Suasana Iskandar Malaysia
Resale listings here run from RM625,000 to RM1,620,000 — a spread of RM995,000. Floor, facing and condition decide which end you pay. This page lays out price bands, rents, yields and risks across all 3 layouts.
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Suasana Iskandar Malaysia in 30 seconds
Suasana Iskandar Malaysia is a freehold condominium in JBCC core area, Johor Bahru, Malaysia, developed by UMLand (United Malayan Land Bhd) and completed in 2017. It comprises 1 block(s), 36 storeys and 336 units. Address: 82C Jalan Trus, off Jalan Wong Ah Fook, 80000 Johor Bahru, Johor.
Layouts run 644 to 1,235 sq ft across 3 types. As at September 2026, resale listings range RM625,000 – RM1,620,000, with a mid-market level around RM977,500; transacted PSF sits at RM967–1750 psf. Whole-unit rents are RM3,000 – RM5,400 a month, a gross yield of 4.5% – 5.0%. Maintenance: about RM0.29–0.30 per sq ft per month — per September 2026 sale listings, cross-checked across two different agents and two separate units: one agent states the rate outright as RM0.30 psf and notes it includes the sinking fund; another quotes RM187 a month for a 644 sq ft unit (about RM0.290 psf). That is well below what most people expect of a newer, hotel-managed address.
Transport position: about 1.8 km from Bukit Chagar RTS station, 5–8 minutes on foot or by short drive
What kind of project is Suasana Iskandar Malaysia?
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
- UMLand (United Malayan Land Bhd)UMLand (United Malayan Land Bhd)
- Completed
- 2017Completed · resale stock
- Tenure
- FreeholdOpen to foreign buyers (min-price rules apply)
- Total units
- 3361 block(s) · 36 storeys
- Layouts
- 3See price table below
- Maintenance
- approx. RM0.29–0.30 psf/monthPer September 2026 sale listings (two agents, two separate units); one agent states RM0.30 psf including the sinking fund, another quotes RM187/month for 644 sq ft. Confirm with the management office
- Asking PSF
- RM967–1750Agent-corrected asking range
- Gross yield
- 4.5–5.0%Whole-unit basis
A Bursa Malaysia-listed company under the Boustead group, with decades of track record. Past projects include Bandar Seri Coalfields, Suasana Sentral Loft, Suasana Bangsar and UMLand Medini Lakeside. Its reputation is steady, and this project is built around a Samsung Smart Home concept developed with Samsung.
JBCC core area — what is around you
Full address: 82C Jalan Trus, off Jalan Wong Ah Fook, 80000 Johor Bahru, Johor (80000). Location decides who rents from you — and how easily you resell.
🚉 Getting around
- 🚉 RTS / railabout 1.8 km from Bukit Chagar RTS station, 5–8 minutes on foot or by short drive
- 🛂 Checkpoint (CIQ)about 1.9 km from CIQ
- 🚌 Other transportAdjacent to the JB Sentral rail and bus interchange
🛍️ Malls & shopping
- Komtar JBCC
- Johor Bahru City Square
- Galleria @ Kotaraya
- R&F Mall
🎓 Schools
- Foon Yew High School
- Sekolah Kebangsaan Sultan Ibrahim
🏥 Hospitals
- IMC City Square Medical Centre
- Maria Hospital
3 layouts, from 644 to 1,235 sq ft
The table shows the current resale price band and rent band for each layout. Mid-market sits around RM977,500, the top of market reaches RM1,620,000 — within one layout the spread comes down to floor, facing and condition.
| Layout | Area | Bed / Bath | Resale price band | PSF | Monthly rent |
|---|---|---|---|---|---|
| Type A (7 layouts) | 644-707 sf | 1BR · 1 bath | RM625,000 – RM780,000 | RM884–1211 | RM3,000 – 3,600 |
| Type B (4 layouts) | 823-988 sf | 2BR · 2 bath | RM815,000 – RM1,140,000 | RM825–1385 | RM3,600 – 4,550 |
| Type C (2 layouts) | 1115-1235 sf | 3BR · 2 bath | RM1,140,000 – RM1,620,000 | RM923–1453 | RM4,550 – 5,400 |
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: RM806–1458 psf; this page uses RM967–1750 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 Suasana Iskandar Malaysia 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 photographs issued by UMLand (United Malayan Land Bhd), from umland.com.my; copyright United Malayan Land Bhd. The official floor plans are published as PDF sheets — WhatsApp me for them.
