Sunway GRID Residence @ Sunway Iskandar
Sunway GRID Residence @ Sunway Iskandar is a completed 2022 project, leasehold, 501 units. This page covers location, layouts, rents, yields and risks — WhatsApp me for actual asking prices on units for sale.
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Sunway GRID Residence @ Sunway Iskandar in 30 seconds
Sunway GRID Residence @ Sunway Iskandar is a leasehold condominium in Sunway Iskandar, Johor Bahru, Malaysia, developed by Sunway Iskandar Sdn Bhd (part of Sunway Berhad) and completed in 2022. It comprises 1 block(s), 22 storeys and 501 units. Address: Sunway City Iskandar Puteri, Gelang Patah, Johor.
Layouts run 541 to 1,039 sq ft across 2 types. Resale asking prices are not yet verified — WhatsApp me for live quotes; transacted PSF sits at RM1032 psf. Whole-unit rents are RM2,650 – RM3,600 a month (too few transaction samples to compute a yield). Maintenance: about RM0.39–0.41 per sq ft per month — per September 2026 sale listings, cross-checked across three different agents and three layout sizes; a 541 sq ft unit is billed RM224 a month plus RM23.40 sinking fund, a 584 sq ft unit RM234, and a 735 sq ft unit RM285 with the sinking fund stated as included.
Transport position: About 28–32 km to RTS Bukit Chagar
What kind of project is Sunway GRID Residence @ Sunway Iskandar?
Every line below can be checked against the developer and official records. This is a completed 2022 project — you are buying a real unit you can walk into, not a rendering.
- Developer
- Sunway Iskandar Sdn Bhd (part of Sunway Berhad)Sunway Berhad
- Completed
- 2022Completed · resale stock
- Tenure
- LeaseholdOpen to foreign buyers (min-price rules apply)
- Total units
- 5011 block(s) · 22 storeys (TEDUH 13596-3)
- Layouts
- 2See price table below
- Maintenance
- approx. RM0.39–0.41 psf/monthPer September 2026 sale listings (three agents, three layout sizes); 541 sq ft RM224/month plus RM23.40 sinking fund, 584 sq ft RM234/month, 735 sq ft RM285/month including sinking fund. Confirm with the management office
- Asking PSF
- RM1032Agent-corrected asking range
- Gross yield
- Too few samplesWhole-unit basis
Sunway Berhad is a large listed Malaysian conglomerate, with brand recognition and a reputation among the strongest in the industry.
Sunway Iskandar — what is around you
Full address: Sunway City Iskandar Puteri, Gelang Patah, Johor. Location decides who rents from you — and how easily you resell.
🚉 Getting around
- 🚉 RTS / railAbout 28–32 km to RTS Bukit Chagar
- 🛂 Checkpoint (CIQ)About 28–32 km to CIQ
- 🚌 Other transportAbout 12–16 km to the Second Link
🛍️ Malls & shopping
- Sunway Iskandar retail component
🎓 Schools
- Sunway International School Iskandar Puteri
2 layouts, from 541 to 1,039 sq ft
Public listing data for this project is thin, and some layouts do not yet have enough samples to publish a reliable band. Rather than give you a number I cannot stand behind, I would rather send you the actual asking prices of units on the market now.
| Layout | Area | Bed / Bath | Resale price band | PSF | Monthly rent |
|---|---|---|---|---|---|
| Apartment units | 541-772 sf | TBC | TBC | — | RM2,650 – 3,600 |
| Retail units (non-residential, 41 additional units) | 1000-1039 sf | TBC | TBC | — | RM2,650 – 3,600 |
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: RM860 psf; this page uses RM1032 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.
What Sunway GRID Residence @ Sunway Iskandar 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 Sunway Berhad's own site sunwayproperty.com; copyright Sunway Berhad.
Official drawings for all 2 layouts — I request them 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 floor plans from the Sunway Property / Sunway Iskandar Sdn Bhd brochure; copyright Sunway 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 RM3,600 a month
There are not enough public transaction samples for this project to compute a gross yield I would stand behind, so I am not printing a made-up number. Tell me your budget and target rent and I will work it out from the transactions and actual rents I hold.
