Tebrau City Residences
Resale listings here run from RM360,000 to RM540,000 — a spread of RM180,000. 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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Tebrau City Residences in 30 seconds
Tebrau City Residences is a freehold condominium in Taman Desa Tebrau, Johor Bahru, Malaysia, developed by Plenitude Permai Sdn Bhd (part of the Plenitude Berhad group) and completed in 2009. It comprises — block(s), 10 storeys and — units. Address: Jalan Persiaran Desa Tebrau, Taman Desa Tebrau, 81100 Johor Bahru, Johor.
Layouts run 1,092 to 1,882 sq ft across 1 types. As at September 2026, resale listings range RM360,000 – RM540,000, with a mid-market level around RM450,000; transacted PSF sits at RM310–516 psf. Whole-unit rents are RM1,700 – RM3,000 a month, a gross yield of 5.7%. Maintenance: about RM0.18–0.19 per sq ft per month — per September 2026 sale listings, cross-checked across four different agents, four layout sizes and both portals; a 1,092 sq ft unit is quoted at RM210+ a month, a 1,406 sq ft unit at RM259, a 1,486 sq ft unit at RM266.77 and an 1,882 sq ft unit at RM350. That is the lowest band among the completed Johor Bahru condos covered here. The listings do not state whether the sinking fund is included.
Transport position: about 13-15 km, roughly 18-22 minutes by car (estimated)
Official median transacted price (historical reference): RM380,000 (365 psf), period November 2023 – October 2024 (12 months of transaction data), source iProperty / brickz (data sourced from NAPIC / JPPH). The most common transaction is a 3-bedroom, 1,092 sq ft unit, with a median of about RM360 psf, broadly consistent with the project's overall range of RM258–430 psf. The original launch price was about RM150 psf in 2009, and 17 years on it has risen to the current level, an annualised increase that is far from aggressive and indicates that pricing here has always tracked local owner-occupier demand rather than speculation. 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 Tebrau City Residences?
Every line below can be checked against the developer and official records. This is a completed 2009 project — you are buying a real unit you can walk into, not a rendering.
- Developer
- Plenitude Permai Sdn Bhd (part of the Plenitude Berhad group)Plenitude Berhad
- Completed
- 2009Completed · resale stock
- Tenure
- FreeholdOpen to foreign buyers (min-price rules apply)
- Total units
- —— block(s) · 10 storeys
- Layouts
- 1See price table below
- Maintenance
- approx. RM0.18–0.19 psf/monthPer September 2026 sale listings (four agents, four layout sizes, both portals); 1,092 sq ft RM210+/month, 1,882 sq ft RM350/month. Sinking fund inclusion not stated — confirm with the management office
- Asking PSF
- RM310–516Agent-corrected asking range
- Gross yield
- 5.7%Whole-unit basis
Plenitude Berhad is a listed Malaysian developer with projects in Penang, Johor Bahru and elsewhere. It is a medium-to-large listed developer with a solid reputation.
Taman Desa Tebrau — what is around you
Full address: Jalan Persiaran Desa Tebrau, Taman Desa 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 minutes by car to the Tebrau Highway / Pasir Gudang Highway interchanges
🛍️ Malls & shopping
- AEON Tebrau City
🎓 Schools
- SMK Taman Desa Tebrau (national secondary, in-township)
- 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)
- Klinik Kesihatan Sultan Ismail (government clinic)
- JB Specialist Hospital (private)
- Columbia Asia Hospital – Tebrau (private, Kota Southkey)
1 layout, from 1,092 to 1,882 sq ft
The table shows the current resale price band and rent band for each layout. Mid-market sits around RM450,000, the top of market reaches RM540,000 — within one layout the spread comes down to floor, facing and condition.
| Layout | Area | Bed / Bath | Resale price band | PSF | Monthly rent |
|---|---|---|---|---|---|
| Standard unit | 1092-1882 sf | 3BR · 2 bath | RM360,000 – RM540,000 | RM191–495 | RM1,700 – 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: RM258–430 psf; this page uses RM310–516 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 Tebrau City Residences 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 Plenitude Berhad / Plenitude Tebrau Sdn Bhd (developer site archive); copyright Plenitude 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.
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 RM3,000 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 Tebrau City Residences, how long units sit empty, and who will buy from you later matter more than the yield figure. I can walk you through all three against your budget and purpose.