The developer’s own drawings — all 12 official layouts
These are the developer’s original drawings, not illustrations. Every sheet carries the layout code and the built-up area exactly as UMLand printed them, plus the floor key plan showing where the unit sits between Jalan Wong Ah Fook and Jalan Trus. Much of what circulates online has been redrawn by agents, cropped so the dimensions are gone, or belongs to another project. Rule layouts out on paper first — it saves viewings. UMLand’s own floor-plan PDFs are linked underneath the plans.
The 12 layout drawings above are the developer's own official floor plans for Suasana Iskandar Malaysia, issued by United Malayan Land Bhd (UMLand) and published on the project's own listing at iProperty.com.my; the three PDFs are UMLand's own official floor-plan files from umland.com.my. Copyright United Malayan Land Bhd.
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: RM3,000 to RM5,400 a month
Whole-unit gross yield runs about 4.5% – 5.0%. 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 Suasana Iskandar Malaysia, 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 Suasana Iskandar Malaysia its value
In the centre of JBCC, with Foon Yew 1 primary school only 160 metres away in a straight line
The project is at 82C Jalan Trus, immediately adjoining Jalan Wong Ah Fook. Straight-line distances: SJK(C) Foon Yew 1 about 0.16 km, KOMTAR JBCC about 0.13 km, Johor Bahru City Square about 0.29 km, JB Sentral railway station about 0.53 km, Bukit Chagar RTS station about 0.78 km. Of the four projects around CIQ, this is the closest to JB Sentral and to the city centre retail belt, and daily life requires no car at all.
Malaysia's first Amari hotel sits within the same integrated development
The project contains Malaysia's first Amari hotel, with 242 rooms, managed by Thailand's ONYX Hospitality Group and incorporating Breeze Spa, the Amaya Food Gallery and conference facilities. The practical significance for owners is that the lobby, security and cleaning are maintained to hotel standard, and visitors and short-stay guests have a ready-made reception route, which an ordinary Johor Bahru condominium cannot provide.
A Samsung Smart Home system fitted as standard in every unit
UMLand partnered with Samsung Malaysia Electronics to fit every unit in the project with a Samsung Smart Home system as standard, covering security, audiovisual and energy management. This was the differentiator for a project completed in 2017. Note that smart devices have a service life, so when viewing, test whether the panel and network functions still work and whether the manufacturer still supports them.
Only 336 units in total, among the lowest density in the area
A single 35-storey tower with 336–339 units, far lower in density than R&F Princess Cove Phase 1 in the same area (15 blocks and more than a thousand units) or Paragon Residences (533 units). The practical difference shows in lift waiting times, car park order and how crowded the common areas feel. Total investment was RM333 million on a 1.42-acre freehold site.
Its own two-storey Zenith Lifestyle Centre retail and entertainment podium
The base of the project is the two-storey Zenith Lifestyle Centre retail and entertainment podium, and together with KOMTAR JBCC (0.13 km) and City Square (0.29 km) in the same area, the density of amenities is among the highest anywhere in Johor Bahru. Note that there has been no public update on Zenith's occupancy since 2018; see the risks section.
🏊 Facilities
- Sky pool
- Gymnasium
- Rooftop garden lounge
- Laundry room
- Changing rooms
- Outdoor café seating
- Suasana Café
- Five-star Amari hotel (managed by ONYX)
- Zenith Lifestyle Centre commercial hub
What residents say — the good and the bad, both
Every review below is an attributed comment on a public platform, and each one links to the original. I have not filtered out the negative ones: what is actually wrong with a building is usually only visible to the people living in it. 4 in total — 2 positive, 2 critical.
