolah Sri Utama and SK Sri Tebrau are about 1 km away, and SMK Sri Tebrau about 2 km. That combination of a hospital across the road and a Chinese primary school 800 m away is not common among leasehold condominiums in Johor Bahru, and is a concrete plus for families with children who value convenient healthcare and schooling.
588 units with nearly 10 years of operating history, so the rental market data is relatively mature
The project was completed in 2015 and is now nearly 10 years old, with 56 listings for sale and 163 for rent currently on PropertyGuru, indicating an active rental market and a project that has been tested by the market rather than a new launch selling promises on paper. What you can check is nearly 10 years of actual operating record, not renderings and a sales pitch.
🏊 Facilities
- BBQ area
- Cafe
- Parking
- Laundry
- Landscaped garden
- Mini market
- Multipurpose hall
- Nursery
- Children's playground
- Sauna
- 24-hour security
- Surau (prayer room, separate for men and women)
- Swimming pool
- 24-hour backup power supply
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
- CIQ / Johor-Singapore CausewayAlong the Jalan Tebrau arterial road; one of the projects in this area closer to CIQabout 4.9 km (by car, official data)
- Kempas Baru KTM railway stationNearest KTM railway stationabout 1 km (estimated, straight line)
- Tebrau Highway / EDL / North-South Expressway (NSE) accessSeveral expressways converge here, making travel convenientno precise distance given officially
- Bus routes 10B, 208, 6B, 9BBus stop directly outside the buildingat the foot of the building
🛍️ Shopping & dining
- Plaza SentosaNearby neighbourhood mallabout 1 km (official data)
- KSL City MallLarge shopping centreabout 2 km (official data)
- Mid Valley SouthkeyOne of the largest malls in Johor Bahruabout 3 km (official data)
- Pelangi Leisure MallNeighbourhood mallabout 3 km (official data)
🎓 Schools
- SJK(C) Foon Yew 1Chinese primary school option, the nearest schoolabout 800 m (official data)
- Sekolah Sri UtamaPrivate school optionabout 1 km (official data)
- SK Sri TebrauNational primary school optionabout 1 km (official data)
- SMK Sri TebrauNational secondary school optionabout 2 km (official data)
🏥 Healthcare
- Columbia Asia Hospital – TebrauPrivate general hospital, directly across Jalan Seri Setanggipractically adjacent (official data: just across the road)
- Klinik Desa AntoiCommunity clinicabout 1 km (official data)
- Klinik Kesihatan TebrauGovernment clinicabout 1 km (official data)
- Klinik Kesihatan MajideeGovernment clinicabout 2 km (official data)
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.
Buyers for both owner-occupation and investment who value a location closer to the city centre than expected
The project's actual location is closer to the city centre than the "Tebrau" label implies, with CIQ only about 4.9 km away by car, and a hospital, Chinese primary school and malls all within 1–3 km, which suits buyers who want somewhere convenient to live and not difficult to resell. Note that the building is now 10 years old, so the condition of the finishes and facilities needs to be assessed on site.
Single buyers or small families on a limited budget
The 420 studios meet the basic housing needs of singles and couples, and the rental market is relatively mature (163 rental listings give a guide to the going rate). What you have to accept is a large number of rental listings and intense competition, so bargaining power may not sit with the owner.
Families who need three bedrooms on a limited budget
The 168 three-bedroom suites of about 1,050 sq ft suit small families, with the hospital and schools within walking distance. Before buying, make sure you compare recent transactions for the three-bedroom layout on its own, and do not be misled by an overall PSF that the studios have pulled down.
Not suitable for: buyers who want brand-new facilities and zero repair risk
The project was completed nearly 10 years ago, its common facilities have entered the stage where refurbishment is needed, and information on the developer is scarce, so the strength of after-sales support is unknown. If your budget stretches to a new launch in the same area (such as One 49 Residence), new facilities and a longer remaining lease term may be the less troublesome 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.
⚠The lease expiry date varies by unit, with figures found between 2109 and 2112
The lease expiry date for Residences @ 1 Tebrau is not consistent across sources: some units for sale state an expiry date of 1 November 2109, while other listings show 2112, indicating that the commencement years for different phases or different strata titles within the same development may differ. Both figures leave more than 80 years remaining, so the effect on loan tenure at this stage is limited, but the fact that there is no single answer available shows that title information for this project is not transparent in public sources, and buyers need to do the extra verification themselves.