What actually gives Tebrau City Residences its value
A 600 m walk to AEON Tebrau City and Toppen Shopping Centre
Measured walking distances: AEON Tebrau City about 600 m (about 8 minutes, flat ground), Toppen Shopping Centre about 600 m (about 8 minutes, flat ground), IKEA Tebrau about 700–850 m (about 10–12 minutes). All three major malls are within walking distance, which is a locational advantage unmatched by any other condominium project across the Taman Molek and Tebrau area; everyday shopping, dining and furniture buying require no car at all.
A 900 m walk to Hospital Sultan Ismail public hospital
The measured walking distance is about 900 m, around 12 minutes. For households with elderly members or young children, or anyone who needs to travel to hospital regularly, this distance materially reduces the time cost in an emergency, and it gives this project the best healthcare access of the four projects in the area.
Backed by listed developer Plenitude Berhad, freehold title
Developed by Plenitude Permai Sdn Bhd, part of Malaysian listed company Plenitude Berhad, which has projects in Penang, Johor Bahru and elsewhere; compared with small and mid-sized regional developers, title delivery and project registration records are relatively transparent. The project is freehold, with 472 units in total across 10 storeys.
An uncommon range of 1- to 5-bedroom layouts for this area, including large 5-bedroom units
Unit areas run from 1,092 to 1,882 sq ft with configurations from 1 to 5 bedrooms, priced at about RM300,000–450,000 and letting at about RM1,400–2,500 per month. Large 5-bedroom units are very rare among condominium products in this area, and they suit families with several children or owners who want to partition off part of the unit to let, giving a flexibility of layout that few comparably priced projects offer.
Walking distance to SMK Taman Desa Tebrau, with schooling inside the neighbourhood
The measured walking distance is about 1.1 km, around 15 minutes. The project sits within the Taman Desa Tebrau housing estate itself, and SMK Taman Desa Tebrau is the estate's own school, so for local families the school run does not require going out onto the main roads and the route is straightforward.
🏊 Facilities
- Parking
- Gymnasium
- Sauna
- 24-hour security
- Swimming pool
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
- Bangunan Sultan Iskandar CIQ complexRequires driving, not a commuter property; actual times at morning and evening peaks will be considerably longerabout 13.5 km by car, about 18 minutes (off-peak)
- Bukit Chagar RTS stationAlso requires driving, with no walking or short shuttle optionabout 16.1 km by car, about 18 minutes (off-peak)
- Persiaran Bandar Desa TebrauThe estate's main access road, connecting Jalan Desa Tebrau and Laluan Persekutuan 3/AH18Street adjoining the project, direct access
🛍️ Shopping & dining
- AEON Tebrau CityWithin walking distance, one of the most conveniently accessible mall amenities in the areaabout 0.6 km, about an 8-minute walk (flat ground)
- Toppen Shopping CentreAdjacent to AEON Tebrau City, also within walking distanceabout 0.6 km, about an 8-minute walk (flat ground)
- IKEA TebrauIKEA furniture store, within walking distanceabout 0.7–0.85 km, about a 10–12 minute walk
🎓 Schools
- SMK Taman Desa TebrauNational secondary school within the same housing estate, within walking distanceabout 1.1 km, about a 15-minute walk (flat ground)
- Austin Heights Private & International SchoolPrivate / international schoolabout 2.6–2.8 km by car, about 6–7 minutes
- SJK(C) Foon Yew 5Chinese-medium primary schoolabout 3.0 km by car, about 6 minutes
🏥 Healthcare
- Hospital Sultan IsmailPublic general hospital, within walking distance; the best healthcare access of any project in the areaabout 0.9 km, about a 12-minute walk
- Columbia Asia Hospital TebrauPrivate general hospitalabout 9.3 km by car, about 11 minutes
- KPJ Johor Specialist HospitalPrivate specialist hospital; the measured distance is further than it appearsabout 15.7 km by car, about 18 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.
Local families who value everyday convenience and want to save the daily drive to the shops
AEON, Toppen and IKEA, plus the public hospital, are all within walking distance, a level of convenience rarely found among projects in this area. What you have to accept is that the building is already 17 years old, so when viewing, focus on the actual condition of the lifts, pumps and other equipment rather than only on the location.