「Spacious, clean and comfortable unit. Check-in was a breeze via Whatsapp. Security personnel on guard. Very good location with a 24hr cafe just opposite the apartment, malls and other stores within walking distance.」
— is me, Google review 5/5 (reviewing the in-building short-term operator Suasana Suites by SummerSpace, not from a full-time resident's perspective), about April 2026「Overall the place is good location. Strategic to shopping and CIQ to Singapore. The only thing is parking is expensive an no waiver for apartment residence or tenant like other homestay. Others all good」
— Trip.com Member, Google review 4.7/5 (from the perspective of an in-building short-stay unit), about April 2026「After given door code, i notice that the unit was dark and lights were not on… The unit were actually tripped! … After few tripped at about 2.30am i notified the management again. At about 3am.. they wanted me to move to another unit.. which i refuse as it is almost 3am.」
— ahmad mardzuqi mokhtar, Google review 1/5 (from the perspective of an in-building short-term operator's unit), about July 2026「Do not put high expectations on Suasana Suites. Its an AirBnb so prepare to face some technicalities. But they have technician and make up room service.」
— Y A L, Google review 3/5 (from the perspective of an in-building short-stay unit), about February 2026Reviews remain the property of their authors and are quoted here to show the building as residents find it; ratings and content change over time — follow the link for the current version.
What is actually within reach
Location decides who rents from you and how easily you resell. Each distance below is labelled by how it was obtained; straight-line estimates say so — real walking routes detour around roads and overpasses and typically run 30–50% longer.
🚉 Getting around
- JB Sentral railway stationKTM and bus terminal, linked to Bukit Chagar RTS station by a walkway of about 400 metres; the nearest of the four projects around CIQabout 0.53 km (straight line)
- Bukit Chagar RTS stationJohor's first rapid transit station; the main station structure was completed on 18 August 2026about 0.78 km (straight line)
- CIQ / Bangunan Sultan Iskandar checkpoint complexWithin walking distance, but the route passes through the city-centre crowds around Jalan Wong Ah Fookabout 0.93 km (straight line)
- Jalan Wong Ah Fook bus routesThe city centre's main artery, with frequent Causeway Link and city bus servicesImmediately adjoining
🛍️ Shopping & dining
- Zenith Lifestyle Centre (within the project)The two-storey retail and entertainment podium of the project; reported at 70% let in 2017, with no public update sinceSame building
- KOMTAR JBCCLandmark mall in central Johor Bahru, home to the Angry Birds theme parkabout 0.13 km (straight line)
- Johor Bahru City SquareThe most established city-centre mall in Johor Bahru, immediately adjoining CIQabout 0.29 km (straight line)
- R&F Mall JBOpened 2019, with a high vacancy rateabout 1.43 km (straight line)
- Plaza PelangiEstablished neighbourhood mall, dense with supermarkets and tuition centresabout 3.11 km (straight line)
🎓 Schools
- SJK(C) Foon Yew 1On Jalan Trus, right beside the project; the nearest Chinese primary school in central Johor Bahruabout 0.16 km (straight line)
- Sekolah Sultan Ibrahim Girls' SchoolCity-centre girls' schoolabout 0.77 km (straight line)
- English College Johore Bahru (Maktab Sultan Abu Bakar)Long-established national-type secondary schoolabout 1.01 km (straight line)
- Foon Yew High School (main campus, Jalan Yahya Awal)The largest Chinese independent secondary school in Malaysiaabout 1.65 km (straight line)
- Crescendo-HELP International SchoolThe nearest international school is in Mount Austin / Tebrau; there is no international school within walking distance of this areaabout 9.88 km (straight line)
🏥 Healthcare
- KPJ Johor Specialist HospitalPrivate specialist hospital, one of the most used private hospitals among localsabout 1.27 km (straight line)
- Hospital Sultanah AminahThe largest public hospital in Johor, with 24-hour emergency servicesabout 1.37 km (straight line)
- KPJ Puteri Specialist HospitalPrivate specialist hospitalabout 1.55 km (straight line)
- Columbia Asia Hospital TebrauPrivate general hospital, requires drivingabout 8.48 km (straight line)
- Hospital Sultan IsmailPublic general hospitalabout 8.52 km (straight line)
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.
