Sky Breeze Service Apartment @ Bukit Indah
Resale listings here run from RM490,000 to RM1,120,000 — a spread of RM630,000. 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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Sky Breeze Service Apartment @ Bukit Indah in 30 seconds
Sky Breeze Service Apartment @ Bukit Indah is a freehold condominium in Bukit Indah, Johor Bahru, Malaysia, developed by Bukit Indah (Johor) Sdn Bhd (subsidiary of S P Setia Berhad) and completed in 2016. It comprises 1 block(s), 28 storeys and 234 units. Address: Taman Bukit Indah, Iskandar Puteri (Nusajaya), Johor.
Layouts run 861 to 1,313 sq ft across 1 types. As at September 2026, resale listings range RM490,000 – RM1,120,000, with a mid-market level around RM805,000; transacted PSF sits at RM571–850 psf. Whole-unit rents are RM2,650 – RM3,000 a month, a gross yield of 4.2%. Maintenance: about RM0.35–0.41 per sq ft per month (median approx. RM0.368) — per September 2026 sale listings, cross-checked across five different agents and three separate units; an 861 sq ft unit is quoted at RM300 a month, a 1,108–1,130 sq ft unit at RM416 and another 1,130 sq ft unit at about RM465. The listings do not state whether the sinking fund is included.
Transport position: About 20–25 km to RTS Bukit Chagar
What kind of project is Sky Breeze Service Apartment @ Bukit Indah?
Every line below can be checked against the developer and official records. This is a completed 2016 project — you are buying a real unit you can walk into, not a rendering.
- Developer
- Bukit Indah (Johor) Sdn Bhd (subsidiary of S P Setia Berhad)S P Setia Berhad
- Completed
- 2016Completed · resale stock
- Tenure
- FreeholdOpen to foreign buyers (min-price rules apply)
- Total units
- 2341 block(s) · 28 storeys
- Layouts
- 1See price table below
- Maintenance
- approx. RM0.35–0.41 psf/monthPer September 2026 sale listings (five agents, three separate units; median approx. RM0.368); 861 sq ft RM300/month, 1,130 sq ft RM416–465/month. Sinking fund inclusion not stated — confirm with the management office
- Asking PSF
- RM571–850Agent-corrected asking range
- Gross yield
- 4.2%Whole-unit basis
S P Setia is one of Malaysia's largest listed developers, active in Bukit Indah for more than twenty years, with a steady reputation.
Bukit Indah — what is around you
Full address: Taman Bukit Indah, Iskandar Puteri (Nusajaya), Johor. 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
- AEON Bukit Indah (within a 5-minute drive)
🎓 Schools
- Several schools nearby
🏥 Hospitals
- Clinics nearby
1 layout, from 861 to 1,313 sq ft
The table shows the current resale price band and rent band for each layout. Mid-market sits around RM805,000, the top of market reaches RM1,120,000 — within one layout the spread comes down to floor, facing and condition.
| Layout | Area | Bed / Bath | Resale price band | PSF | Monthly rent |
|---|---|---|---|---|---|
| Standard layout (from 2 bedrooms) | 861-1313 sf | 2BR · TBC | RM490,000 – RM1,120,000 | RM373–1301 | RM2,650 – 3,000 |
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: RM476–708 psf; this page uses RM571–850 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 Sky Breeze Service Apartment @ Bukit Indah 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 visual from Bukit Indah (Johor) Sdn Bhd, a subsidiary of S P Setia Berhad; copyright S P Setia 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.
Official project visual from Bukit Indah (Johor) Sdn Bhd, a subsidiary of S P Setia Berhad; copyright S P Setia Berhad.
Two units with the same built-up can differ hugely: how much goes to corridor, whether columns eat furniture space, whether a king bed fits the master, whether the balcony counts inside the area. Staging hides all of that on a viewing; a plan does not. Rule layouts out on paper first.