Families with several children or three generations who need a large unit on a limited budget
It is hard to find another option at this price with more than 1,500 sq ft and a 5-bedroom configuration, and it suits families who need separate partitioned space or want to let one room to help cover the instalments. Note that while the total price of a large unit is affordable, the building's age means renovation and updating costs should also be built into your budget.
Rental owners seeking steady cash flow rather than capital growth
A listed developer behind it and an established location give a steady source of tenants, which suits treating this as a long-term rental holding rather than a short-term trade. Before buying, factor the estimated major repair levy into your net return so that the headline rental yield does not mislead you.
Not suitable for: buyers seeking clear capital growth, or for whom commuting to Singapore is the core consideration
PSF growth over 17 years has been steady but unremarkable, and the measured drive to CIQ is about 13.5 km and 18 minutes, so this project was not designed for commuting to Singapore. Both types of buyer should look instead at projects around CIQ or at recent launches, rather than at this older development aimed at local end-user demand.
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.
⚠Over 17 years old, the oldest of the four projects in the area, with the most urgent need for major repairs
The project was completed in 2009 and is 17 years old. The lifts, pumps, facade waterproofing and pool equipment have in all likelihood already been through at least one round of major repair, and possibly a second. At 10 storeys and 472 units, if the sinking fund has been underfunded for years, the levy per unit could be higher than in a newer building, because it has to catch up on years of accumulated deferred maintenance in one go. The current maintenance fee and sinking fund balance cannot be found in public sources, so buyers cannot estimate this potential cost in advance.
⚠Basic data such as total units and number of storeys is missing from official channels, so transparency is inadequate
Although the project was developed by a company under listed developer Plenitude Berhad, information such as the total unit count (third-party data show about 472 units) and the maintenance fee is still marked as missing or inconsistent on some official registration channels, and different sources (PropertyGuru, iProperty/brickz) give differing unit counts. For buyers, this means title due diligence cannot rely on online information alone and requires separate verification with the land office or the management office.
⚠A wide PSF range (RM258–430 psf), with floor level and orientation having a clear effect on price
PSF in this project runs from RM258 to RM430, a spread of nearly 70%, which is a very large price gap within a single project. It usually comes down to floor level, whether the unit faces the street noise on the AEON Tebrau City side, and how recently it was renovated. A 600 m walk to the malls is certainly an advantage, but units on low floors or facing the mall's back lane and loading bays are noticeably discounted both in day-to-day living and in resale price.
⚠Over 13 km from both CIQ and the Bukit Chagar RTS station, this is not a commuter property
Measured drive times: about 13.5 km and 18 minutes to the Bangunan Sultan Iskandar CIQ checkpoint, and about 16.1 km and 18 minutes to the Bukit Chagar RTS station, both estimated off-peak; actual times at morning and evening peaks will be considerably longer. The project's core appeal is the local convenience of living next to the malls, not commuting to Singapore. If your first consideration in buying is crossing the border to work each day, this is not the right place.
⚠An older building at a low total price sells on to budget-constrained buyers, so capital growth is limited
From a launch price of about RM150 psf in 2009 to a current median of about RM365 psf, growth over 17 years has been steady but unremarkable, reflecting that this project has always been priced against local owner-occupier and rental demand rather than as a capital growth asset. Buyers should assess it as a stable cash flow rental holding or an owner-occupier choice for a limited budget, not as a source of meaningful capital gain, particularly as the building's age means future repair costs will keep eroding the net return.
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 |
|---|---|---|---|---|---|---|
| Tebrau City Residences ← | 2009 | Freehold | — | RM310–516 | RM360,000 – RM540,000 | 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. Tebrau City Residences is Freehold — confirm with your lawyer which regime applies before you place a booking. Get this wrong and the transfer can fail. I can check the title category for this project first.
The 13 questions buyers ask me most
How much does Tebrau City Residences cost on the resale market?
As at September 2026, Tebrau City Residences resale listings run RM360,000 to RM540,000, with a mid-market level around RM450,000 and transacted PSF of RM310–516. By layout: Standard unit (1092-1882 sf) RM360,000–RM540,000. Within one layout the spread comes from floor, facing and condition — WhatsApp me for the live list.
What are rents and yields at Tebrau City Residences?
Whole-unit rents run RM1,700 – RM3,000 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 Tebrau City Residences freehold, and can foreigners buy?