Monthly rent by layout
Whole unit, unfurnished to basic furnishing · Ringgit per month
Who rents at Sunway GRID Residence @ Sunway Iskandar, 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 Sunway GRID Residence @ Sunway Iskandar its value
Completed in 2022, the newest project on this list of 21
The PropertyGuru project page records the developer as Sunway Iskandar Sdn Bhd, the title as leasehold and completion in 2022. Compared with most projects in the area, handed over between 2014 and 2018, this is the youngest building: the structure, facade, lifts and mechanical and electrical equipment are all not long past the defect liability period, and no large-scale refurbishment spending falls due in the next 5 to 10 years. For buyers who do not want to inherit somebody else's maintenance backlog, that is a real difference.
Within the 1,800-acre Sunway Iskandar master plan, with amenities delivered by the same group
Sunway Iskandar is the Sunway group's 1,800-acre integrated township in Iskandar Puteri, and amenities such as Sunway Big Box Retail Park (opened December 2019, Malaysia's first hybrid retail park) and Sunway International School sit within the same master plan, funded by the same listed group. That makes the continued delivery of surrounding facilities more predictable than in projects built on separate parcels.
Very close to the Second Link, which official material puts at about a 5-minute drive
For Sunway Big Box Retail Park in the same township, official material states about 5 minutes' drive to the Malaysia–Singapore Second Link (via the Iskandar Coastal Highway) and about 8 minutes to Legoland. This project sits on Jalan Medini Selatan 3 within the same catchment. It is among the closest residential developments in Johor Bahru to the Second Link, and for anyone working in western Singapore (Jurong, Tuas, Clementi) the commute is far shorter than from the city-centre projects.
An implied rental yield of 6.24%, at the upper end of this list
EdgeProp's implied yield of 6.24% is above Teega in Puteri Harbour (5.39%–5.64%), Medini Signature (5.8%) and 1Medini (5.4%) in Medini, and Sky Loft in Bukit Indah (5.89%). The reason is that this project is dominated by small units (base data record unit areas of 541–772 sq ft), so total prices are low while rents hold up relatively well.
125 rental listings give the letting market enough depth
PropertyGuru shows 54 listings for sale and 125 for rent in this project. That is a high number of rental listings for a building of this age, and it means two things: there are enough comparables when you look for a tenant, and the proportion of investor owners in this building is high. For rental buyers, market depth is a positive; it also means competition (see the risks section).
🏊 Facilities
- Swimming pool
- Gym
- Retail podium
- 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 core transport advantage; official material for Sunway Big Box in the same township states about 5 minutes' drive to the Second Link (via the Iskandar Coastal Highway)about 12–16 km, a drive of about 5–15 minutes (depending on checkpoint traffic)
- Bukit Chagar RTS stationThe RTS does not serve this area; taking it means first driving about 28–32 km into central Johor Bahru to changeabout 28–32 km, a drive of about 35–40 minutes
- CIQ / Bangunan Sultan Iskandar Causeway checkpointRequires driving into central Johor Bahru first; heavily congested at peak hoursabout 28–32 km, a drive of about 35–40 minutes
- Iskandar Coastal HighwayThe main road in and out of Sunway Iskandar, towards the Second Link and central Johor BahruDirect access within the township
- Jalan Medini Selatan 3The road the project sits on, linking the Medini and Sunway Iskandar districtsAt the project entrance
🛍️ Shopping & dining
- Sunway Big Box Retail ParkOpened December 2019, Malaysia's first hybrid retail park, with large warehouse-format stores and the X-treme adventure park; official material states about 5 minutes' drive from the Second Link and about 8 minutes from Legolandwithin the same township, a drive of about 5 minutes
- Mall of MediniMall in the core of Medini, immediately next to Legolanda drive of about 5–10 minutes
- Legoland Malaysia ResortOpened 2012, the first Legoland in Southeast Asiaa drive of about 8 minutes
- AEON Mall Bukit IndahOpened 19 December 2008, the most established large mall in western Johora drive of about 15–20 minutes
- Puteri Harbour marina dining beltWaterfront dining and leisure areaa drive of about 15 minutes
