The Marina View (Marina View Villa)
Resale listings here run from RM740,000 to RM3,300,000 — a spread of RM2,560,000. Floor, facing and condition decide which end you pay. This page lays out price bands, rents, yields and risks across all 2 layouts.
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The Marina View (Marina View Villa) in 30 seconds
The Marina View (Marina View Villa) is a freehold condominium in Kampung Senibong, Plentong, Johor Bahru, Malaysia, developed by Capital Extension Sdn Bhd and completed in 2016. It comprises 2 block(s), 36 storeys and 284 units. Address: Jalan Permas Timur, Kampung Senibong, Plentong, 81750 Johor Bahru, Johor.
Layouts run 1,150 to 1,838 sq ft across 2 types. As at September 2026, resale listings range RM740,000 – RM3,300,000, with a mid-market level around RM2,020,000; transacted PSF sits at RM642–1260 psf. Whole-unit rents are RM3,100 – RM5,400 a month, a gross yield of 2.5%. Maintenance: about RM0.34–0.38 per sq ft per month — per September 2026 sale listings, cross-checked across two different agents and two layout sizes; a 1,155 sq ft unit is quoted at RM390 and RM428 a month and a 1,559 sq ft unit at RM594. The listings do not state whether the sinking fund is included.
Transport position: about 6–8 km (estimated)
What kind of project is The Marina View (Marina View Villa)?
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
- Capital Extension Sdn BhdCapital Extension Sdn Bhd
- Completed
- 2016Completed · resale stock
- Tenure
- FreeholdOpen to foreign buyers (min-price rules apply)
- Total units
- 2842 block(s) · 36 storeys
- Layouts
- 2See price table below
- Maintenance
- approx. RM0.34–0.38 psf/monthPer September 2026 sale listings (two agents, two layout sizes); 1,155 sq ft RM390–428/month, 1,559 sq ft RM594/month. Sinking fund inclusion not stated — confirm with the management office
- Asking PSF
- RM642–1260Agent-corrected asking range
- Gross yield
- 2.5%Whole-unit basis
A private developer with limited public information; its main work is The Marina View luxury condominium. Its market reputation is not yet verified.
Kampung Senibong, Plentong — what is around you
Full address: Jalan Permas Timur, Kampung Senibong, Plentong, 81750 Johor Bahru, Johor (81750). Location decides who rents from you — and how easily you resell.
🚉 Getting around
- 🚉 RTS / railabout 6–8 km (estimated)
- 🛂 Checkpoint (CIQ)about a 5-minute drive (per the developer; one of the closest projects to CIQ in this area)
- 🚌 Other transportDirectly beside the Pasir Gudang Highway and EDL
🛍️ Malls & shopping
- AEON Permas Jaya
- Johor Bahru City Square
- KSL City Mall
🎓 Schools
- Raffles University Iskandar
- Open University Malaysia
- Monash University branch campus
- Unitar International University
- The Japanese School
- REAL Schools Cahaya Campus
🏥 Hospitals
- Klinik Komuniti Taman Megah Ria (government community clinic — there is none in Senibong itself)
- Hospital Pasir Gudang (public general hospital)
- Regency Specialist Hospital (private, Bandar Seri Alam)
- Klinik Kesihatan Masai (nearest full government clinic)
2 layouts, from 1,150 to 1,838 sq ft
The table shows the current resale price band and rent band for each layout. Mid-market sits around RM2,020,000, the top of market reaches RM3,300,000 — within one layout the spread comes down to floor, facing and condition.
| Layout | Area | Bed / Bath | Resale price band | PSF | Monthly rent |
|---|---|---|---|---|---|
| Exclusive unit | 1150-1600 sf | TBC | RM740,000 – RM3,300,000 | — | RM3,100 – 5,400 |
| Penthouse top-floor unit | up to approx. 1838 sf | TBC | TBC | — | — |
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: RM535–1050 psf; this page uses RM642–1260 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 The Marina View (Marina View Villa) 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.
The official images for this project can no longer be obtained: the developer’s website closed years ago and the web archives kept the pages but not the image files, and the management office has never published photographs. For the pictures circulating online I cannot establish the original source or the copyright holder, so I publish none of them — that would mean passing off unverified material as site photography. I am based in Johor Bahru: say the word and I will drive over this week and shoot the facade, lobby, corridors, pool, guardhouse and the interior of whatever is currently for sale, then send it to you on WhatsApp.
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.
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.
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: RM3,100 to RM5,400 a month
Whole-unit gross yield runs about 2.5%. 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 The Marina View (Marina View Villa), 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 The Marina View (Marina View Villa) its value
Positioned in the top tier of the area, with a low-density lobby and hotel-style facilities
The Marina View was developed by Capital Extension Land Sdn Bhd (Celand) and completed in 2016, comprising 284 units across two 36-storey towers, with only about 4 units per floor, far lower in density than a typical condominium in the area. Facilities include a five-star hotel-style lobby, a dedicated driveway, a sky gym, an infinity lap pool, a tennis court and a jacuzzi, making it one of the few high-end residential products in the Permas Jaya / Senibong area. Its proposition is low-density waterfront and river-view living on freehold title, not investment yield.