City-centre owner-occupiers who do not want to drive
Foon Yew 1 primary school at 160 metres, KOMTAR at 130 metres, City Square at 290 metres and JB Sentral at 530 metres mean no car is needed within your daily radius. A single tower of 336 units is low density, so lifts and parking are not congested in the way they are in projects of a thousand units or more. What you have to accept is the commercial-title utility and assessment rates and the relatively high maintenance fee, so obtain the actual fee notices from the management office before deciding.
Low-effort investors who want a turnkey letting proposition
The building has professional short-term operators and unified hotel-style management, so handing the unit to an operator is straightforward. But be clear on two things: short-term letting income can be banned by a single JMB vote at any time; and Google reviews show that parking charges and resident waivers are a real point of friction here, so settle the car park arrangements before letting.
Not suitable for: anyone who needs to realise the asset within 3 to 5 years
Neither list.my nor brickz has a standalone transaction page for this project, EdgeProp listings show 0 units for sale, and PropertyGuru carries only 20 listings for sale. With 336 units in total, market depth is extremely thin. You have no reliable pricing benchmark and no steady pool of buyers, so a short-term exit will most likely require a heavy discount. If you buy here, be prepared to hold for more than 7 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.
⚠Secondhand liquidity is the worst in the area; being able to buy in does not mean being able to sell out
Neither list.my nor brickz.my has a standalone lot page for Suasana Iskandar, which means the number of transactions recorded by NAPIC is too small to form a standalone statistical unit. The EdgeProp project page shows 0 units for sale and 0 for rent, and its listing page carries only 3 residential units for sale. PropertyGuru shows only 20 listings for sale and 27 for rent. With 336–339 units in total, the project is small to begin with. The practical impact for buyers: there is no reliable transacted benchmark, so you have no way of judging whether the seller's asking price is reasonable, and when you want to sell you may wait more than a year or be forced into a heavy discount.
⚠The developer, UMLand, was privatised and delisted in 2012, so its financial position cannot be verified
UMLand (United Malayan Land Bhd) was privatised at RM2.50 per share by Tan Sri Syed Mokhtar Al-Bukhary and Datuk Ng Eng Tee in 2012 and delisted from Bursa Malaysia, with Seleksi Juang Sdn Bhd as the acquisition vehicle. After delisting it no longer has any obligation to publish financial statements. The practical impact for buyers: you cannot verify the developer's current solvency or its commitment to ongoing maintenance from public sources, so if structural defects emerge or shared facilities require the developer's cooperation, you have no listed-company disclosure to warn you in advance.
⚠No public maintenance fee figure exists even today, while the commercial tariffs are certain
PropertyGuru's AskGuru carries a question dated 29 April 2023 asking directly what the maintenance fee for this project is, whether a car park bay is included, and how assessment rates and utilities are charged. It has received 0 answers and only 54 views to date. The maintenance fee field is still blank on most major portals, though as at September 2026 two agents do state a figure in their sale listings — about RM0.29–0.30 psf per month, one of them noting it already includes the sinking fund. What is certain is that this project is a Service Residence on commercial title, so electricity is charged at commercial rates (about 50% higher than residential), the minimum monthly water charge is about RM35 commercial against about RM6 residential, and assessment rates are typically 1.5 to 2 times the residential level. Projects under unified hotel-style management usually carry a further step up in maintenance fees.