Rents: RM2,650 to RM3,000 a month
Whole-unit gross yield runs about 4.2%. 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 Sky Breeze Service Apartment @ Bukit Indah, 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 Sky Breeze Service Apartment @ Bukit Indah its value
A single block of 234 units, the lowest-density high-rise in the Bukit Indah area
The PropertyGuru project page records: developer Bukit Indah (Johor) Sdn Bhd (a subsidiary of the SP Setia group), freehold, apartment, completed 2016, 28 storeys, 234 units. Against Sky Loft (374 units), Sky View (316 units), Horizon Residence (440 units) and Pinnacle Tower (275 units) in the same area, Sky Breeze has the fewest units. The practical benefits of low density are shorter lift waits, no competition for parking and less crowded common areas, and those are differences you feel day to day.
Larger layouts, from 2 to 4 bedrooms, suited to a whole family
Actual listings on EdgeProp show 2-bedroom, 3-bedroom and 4-bedroom units in this project, with rental listings from RM1,800 to RM3,500 (about RM2.30–2.76 per sq ft) and sale listings at prices such as RM465,000, RM538,000 and RM570,000. Compared with the serviced apartments around Bukit Indah, which are dominated by small units, Sky Breeze's unit mix reads as family housing rather than small investment stock.
Freehold, with clean title
This project is freehold, and the product type is registered as Apartment rather than serviced apartment. Together those two points bring two practical benefits for buyers: the loan tenure will not be compressed by the remaining term of the title, and utilities and assessment rates are calculated at residential rates rather than the commercial electricity tariff and higher assessment rate that apply to serviced apartments (many projects in the same area are serviced apartments, and that difference is several hundred to over a thousand ringgit a year).
In the established township of Bukit Indah, with AEON and supermarkets a few minutes' drive away
Bukit Indah is the most established residential area around Iskandar Puteri. AEON Mall Bukit Indah opened on 19 December 2008 and is the AEON closest to the Second Link in Johor; the surrounding area also has TESCO, Giant, rows of shophouse food and beverage outlets, clinics, banks and national-type primary and secondary schools. That is a fundamental difference from the projects in Medini, where the amenities are still filling out: this area's day-to-day amenities have been operating for more than a decade.
A 15–20 minute drive to the Second Link
This project's commuting orientation is the Second Link (Tuas), about 15–18 km away and a 15–20 minute drive, while the Bukit Chagar RTS station and the Causeway checkpoint are 20–25 km away. It suits people working in western Singapore (Jurong, Tuas, Clementi) and families employed locally in Bukit Indah and the SILC industrial area.
🏊 Facilities
- Low-density design
- Swimming pool
- Gym
- 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 main commuting exit for this projectabout 15–18 km, about a 15–20 minute drive
- Bukit Chagar RTS stationFar away, requiring a drive into central Johor Bahru first, so not a practical commuting optionabout 20–25 km, about a 25–30 minute drive
- CIQ / Bangunan Sultan Iskandar Causeway checkpointExtremely congested at peak hoursabout 20–25 km, about a 25–30 minute drive
- Lebuhraya Bukit IndahBukit Indah's arterial road, connecting to the Second Link expressway and the coastal highwayreached in about 5 minutes by car
- Iskandar Coastal HighwayArterial route towards Medini, Puteri Harbour and central Johor Bahrureached in about 5–10 minutes by car
🛍️ Shopping & dining
- AEON Mall Bukit IndahOpened on 19 December 2008, the AEON closest to the Second Link in Johor and the main day-to-day mall for this areaabout 5 minutes by car
- TESCO / Giant supermarkets around Bukit IndahEveryday grocery shopping for this areaabout 5 minutes by car
- Bukit Indah shophouse dining beltRows of shophouses, dense with food and beverage outlets, clinics, banks and tuition centreswithin walking distance to 5 minutes by car
- Sunway Big Box Retail ParkMixed-use retail park opened in December 2019; official material states about 5 minutes from the Second Link and about 8 minutes' drive from Legolandabout 10 minutes by car
- Perling MallEstablished neighbourhood mall used by locals for everyday shoppingabout 10–15 minutes by car
🎓 Schools
- SK/SMK Bukit Indah (Taman Bukit Indah national primary and secondary schools)Local catchment schools, reachable on foot or by a short drivewithin walking distance to 5 minutes by car
- SMK Bukit Indah 2One of the secondary schools in this areaabout 5 minutes by car