⚠Almost nothing can be found on the developer, Distinctive Properties Sdn Bhd, and after 10 years the brand premium is limited
Public databases carry none of the basic information on this developer: year of incorporation, listing status, group size or other notable projects. All that is known is that the company name is connected to the 4.2-acre "1 Tebrau" mixed development. Against developers with a continuous presence in Johor Bahru and a reputation built across several projects, this "no trace" status counts against the project both in bank valuation and in buyer perception, and with the project completed nearly 10 years ago, if the developer has undertaken no further projects since, the strength of any ongoing repair, warranty and after-sales support is also unknown.
⚠PSF runs from RM388 to RM905, a spread of more than double, so an average tells you nothing about value
The project's current PSF range is RM388 to RM905, with prices from RM330,000 to RM598,000, reflecting the wide gaps between studios and three-bedroom suites, low and high floors, and good and poor orientation. Judging by the "average PSF" or the "from RM330,000" headline makes it easy to over- or under-estimate the fair price of the specific unit you are looking at, and three-bedroom units in particular may transact well above the advertised entry price.
⚠At nearly 10 years old, the facilities and common areas have entered the stage where refurbishment is needed
The project was completed in 2015, so the pool, gym, barbecue area and other common facilities have been in use for nearly 10 years, and components such as pumps, lifts and waterproofing are reaching the age at which major repairs are required. If the management has under-provided for the sinking fund, owners may face a one-off special levy, ranging from a few hundred to several thousand ringgit depending on the works involved.
⚠Far more rental listings than sale listings, so bargaining power on rent may sit with the tenant
PropertyGuru currently shows 56 listings for sale and 163 for rent, with rental listings approaching three times the sale listings, indicating a high proportion of owners holding units to let, so tenants have plenty of choice and competition is intense. That is a warning for anyone who already holds a unit and intends to let it: there may be a considerable number of vacant units in the same block and the same layout, tenants will have more negotiating leverage than you expect, and if you will not drop the rent the vacancy period can stretch out.
What else is there around Tebrau / Mount Austin / Northeast?
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 |
|---|---|---|---|---|---|---|
| Residences @ 1 Tebrau ← | 2015 | Leasehold | 588 | RM466–1086 | RM395,000 – RM720,000 | 5.7% |
| Austin Suites (Permata Austin) | 2014 | Freehold | 460 | RM414–702 | RM360,000 – RM660,000 | 5.1% |
| Austin Regency (Pangsapuri Austin Perdana) | 2019 | Freehold | 1,200 | RM391–847 | RM395,000 – RM705,000 | 5.0% |
| Molek Regency | 2018 | Freehold | — | RM480–840 | RM420,000 – RM3,360,000 | 2.3–5.7% |
| Molek Pine 3 | 2013 | Freehold | 248 | RM557–788 | RM765,000 – RM1,680,000 | 5.7% |
| Cube 8 Teens | 2016 | Freehold | 286 | RM540–778 | RM295,000 – RM510,000 | 6.4% |
| Bayu Puteri 1 | 2004 | Leasehold | 266 | RM404–474 | RM365,000 – RM465,000 | 6.2% |
Full list on the Tebrau / Mount Austin / Northeast 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. Residences @ 1 Tebrau is Leasehold — 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 Residences @ 1 Tebrau cost on the resale market?
As at September 2026, Residences @ 1 Tebrau resale listings run RM395,000 to RM720,000, with a mid-market level around RM557,500 and transacted PSF of RM466–1086. By layout: Standard unit (area not verified) RM395,000–RM720,000. Within one layout the spread comes from floor, facing and condition — WhatsApp me for the live list.
What are rents and yields at Residences @ 1 Tebrau?
Whole-unit rents run RM1,700 – RM6,000 a month. That is a gross yield of about 5.7% — gross, so after maintenance, assessment, quit rent, insurance and vacancy, net yield is typically 0.8–1.2 points lower.
Is Residences @ 1 Tebrau freehold, and can foreigners buy?