🎓 Schools
- Sunway International School (Sunway Iskandar)International school within the same township, run by the same groupwithin the township, a drive of about 5 minutes
- EduCity Iskandar higher education hubA 305-acre education city hosting Newcastle University Medicine Malaysia, University of Southampton Malaysia, Raffles University, MMU and MDIS among others; the most stable source of long-term rental demand in this areaa drive of about 10 minutes
- Marlborough College MalaysiaBritish boarding and day international school within EduCity, ages 3–18, on a 90-acre campusa drive of about 10–15 minutes
- Raffles American SchoolJalan Raffles, 79050 Iskandar Puteri; accredited by the Western Association of Schools and Colleges (WASC)a drive of about 10–15 minutes
- National-type primary and secondary schools around Bukit IndahSchools serving local pupils are concentrated in Bukit Indaha drive of about 15–20 minutes
🏥 Healthcare
- Gleneagles Hospital Medini300-bed private hospital under IHH Healthcarea drive of about 5–10 minutes
- Columbia Asia Hospital Iskandar Puteri (Nusajaya)Private general hospitala drive of about 10–15 minutes
- Private clinics and pharmacies around Medini and Bukit IndahEveryday outpatient carea drive of 5–15 minutes
- KPJ Puteri Specialist Hospital (central Johor Bahru)Private specialist hospitalabout 28 km, a drive of about 35 minutes
- Hospital Sultanah Aminah (Johor Bahru)Johor's largest public hospital with 24-hour emergency services; there is no public hospital of comparable level in this areaabout 28–32 km, a drive of about 35–40 minutes
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.
Singles or small families working in western Singapore who use the Second Link daily
Official material for Sunway Big Box in the same township states about 5 minutes' drive to the Second Link, and this project is among the closest residential developments in Johor Bahru to that crossing. It was completed in 2022, making it the youngest building here with the newest equipment. What you have to accept is the loan tenure limit that comes with leasehold title, and a township still filling out — confirm the approvable tenure with a bank before deciding on your offer.
Owner-occupiers who want a new building and no inherited maintenance backlog
Completion in 2022 makes this the newest project on the list, with no lift overhauls or facade refurbishment falling due in the next 5 to 10 years and correspondingly less pressure on the sinking fund. It suits anyone wanting a settled few years. Note that the launch price was about RM860 psf against a current transacted median of RM724 psf, so do not expect prices to return to launch level in the short term.
Cash-flow investors targeting employment at EduCity and the Sunway township
EdgeProp's implied yield of 6.24% is at the upper end of this list, and small units are the segment where this project's price per square foot holds up best (a 538 sq ft unit transacted at RM974 psf in March 2023). But 125 rental listings amount to about 25% of all units, so competition is real. Price using the actual rents of the lowest three listings on mudah.my, and calculate on two to three months' vacancy.
Not suitable for: buyers of large units above 1,200 sq ft
EdgeProp records a 2,121 sq ft unit in this project transacting at RM438 psf in January 2025, the lowest price per square foot in the project's history and only 45% of the peak achieved by small units. This area has no high-income employment belt, so large units carry a high total price, cannot command proportionate rent and face a small buyer pool, and the time to sell may be measured in years. If you buy here, buy a small unit.
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.
⚠Leasehold, and within the Sunway Iskandar system, so the remaining term must be checked unit by unit
The PropertyGuru project page states the title as leasehold. The practical impact of leasehold is not what happens decades from now but what loan terms you can get today: Malaysian banks look at how many years remain on the lease when the loan matures, and in practice most require 20 to 30 years or more still to run at that point. The shorter the lease, the shorter the tenure the bank will approve, the higher the monthly instalment, and possibly the lower the margin of finance. At resale, the next buyer faces an even shorter remaining term and worse loan terms, which directly caps what they can pay.