- EduCity Iskandar higher education hubA 305-acre education city housing Newcastle University Medicine Malaysia, University of Southampton Malaysia, Raffles University, MMU and MDIS, among othersabout 15–20 minutes by car
- Marlborough College MalaysiaBritish boarding and day international school within EduCity, ages 3–18about 15–20 minutes by car
- Raffles American SchoolJalan Raffles, 79050 Iskandar Puteri; accredited by the Western Association of Schools and Colleges (WASC)about 15–20 minutes by car
🏥 Healthcare
- Private clinics and pharmacies around Bukit IndahEveryday outpatient care, available within walking distancewithin walking distance
- Columbia Asia Hospital Iskandar Puteri (Nusajaya)Private general hospitalabout 10–15 minutes by car
- Gleneagles Hospital Medini300-bed private hospital under IHH Healthcareabout 15 minutes by car
- KPJ Puteri Specialist Hospital (Johor Bahru city centre)Private specialist hospitalabout 20 km, about a 25–30 minute drive
- Hospital Sultanah Aminah (Johor Bahru)The largest public hospital in Johor, with 24-hour emergency services; there is no public hospital of the same level in this areaabout 20–25 km, about a 30 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 who want low density and no competition for lifts with a thousand other units
A single block of 234 units is the lowest-density high-rise in the Bukit Indah area, so lift waits and parking order will be better than at the larger schemes nearby. Add freehold title and classification as an ordinary apartment rather than a serviced apartment, so utilities and assessment rates are charged at residential rates, saving several hundred to over a thousand ringgit a year against serviced apartments in the same area. What you have to accept is the higher maintenance fee per sq ft that comes with low density, and a ten-year-old building entering its major repair cycle.
Families working in western Singapore who need 3–4 bedrooms
The Second Link is a 15–20 minute drive, AEON and supermarkets are within 5 minutes, and the national primary and secondary schools are within walking distance to a short drive. The unit mix here is family housing, and rental listings from RM1,800 to RM3,500 confirm that whole families live here rather than single tenants. Be clear that a car is essential; there is no public transport alternative.
Local buyers buying to live in and hold long term
Freehold title, residential rates, an established township and low density make a combination suited to long-term living. But accept two things: public transaction data for this project is thin, so both valuation and negotiation lack reference points, and you should ask the bank for an indicative valuation before entering; and comparable supply around Bukit Indah exceeds sixteen hundred units, so buyers will have plenty of choice when you resell. Do not expect short-term price growth.
Not suitable for: foreign buyers
This project is not within the Medini zone, so foreigners must meet Johor's RM1 million minimum purchase price threshold for residential property, while asking prices here are mostly between RM460,000 and RM570,000, meaning units at this price level cannot legally be bought by foreigners. If an agent tells you there is a way, demand the basis in writing and have your own lawyer verify it, and do not pay any deposit.
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 price of low density: a higher maintenance fee per unit share, and heavier apportionment of major repairs
Fixed costs such as the pool, gym, lifts, 24-hour security and facade cleaning are largely independent of unit count, so the maintenance fee per sq ft shared across 234 units is naturally higher than at Sky Loft (374 units) or Horizon Residence (440 units). More important is major repair work: this project was completed in 2016 and reaches ten years in 2026, and a 28-storey building will progressively face lift overhauls, water pump replacement and facade repainting. That money comes from the sinking fund, and when the sinking fund is inadequate the only route is a special levy on owners, and with only 234 units as the denominator the amount per unit will be higher than at a larger scheme.
⚠Zero resident reviews on PropertyGuru, so management quality cannot be checked at all
The review count for this project on PropertyGuru is zero: no resident has publicly written about living here. That does not mean management is poor, but it does mean you have no third-party information to work from: lift waiting times, leaks, parking order, how quickly the management office responds, whether there is water ingress or facade spalling, all of it you have to see for yourself. The practical impact for buyers: due diligence rests 100% with you and cannot be outsourced to online reviews.