Freehold, and one of the high-end options relatively closest to CIQ in this area
The project is on freehold title, and the developer's information states it is about a 5-minute drive from CIQ, which makes its location one of the stronger points in the area's high-end product line. But as with every other project marketed as being "near CIQ", that drive time is generally an off-peak ideal, and actual morning and evening commuting times are noticeably longer because of congestion on the Pasir Gudang Highway and the EDL and queues at the checkpoint. Verify it on the ground when viewing rather than taking it at face value.
Predominantly large layouts, from 1,150 to 1,838 sq ft, aimed at higher-budget upgraders
Layouts run from 1,150 sq ft Exclusive units to a top-floor penthouse duplex of about 1,838 sq ft, a size range at the larger end for this area, suited to upgrading families or high-net-worth owner-occupiers with sufficient budget who want a sense of space rather than efficiency per sq ft. There are few comparable options for layouts this large in the same area, so the target buyer group on resale is relatively well defined but also relatively narrow.
A basement car park with more than 500 bays, easing the parking pressure common in high-end residences
The project provides a basement car park with more than 500 bays. For high-net-worth households that may own two or more cars, this ratio is relatively generous among comparable projects in the area and goes some way to avoiding the common condominium problems of competing for bays at peak times and having nowhere for visitors to park.
🏊 Facilities
- Sky terrace
- Sky gymnasium
- Lap Pool
- Leisure pool
- Children's pool
- Tennis court
- Jacuzzi
- Barbecue area
- Children's playground
- Clubhouse
- Five-star hotel-style lobby
- Private driveway
- Basement car park with 500+ bays
- High-specification 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
- CIQ / Johor-Singapore CausewayThe developer's information states about a 5-minute drive, which is an off-peak ideal; morning and evening peaks plus checkpoint queues will lengthen the actual journey considerablyabout a 5-minute drive (developer's description, off-peak, verify yourself)
- Pasir Gudang Highway / EDLThe main arterial road immediately adjoining the projectNo precise distance published; the main road is within walking distance
- Bukit Chagar RTS stationNot within walking distance; requires driving or a bus transferabout 6–8 km (estimated, straight line, requires driving)
- Permas Jaya commercial centreConcentration of banks, food and beverage outlets and retail shopsNo precise distance published; within driving range
🛍️ Shopping & dining
- AEON Permas JayaThe main shopping centre and supermarket in the areaNo precise distance published; within driving range
- KSL City MallLarge Johor Bahru mall, requires drivingNo precise distance published
- Johor Bahru City SquareCity-centre mall immediately adjoining CIQ, requires drivingNo precise distance published
- Mid Valley Southkey MegamallOne of the largest malls in Johor Bahru, requires drivingNo precise distance published
🎓 Schools
- Excelsior International SchoolInternational school option, requires drivingNo precise distance published
- REAL Schools Cahaya CampusInternational school option, requires drivingNo precise distance published
- Raffles University IskandarTertiary institution optionNo precise distance published
- SK / SMK Permas Jaya schoolsNational primary and secondary school optionsNo precise distance published
🏥 Healthcare
- Hospital Desa Permas JayaSmall private hospital / clinic within the Permas Jaya areaNo precise distance published
- Regency Specialist HospitalPrivate specialist hospital in the Pasir Gudang / Seri Alam area, requires drivingNo precise distance published
- KPJ Pasir Gudang Specialist HospitalPrivate specialist hospital, requires drivingNo precise distance published
- Klinik Kesihatan Permas JayaGovernment clinic handling general outpatient careNo precise distance published
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.
High-net-worth families seeking low-density high-end living, primarily as owner-occupiers
A low-density design of only about 4 units per floor, a hotel-style lobby and a full set of high-end facilities, together with freehold title and a location relatively close to CIQ, suit high-net-worth families who genuinely intend to live here long term and value quality of life over yield. Before buying, accept that holding costs for this kind of project (maintenance fees and assessment rates) will be noticeably higher than for a mid-priced condominium.
Buyers focused on asset allocation who can accept a long holding period
Because the buyer pool is relatively narrow and total prices are high, The Marina View is better treated as part of a long-term asset allocation than as a short-term trade or an investment you may need to liquidate quickly. Accepting a longer listing and transaction cycle is the mental preparation required before buying into this kind of high-end product line.
Not suitable for: rental investors seeking a high yield
The estimated rental yield of about 2.5% is clearly below that of mid- and lower-priced condominiums in the same area. If your objective in buying is to cover the monthly instalment out of rent or to pursue a cash flow return, The Marina View is not a suitable choice, and you should look first at projects in this area with lower total prices and higher yields, such as Pan Vista or Fair View.