⚠Units are small (541–772 sq ft) while the launch price was already about RM860 psf
Base data record unit areas of 541–772 sq ft and a launch price of about RM860 psf, while EdgeProp's 48-month transacted median has come back to RM724 psf, range RM647–747 psf. In other words, the price per square foot has fallen about 13–16% from launch to current subsale levels. For owners who bought from the developer around 2022, selling now means a loss; for you, those owners are your future competitors, their price expectations will hold transacted prices up, but the market will pull them back down.
⚠Large units are a price black hole: a 2,121 sq ft unit transacted at RM438 psf
EdgeProp records this project's historical low as a 2,121 sq ft unit at RM438 psf in January 2025, against a 538 sq ft small unit at RM974 psf in March 2023 — the same building, with a 2.2-fold difference in price per square foot. The reason is that the tenant and buyer pool in this area is mainly mid-budget: units above 2,000 sq ft carry a high total price, cannot command proportionate rent, and are pushed to a very low price per square foot. The practical effect for buyers: buying a large unit looks cheap on a per square foot basis, but when you sell, the buyer pool may be so small that you wait a year or two.
⚠125 rental listings, plus Sunway Citrine and the Medini projects competing for the same tenants
This project has 125 rental listings against 54 for sale, so rentals outnumber sales 2.3 to 1. Against the 501 units recorded in the base data, rental listings amount to about 25% of all units — a quarter of the building looking for a tenant. At the same time, Sunway Citrine Residences (328 units) within Sunway Iskandar and 1Medini (1,332 units), D'Pristine (1,182 units) and Medini Signature (456 units) in neighbouring Medini all draw on the same tenant pool: EduCity students and staff, Gleneagles medical staff, and workers at SILC and the surrounding industrial areas. The ceiling on rents is structural.
⚠Sunway Iskandar is still being built out, and some amenities are not yet in place
Sunway Iskandar is a long-term 1,800-acre township development and only part of it is complete. Sunway Big Box Retail Park (opened December 2019) and Sunway International School are real and operating, but the township's commercial density, dining choice and footfall still fall well short of Bukit Indah, which has been running for more than a decade. The practical effect for buyers: what you are buying today is an expectation of what the place will become, and the pace at which that expectation is delivered is set by the Sunway group's investment schedule, not by you.
⚠Foreign buyer costs rose in 2026, and a low total price magnifies the fixed charges
MOT stamp duty for non-citizens is fixed at 8% from 1 January 2026 (previously 4%); 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 for subsale on the higher of the JPPH valuation or the transacted price. On a total price of about RM390,000, derived from 541 sq ft at RM724 psf, 3% would be only about RM11,700, but the minimum of RM30,000 applies — equivalent to 7.6% of the price, and 15.6% once the 8% stamp duty is added. This project is also not within the Medini zone (the address is Jalan Medini Selatan 3, within Sunway Iskandar), so whether the Medini minimum-price exemption applies must be confirmed by a lawyer.
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 |
|---|---|---|---|---|---|---|
| Sunway GRID Residence @ Sunway Iskandar ← | 2022 | Leasehold | 501 | RM1032 | — | — |
| 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. Sunway GRID Residence @ Sunway Iskandar 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 Sunway GRID Residence @ Sunway Iskandar cost on the resale market?
Public listing samples for Sunway GRID Residence @ Sunway Iskandar are currently thin, and I will not publish a band I cannot stand behind. I can pull the actual asking prices of units on the market now — WhatsApp me your target layout and budget.
What are rents and yields at Sunway GRID Residence @ Sunway Iskandar?
Whole-unit rents run RM2,650 – RM3,600 a month. There are too few public transaction samples to compute a yield I would stand behind, so I am not printing one. Tell me your budget and I will work it out from the transactions I hold.
Is Sunway GRID Residence @ Sunway Iskandar freehold, and can foreigners buy?
Sunway GRID Residence @ Sunway Iskandar 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 Sunway GRID Residence @ Sunway Iskandar completed and who built it?
Sunway GRID Residence @ Sunway Iskandar was completed in 2022 and is occupied resale stock: 1 block(s), 22 storeys, 501 units (KPKT TEDUH registration 13596-3). Developer: Sunway Iskandar Sdn Bhd (part of Sunway Berhad). Sunway Berhad is a large listed Malaysian conglomerate, with brand recognition and a reputation among the strongest in the industry.