Tebrau City Residences is Freehold. Foreigners may buy subject to Johor’s minimum purchase price for foreign buyers. Residential title and commercial title (serviced apartment / SOHO) fall under different rules — have your lawyer confirm which applies before booking. From 2026 foreign-buyer stamp duty is 8%, plus Johor’s 3% consent levy (minimum RM30,000).
When was Tebrau City Residences completed and who built it?
Tebrau City Residences was completed in 2009 and is occupied resale stock: — block(s), 10 storeys, — units. Developer: Plenitude Permai Sdn Bhd (part of the Plenitude Berhad group). Plenitude Berhad is a listed Malaysian developer with projects in Penang, Johor Bahru and elsewhere. It is a medium-to-large listed developer with a solid reputation.
How is transport at Tebrau City Residences, and how far is the checkpoint?
about 13-15 km, roughly 18-22 minutes by car (estimated); about 13-15 km (estimated); about 5 minutes by car to the Tebrau Highway / Pasir Gudang Highway interchanges
What layouts does Tebrau City Residences have?
1 layout: Standard unit 1092-1882 sf (3BR). Areas run 1,092 to 1,882 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 Tebrau City Residences, and what facilities are there?
Maintenance runs about RM0.18–0.19 per sq ft per month, per September 2026 sale listings cross-checked across four different agents, four layout sizes and both portals: a 1,092 sq ft unit at RM210+ a month, a 1,406 sq ft unit at RM259, a 1,486 sq ft unit at RM266.77 and an 1,882 sq ft unit at RM350 — four figures that convert to almost the same psf rate. That sits well below the measured range across completed Johor Bahru condos (RM0.22–0.42 psf, median about RM0.31). A low fee is good for monthly outgoings, but it also means the sinking fund accumulates slowly, which raises the chance of a one-off special levy when the lifts, water pumps or facade reach their overhaul cycle. None of the listings state whether the sinking fund is included, so ask the management office for the audited accounts, the sinking fund balance and the collection rate. Facilities include: Parking, Gymnasium, Sauna, 24-hour security, Swimming pool.
Who is Tebrau City Residences suitable for?
Households of varying size, given the range of layouts (1 to 5 bedrooms) suiting anyone from single tenants to large families; Mid-budget owner-occupier and investor buyers
What are the risks of buying at Tebrau City Residences?
Over 15 years old (completed 2009); Some basic figures (total units, number of floors) are missing from official sources, so transparency is limited
What malls, schools and hospitals are near Tebrau City Residences?
Malls: AEON Tebrau City. Schools: SMK Taman Desa Tebrau (national secondary, in-township), 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), Klinik Kesihatan Sultan Ismail (government clinic), JB Specialist Hospital (private), Columbia Asia Hospital – Tebrau (private, Kota Southkey).
Living right next to the malls (AEON and Toppen are both within walking distance) — is it noisy?
It can be, depending on the unit's orientation and floor. The project's PSF range runs from RM258 to RM430 psf, a spread of nearly 70%, and much of that comes down to floor level and orientation — low-floor units facing the mall's back lane, loading bays or the main road suffer more from noise and cooking fumes and are usually discounted. When viewing, go both during daytime trading hours and at night to gauge the noise level for yourself, rather than relying on the "walking distance to the mall" selling point alone.
The project was completed back in 2009. With a building this old, is the sinking fund adequate?
There is no definitive answer in public sources; neither the maintenance fee nor the sinking fund balance is published. A 17-year-old building means the lifts, pumps and facade waterproofing have in all likelihood been through at least one round of major repair. If maintenance fee collection and sinking fund management have been sound over the years, that is not a problem; if not, a further levy is possible. Before buying, make sure you obtain the past 5 years of financial statements and repair records from the management office, as this is the key to judging how high this project's hidden costs are.
Is this project better for investment or for living in?
It is better suited to owner-occupation or steady rental income than to short-term capital growth. From a launch price of about RM150 psf in 2009 to a current median of about RM365 psf, growth over 17 years has been steady but unremarkable, which shows that prices here have always tracked local end-user levels, with no clear speculative premium and no great downside risk either. If what you want is an asset that is convenient to live in, easy to let and stable in price, this fits; if you want rapid appreciation, look at projects closer to the RTS/CIQ or in emerging development areas.
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