⚠Operating data for the Zenith mall and the Amari hotel stops in 2018
A 2017 report stated that Zenith Lifestyle Centre was "70% let, with full occupancy expected in July or August", and there has been no public update on occupancy since. Amari Johor Bahru is managed by ONYX and UMLand has been delisted, so neither party is a listed disclosure entity, and occupancy and operating performance for 2024–2026 cannot be found. The practical impact for buyers: the project's two biggest selling points, its own mall and a five-star hotel, are currently unverifiable, and if either trades poorly, the maintenance standard of shared facilities and the project's standing will both be affected.
⚠An entry price above RM1,000 psf, the most expensive tier in the JBCC area
The current listing range on PropertyGuru is RM806–1,458 psf and EdgeProp's 48-month median is RM958 psf. Against other JBCC projects such as KSL D'Esplanade (median about RM649 psf), Twin Galaxy (about RM695 psf) and Paragon Suites (about RM681 psf), Suasana's entry threshold is 40–50% higher. The practical impact for buyers: you pay the brand and location premium up front, so future capital appreciation depends on the whole JBCC precinct continuing to rise rather than on this project catching up on its own.
⚠Dense short-term letting operations in the building, which the JMB can ban outright in a single vote
Professional short-term operators such as SummerSpace are active in the building (listing names include Suasana Suites Johor Bahru by SummerSpace and Suasana Residence Homestay), and Google reviews include complaints about power trips leaving units without air-conditioning all night, disputes over parking charges, and residents receiving no parking waiver. On the legal side, the Federal Court in Innab Salil v Verve Suites Mont' Kiara [2020] confirmed that a management body may prohibit short-term letting outright by by-law, no national short-term rental act (STRA) has been enacted to date, and Johor Bahru City Council (MBJB) has already imposed short-term letting restrictions on residential strata property. If your investment model rests on daily letting income, that income can be reduced to zero by a single general meeting vote.
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 |
|---|---|---|---|---|---|---|
| Suasana Iskandar Malaysia ← | 2017 | Freehold | 336 | RM967–1750 | RM625,000 – RM1,620,000 | 4.5–5.0% |
| R&F Princess Cove | 2018 | Freehold | 868 | RM660–900 | RM385,000 – RM1,200,000 | 4.0–4.5% |
| 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% |
| KSL D'Esplanade Residence | 2014 | Freehold | 1,000 | RM599–1289 | RM335,000 – RM1,560,000 | 5.0–5.5% |
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. Suasana Iskandar Malaysia 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 Suasana Iskandar Malaysia cost on the resale market?
As at September 2026, Suasana Iskandar Malaysia resale listings run RM625,000 to RM1,620,000, with a mid-market level around RM977,500 and transacted PSF of RM967–1750. By layout: Type A (7 layouts) (644-707 sf) RM625,000–RM780,000; Type B (4 layouts) (823-988 sf) RM815,000–RM1,140,000; Type C (2 layouts) (1115-1235 sf) RM1,140,000–RM1,620,000. Within one layout the spread comes from floor, facing and condition — WhatsApp me for the live list.
What are rents and yields at Suasana Iskandar Malaysia?
Whole-unit rents run RM3,000 – RM5,400 a month. That is a gross yield of about 4.5% – 5.0% — gross, so after maintenance, assessment, quit rent, insurance and vacancy, net yield is typically 0.8–1.2 points lower.
Is Suasana Iskandar Malaysia freehold, and can foreigners buy?
Suasana Iskandar Malaysia 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 Suasana Iskandar Malaysia completed and who built it?
Suasana Iskandar Malaysia was completed in 2017 and is occupied resale stock: 1 block(s), 36 storeys, 336 units. Developer: UMLand (United Malayan Land Bhd). A Bursa Malaysia-listed company under the Boustead group, with decades of track record. Past projects include Bandar Seri Coalfields, Suasana Sentral Loft, Suasana Bangsar and UMLand Medini Lakeside. Its reputation is steady, and this project is built around a Samsung Smart Home concept developed with Samsung.