Residences @ 1 Tebrau is Leasehold. 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 Residences @ 1 Tebrau completed and who built it?
Residences @ 1 Tebrau was completed in 2015 and is occupied resale stock: 2 block(s), 21 storeys, 588 units (KPKT TEDUH registration 11758-1). Developer: Distinctive Properties Sdn Bhd. A mid-sized regional developer; founding year, listing status and other notable projects not yet verified.
How is transport at Residences @ 1 Tebrau, and how far is the checkpoint?
about 13-15 km, roughly 18-22 minutes by car (estimated); about 13-15 km (estimated); about 5-8 minutes by car to the Tebrau Highway / EDL interchanges
What layouts does Residences @ 1 Tebrau have?
1 layout: Standard unit area not verified (3BR). I can supply the developer’s official floor plans — WhatsApp me the layout you want to see.
What is the maintenance fee at Residences @ 1 Tebrau, and what facilities are there?
Maintenance runs about RM0.27–0.28 per sq ft per month, per September 2026 sale listings cross-checked across four different agents and three separate units: a 621 sq ft unit at RM168 a month (about RM0.271 psf), a 1,000 sq ft unit at about RM280 (about RM0.280 psf) and a 1,238 sq ft unit at RM338.25 (about RM0.273 psf). That last listing words it as maintenance + sinking fund, so it already includes the sinking fund; the other two do not say. Three different size bands converting to virtually the same rate makes this one of the most internally consistent figures in this set. Ask the management office for the latest fee notice and the audited accounts. Facilities include: BBQ area, Cafe, Parking, Laundry, Landscaped garden, Mini market, Multipurpose hall, Nursery, Children’s playground, Sauna, 24-hour security, Surau (prayer room, separate for men and women), Swimming pool, 24-hour backup power supply.
Who is Residences @ 1 Tebrau suitable for?
Mid-budget owner-occupier and investor buyers; Families who want comprehensive facilities (including a surau, nursery and 24-hour backup power)
What are the risks of buying at Residences @ 1 Tebrau?
Leasehold title; The developer is not well known; Wide psf range (RM388-905), reflecting clear price gaps between floors and orientations; compare units on site
What malls, schools and hospitals are near Residences @ 1 Tebrau?
Malls: AEON Tebrau City. Schools: SMK Taman Desa Tebrau (national secondary), SK Taman Mount Austin (nearest national primary), SJK(C) Foon Yew 5 (Chinese primary), Austin Heights Private & International School, Crescendo-HELP International School. Hospitals: Hospital Sultan Ismail (public general hospital, the main one for eastern JB), Klinik Kesihatan Sultan Ismail (government clinic), JB Specialist Hospital (private, Taman Johor Jaya), KPJ Bandar Dato' Onn Specialist Hospital (private specialist).
Why does the lease expiry date for Residences @ 1 Tebrau differ from site to site?
Some listings state an expiry date of 1 November 2109 and others show 2112. This kind of difference usually arises because titles for different blocks or different strata batches within the same development may have been applied for separately and start from different dates. It does not mean the data is wrong; it is a common situation in leasehold projects. Both dates leave more than 80 years remaining, so there is essentially no practical effect on current mortgage tenures, but you should still verify the actual expiry date for your target unit before buying rather than relying on figures for other units found online.
PSF runs from RM388 to RM905. With a gap that wide, how do I judge whether the unit I want is fairly priced?
That PSF range covers two completely different products, studios and three-bedroom suites (about 1,050 sq ft), plus differences in floor and orientation, so looking at them together tells you nothing. The right approach is to settle on the layout you want to buy first, then ask the agent to pull the actual transaction records for that layout alone over the past 12 months, or ask the seller directly for past transaction prices for units in the same block on the same floor band, rather than estimating from the midpoint of a PSF range.
The building is nearly 10 years old. Will there be a lot of repair problems?
In an apartment of nearly 10 years, the pool, lifts, pumps and waterproofing have indeed reached the stage of needing inspection or replacement. Whether that turns into a large special levy depends chiefly on whether the management has provided adequately for the sinking fund. When viewing, ask the management office directly for the financial statements and maintenance plan from the past two years, and inspect the lifts in operation and the basement car park for signs of water seepage; those details reflect the real position better than any sales pitch.
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