⚠Subsale transaction data is opaque, and no reliable median price can be found in public sources
PropertyGuru shows an asking psf range of RM476–708 for this project, and EdgeProp carries actual sale listings (RM465,000, RM538,000, RM570,000) and rental listings (RM1,800–3,500), but no recent transaction median for this project alone can be found in public sources (unlike Sky Loft at RM481 psf and Sky View at RM506 psf in EdgeProp's statistics for the same area). A 234-unit scheme generates few transactions to begin with, and that data gap has two consequences: you cannot use data to judge whether your offer is reasonable, and when the bank's valuer cannot find comparable cases the valuation will be conservative, which may reduce your loan margin.
⚠More than sixteen hundred comparable units around Bukit Indah keep a lid on rents
High-rise projects around this one are dense: Sky Loft Premium Suites (374 units, 2014), Sky View (316 units, 2019), Horizon Residence (440 units, 2014), Pinnacle Tower (275 units, 2017), plus this project's 234 units, giving more than sixteen hundred units competing for the same tenant pool. Rental listings for this project on EdgeProp run from RM1,800 to RM3,500, while Sky Loft in the same area starts from RM1,200. The practical impact for buyers: even with a large unit and a good fit-out, tenants can walk next door and compare prices at any time, so rents are very hard to push up.
⚠Foreign buyers get no Medini exemption here, with costs stacking to about 11% in 2026
This project is in Bukit Indah and not within the Medini zone, so foreigners must meet Johor's RM1 million minimum purchase price threshold for residential property, while asking prices here are mostly between RM460,000 and RM570,000, meaning foreigners essentially cannot buy units at this price level. If you are a foreigner and an agent tells you it can be done, demand the basis in writing. For local buyers, or for high-value units that clear the threshold, two further costs still apply: MOT stamp duty for non-citizens is a flat 8% from 1 January 2026, and the Johor state foreign purchase consent fee is 3%, subject to a minimum of RM30,000, from 1 July 2025.
⚠The RTS opening does almost nothing for Bukit Indah, so do not pay extra for the concept
The Bukit Chagar RTS station and the Causeway checkpoint are about 20–25 km from this project, a 25–30 minute drive. The projects that benefit most directly once the RTS opens are those within walking distance of central Johor Bahru; nobody living in Bukit Indah will drive 30 minutes into town to change onto the RTS. This project's real transport value is the Second Link (about 15–18 km, a 15–20 minute drive) and the local Bukit Indah amenity catchment. If an agent pushes the asking price with the line that the RTS opening will lift prices across Johor Bahru, that argument does not hold here.
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 |
|---|---|---|---|---|---|---|
| Sky Breeze Service Apartment @ Bukit Indah ← | 2016 | Freehold | 234 | RM571–850 | RM490,000 – RM1,120,000 | 4.2% |
| 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% |
| Puteri Cove Residences | 2018 | Freehold | 1,054 | RM895–1307 | RM600,000 – RM1,560,000 | 5.3% |
| 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% |
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. Sky Breeze Service Apartment @ Bukit Indah 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 Sky Breeze Service Apartment @ Bukit Indah cost on the resale market?
As at September 2026, Sky Breeze Service Apartment @ Bukit Indah resale listings run RM490,000 to RM1,120,000, with a mid-market level around RM805,000 and transacted PSF of RM571–850. By layout: Standard layout (from 2 bedrooms) (861-1313 sf) RM490,000–RM1,120,000. Within one layout the spread comes from floor, facing and condition — WhatsApp me for the live list.
What are rents and yields at Sky Breeze Service Apartment @ Bukit Indah?
Whole-unit rents run RM2,650 – RM3,000 a month. That is a gross yield of about 4.2% — gross, so after maintenance, assessment, quit rent, insurance and vacancy, net yield is typically 0.8–1.2 points lower.
Is Sky Breeze Service Apartment @ Bukit Indah freehold, and can foreigners buy?
Sky Breeze Service Apartment @ Bukit Indah 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 Sky Breeze Service Apartment @ Bukit Indah completed and who built it?
Sky Breeze Service Apartment @ Bukit Indah was completed in 2016 and is occupied resale stock: 1 block(s), 28 storeys, 234 units. Developer: Bukit Indah (Johor) Sdn Bhd (subsidiary of S P Setia Berhad). S P Setia is one of Malaysia’s largest listed developers, active in Bukit Indah for more than twenty years, with a steady reputation.