How is transport at Suasana Iskandar Malaysia, and how far is the checkpoint?
about 1.8 km from Bukit Chagar RTS station, 5–8 minutes on foot or by short drive; about 1.9 km from CIQ; Adjacent to the JB Sentral rail and bus interchange
What layouts does Suasana Iskandar Malaysia have?
3 layouts: Type A (7 layouts) 644-707 sf (1BR), Type B (4 layouts) 823-988 sf (2BR), Type C (2 layouts) 1115-1235 sf (3BR). Areas run 644 to 1,235 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 Suasana Iskandar Malaysia, and what facilities are there?
Maintenance runs about RM0.29–0.30 per sq ft per month, per September 2026 sale listings cross-checked across two different agents and two separate units: one agent states the rate outright as RM0.30 psf and marks it (Include sinking), meaning the sinking fund is already in that figure; another quotes RM187 a month for a 644 sq ft unit (about RM0.290 psf). That is lower than most people expect of a newer, hotel-managed address, and sits in the lower half of the measured range across completed Johor Bahru condos (RM0.22–0.42 psf). Ask the management office for the latest fee notice and the audited accounts. Facilities include: Sky pool, Gymnasium, Rooftop garden lounge, Laundry room, Changing rooms, Outdoor café seating, Suasana Café, Five-star Amari hotel (managed by ONYX), Zenith Lifestyle Centre commercial hub.
Who is Suasana Iskandar Malaysia suitable for?
Singapore commuters (RTS, CIQ and JB Sentral all within walking distance); Owner-occupier and rental buyers wanting a listed developer’s brand assurance plus smart-home features; Short-stay and serviced apartment investors (Suasana Suites runs a unified rental programme)
What are the risks of buying at Suasana Iskandar Malaysia?
Only 336 units, so supply is limited and secondary liquidity is weaker than large projects such as R&F or Astaka; PSF above RM1,000, expensive relative to older projects in the same JBCC area; Hotel-style unified management fees may be on the high side
What malls, schools and hospitals are near Suasana Iskandar Malaysia?
Malls: Komtar JBCC, Johor Bahru City Square, Galleria @ Kotaraya, R&F Mall. Schools: Foon Yew High School, Sekolah Kebangsaan Sultan Ibrahim. Hospitals: IMC City Square Medical Centre, Maria Hospital.
Why can no major website show transaction records for Suasana Iskandar?
Because there are too few transactions. list.my and brickz.my both build their pages from NAPIC (Valuation and Property Services Department) data, and where transactions are insufficient no standalone lot page is created. EdgeProp does give a 48-month median of RM958 psf but does not disclose the number of transactions, and the same page shows 0 listings for sale and 0 for rent. The whole project has only 336–339 units, one of the smallest in the area. In practice this means you have no reliable market benchmark, negotiation and valuation rest on an agent's verbal information, and you carry that risk yourself.
With a five-star Amari hotel upstairs, does the hotel absorb part of the maintenance fee?
This must be asked in person, because no public source answers it. Ask three things. First, whether the maintenance fees for the residences and the hotel are accounted for separately or share the common facilities (lobby, lifts, generators, fire systems). Second, whether arrears on the hotel side would drag down the residential sinking fund. Third, what Amari's current occupancy and trading position are. UMLand was privatised and delisted in 2012 and ONYX is not locally listed, so there has been no public update on operating data since 2018 and you can only assess it on site.
If I buy here and let to Singapore commuters, will the rent hold up?
The location itself is not the issue: JB Sentral is 530 metres away in a straight line and the RTS station 780 metres, among the most convenient positions in Johor Bahru. The issue is the cost structure. The entry psf (EdgeProp median RM958) is 1.4 to 1.5 times that of older projects in the same area, but rents are not 40–50% higher in proportion, so the net return is compressed to 4–4.5% (EdgeProp's implied yield is 4.35%). Add commercial electricity tariffs, the commercial minimum monthly water charge, assessment rates 1.5 to 2 times the residential level and hotel-style management fees, and what you actually receive is reduced again. Before buying, run the cash flow on the basis of long-term letting only with all fixed costs deducted.
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