How is transport at Sunway GRID Residence @ Sunway Iskandar, and how far is the checkpoint?
About 28–32 km to RTS Bukit Chagar; About 28–32 km to CIQ; About 12–16 km to the Second Link
What layouts does Sunway GRID Residence @ Sunway Iskandar have?
2 layouts: Apartment units 541-772 sf (TBC), Retail units (non-residential, 41 additional units) 1000-1039 sf (TBC). Areas run 541 to 1,039 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 Sunway GRID Residence @ Sunway Iskandar, and what facilities are there?
Maintenance runs about RM0.39–0.41 per sq ft per month, per September 2026 sale listings cross-checked across three different agents and three layout sizes: a 541 sq ft unit billed RM224 a month with the sinking fund itemised separately at RM23.40; a 584 sq ft unit at RM234; and a 735 sq ft unit at RM285, where the listing states Sinking Fund: Included. This is one of the few projects whose listings are explicit about the sinking fund — one itemises it, another says it is bundled in. Ask the management office for the latest fee notice and the audited accounts. Facilities include: Swimming pool, Gym, Retail podium, 24-hour security.
Who is Sunway GRID Residence @ Sunway Iskandar suitable for?
Buyers who prefer newer stock (handed over in 2022); Younger investors and owner-occupiers on a tighter budget
What are the risks of buying at Sunway GRID Residence @ Sunway Iskandar?
Units are on the small side (541–772 sf) and the launch PSF was already about RM860, which is high for the area; assess the scope for future capital growth
What malls, schools and hospitals are near Sunway GRID Residence @ Sunway Iskandar?
Malls: Sunway Iskandar retail component. Schools: Sunway International School Iskandar Puteri. Hospitals: .
Sunway Grid launched at RM860 psf and the current transacted median is RM724 psf. How should I pitch my offer?
Start by accepting one fact: from launch to current subsale levels, the price per square foot has fallen about 13–16% (EdgeProp's 48-month transacted median is RM724 psf, range RM647–747 psf). That means owners who bought from the developer around 2022 are sitting on paper losses and their price expectations will run above the market. In practice: (1) use the lower end of EdgeProp's transacted range, RM647 psf, as your starting offer rather than the median or the asking price; (2) ask the agent for transacted prices per square foot in 2025 and 2026 to see whether the trend is still falling or has stabilised; and (3) ignore the RM405–8,000 psf listing range shown on PropertyGuru, as the upper bound is plainly a data error.
Does Sunway Grid count as being within the Medini zone? Can foreigners skip the minimum price threshold?
This has to be verified by a lawyer and cannot rest on what an agent says. The project's address is Jalan Medini Selatan 3, postcode 79250, within the 1,800-acre Sunway Iskandar township and immediately adjacent to Medini. But adjacent and inside the boundary are two different things — the Medini minimum-price exemption for foreign buyers has defined geographical limits and conditions (the public position is that it covers newly completed strata property bought from the developer, and whether it extends to subsale must be confirmed case by case). If this project is outside the boundary, foreigners must meet the Johor state residential threshold of RM1 million, which most units here do not reach. Before paying a deposit, have your lawyer issue a written opinion on whether this unit is within the Medini boundary, whether the exemption applies on subsale, and how your nationality affects it, and include a refund-on-refusal clause in the contract.
When will Sunway Iskandar's amenities be complete? Am I buying too early?
What is already on the ground is real: Sunway Big Box Retail Park opened in December 2019 as Malaysia's first hybrid retail park, with official material stating about 5 minutes' drive from the Second Link and about 8 minutes from Legoland, and Sunway International School is also operating within the township. But only part of the 1,800-acre township is complete, and its commercial density, dining choice and footfall still fall well short of Bukit Indah, which has been running for more than a decade. How to judge it: walk Sunway Big Box and the township's commercial belt on a weekday evening and count the shops actually trading and the real footfall; at the same time, ask the agent for the latest Sunway Iskandar master plan timetable and the completion dates for the next phase of commercial space and facilities. When valuing, strip out anything not yet built — pay only for the amenities that already exist.
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