How is transport at Sky Breeze Service Apartment @ Bukit Indah, 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 Sky Breeze Service Apartment @ Bukit Indah have?
1 layout: Standard layout (from 2 bedrooms) 861-1313 sf (2BR). Areas run 861 to 1,313 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 Sky Breeze Service Apartment @ Bukit Indah, and what facilities are there?
Maintenance runs about RM0.35–0.41 per sq ft per month (median approx. RM0.368), per September 2026 sale listings cross-checked across five different agents and three separate units: an 861 sq ft unit at RM300 a month (about RM0.348 psf), a 1,108–1,130 sq ft unit at RM416 (about RM0.368 psf) and another 1,130 sq ft unit at about RM465 (about RM0.412 psf). Even within the same size band the quotes differ by roughly ten per cent, so the figure for the specific unit you are viewing is the one that counts. None of the listings state whether the sinking fund is included, so ask the management office for the latest fee notice and the audited accounts. Facilities include: Low-density design, Swimming pool, Gym, 24-hour security.
Who is Sky Breeze Service Apartment @ Bukit Indah suitable for?
Family owner-occupiers who prefer a low-density, more private community
What are the risks of buying at Sky Breeze Service Apartment @ Bukit Indah?
Low density can mean a higher maintenance fee per unit, as costs are shared among fewer owners; Resale transaction data is relatively opaque
What malls, schools and hospitals are near Sky Breeze Service Apartment @ Bukit Indah?
Malls: AEON Bukit Indah (within a 5-minute drive). Schools: Several schools nearby. Hospitals: Clinics nearby.
There is not a single review of Sky Breeze on PropertyGuru. How do I judge whether management is any good?
You have to check for yourself; there is no shortcut. This project has 234 units, was completed in 2016 and has a review count of zero, which means there is no third-party information to work from. When viewing, do three things: (1) walk the basement car park and the common corridors on at least two floors, looking at cleanliness, lighting and any signs of water ingress or facade spalling; (2) stand in the lobby during the evening peak (6–7pm) and wait for a lift once, recording the waiting time; (3) ask the management office (JMB/MC) for the audited financial statements for the past two years and the minutes of the most recent AGM. The financial statements show the sinking fund balance and the maintenance fee collection rate (below 80% is a warning sign), and the minutes show what owners have actually complained about. Do those three things and you will understand management quality far better than any online review could tell you.
Within Bukit Indah, what is the difference between Sky Breeze, Sky Loft and Sky View?
All three are high-rise projects in Bukit Indah, and the differences are density, product classification and data transparency. Sky Breeze: 234 units, 28 storeys, 2016, freehold, registered as an Apartment (an ordinary apartment), with utilities and assessment rates at residential rates. Sky Loft Premium Suites: 374 units, 2014, freehold, registered as a Service Residence (serviced apartment), which normally attracts the commercial electricity tariff and a higher assessment rate, with an EdgeProp 48-month transaction median of RM481 psf. Sky View: 316 units, 2019, freehold, also a Service Residence, with an EdgeProp transaction median of RM506 psf. In practice this means Sky Breeze probably has the lowest fixed monthly outgoings (residential rates) but the least public transaction data, while the other two have more transparent data but higher utilities and assessment rates as serviced apartments. Before buying, confirm which classification the unit you are looking at carries on its assessment bill.
Why is there no median transaction price for Sky Breeze?
Because there are too few transactions. A small 234-unit scheme may generate only single-digit transactions a year in the public databases (JPPH/NAPIC, the source for EdgeProp and brickz), not enough to form a meaningful median, unlike Sky Loft (374 units, median RM481 psf) and Sky View (316 units, median RM506 psf) in the same area. All that can be found at present is listing data: PropertyGuru shows a psf range of RM476–708, and EdgeProp carries sale listings at RM465,000, RM538,000 and RM570,000 and rental listings of RM1,800–3,500. In practice: ask the agent to pull a list of actual transactions for this project over the past 24 months; if none can be produced, use the transaction medians for Sky Loft and Sky View in the same area as a range reference, and ask the bank for an indicative valuation before applying for a loan, so you do not discover a valuation shortfall after signing.
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