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.
⚠Total price and PSF are in the highest tier in the area, but the rental yield is only about 2.5%
The Marina View's PSF range is about RM535–1,050, the highest tier in the Permas Jaya / Senibong condominium product line, but the estimated rental yield is only about 2.5%, clearly below the 3.5–4.5% of mid- and lower-priced condominiums in the same area. On a unit of RM900,000, a 2.5% annual return is only about RM22,500 in annual rent, and the net return is lower still after maintenance fees, assessment rates and repair costs. If you are treating this as an investment rather than a home, that yield means covering the monthly mortgage instalment out of rent will be difficult and you will need another source of funds to make up the shortfall.
⚠A narrow buyer pool and high total prices, so the time to resell may be considerably longer than for mid-priced condominiums
iRumah data shows 0 units currently listed for sale at The Marina View (on that site's sample), while PropertyGuru shows 12 listings for sale and 19 for rent, which indicates that the pool of buyers in this area able to afford this price band (generally RM600,000 to over RM2 million) is naturally much narrower than for mid- and lower-priced condominiums. The direct consequence of a narrow buyer pool is that if you need to sell quickly to release cash, the wait for a suitable buyer may be considerably longer and your negotiating room will be compressed.
⚠High total price means high holding costs, with assessment rates and sinking fund contributions rising in step
The higher the total price of a unit, the higher the assessment rate, which is generally levied as a proportion of the annual value of the property, while sinking fund and maintenance fee contributions are mostly calculated by built-up area. That means the fixed monthly holding cost of a large unit such as those at The Marina View will be noticeably higher than for small and mid-sized condominiums in the same area. This money has to be paid continuously whether the unit is occupied or empty, and looking only at the total price and the monthly instalment makes it easy to underestimate the true long-term cost of holding.
⚠Located downwind of the Pasir Gudang industrial belt; a high-end position does not exempt it from air quality risk
Although The Marina View is positioned as a high-end residence, its location is still in the Masai / Senibong area, adjacent to the Pasir Gudang industrial zone. This area has historically seen repeated air quality incidents involving odours or chemical emissions that led to temporary school closures and residents seeking medical treatment. For high-end buyers paying a high total price for quality of life, the psychological impact and the resale discount from such incidents may be more pronounced than for mid- and lower-priced condominiums, precisely because these buyers came for the quality-of-life proposition and the gap between expectation and reality is wider when an air quality incident occurs.
What else is there around Permas Jaya / Masai / Seri Alam?
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 |
|---|---|---|---|---|---|---|
| The Marina View (Marina View Villa) ← | 2016 | Freehold | 284 | RM642–1260 | RM740,000 – RM3,300,000 | 2.5% |
| D'Ambience Residences (Pangsapuri Ikatan Flora) | 2014 | Freehold | 780 | RM400–632 | RM300,000 – RM720,000 | 4.0% |
| The Straits View Condominium | 2014 | Freehold | 120 | RM338–618 | RM360,000 – RM1,540,000 | 4.9% |
| Permas Ville Apartment (Block A / Block B) | 2005 | Freehold | — | RM380–515 | RM420,000 – RM600,000 | 3.8% |
| Central Residences @ Permas Ville | 2023 | Freehold | 291 | RM642–662 | — | — |
| Pan Vista Condominium | 1994 | Freehold | 315 | RM269–446 | RM300,000 – RM490,000 | 7.3% |
| Fair View Apartment | 2003 | Freehold | 164 | RM324–456 | RM335,000 – RM540,000 | 3.5–4.5% |
Full list on the Permas Jaya / Masai / Seri Alam 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. The Marina View (Marina View Villa) 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 The Marina View (Marina View Villa) cost on the resale market?
As at September 2026, The Marina View (Marina View Villa) resale listings run RM740,000 to RM3,300,000, with a mid-market level around RM2,020,000 and transacted PSF of RM642–1260. By layout: Exclusive unit (1150-1600 sf) RM740,000–RM3,300,000. Within one layout the spread comes from floor, facing and condition — WhatsApp me for the live list.
What are rents and yields at The Marina View (Marina View Villa)?
Whole-unit rents run RM3,100 – RM5,400 a month. That is a gross yield of about 2.5% — gross, so after maintenance, assessment, quit rent, insurance and vacancy, net yield is typically 0.8–1.2 points lower.
Is The Marina View (Marina View Villa) freehold, and can foreigners buy?
The Marina View (Marina View Villa) 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 The Marina View (Marina View Villa) completed and who built it?
The Marina View (Marina View Villa) was completed in 2016 and is occupied resale stock: 2 block(s), 36 storeys, 284 units. Developer: Capital Extension Sdn Bhd. A private developer with limited public information; its main work is The Marina View luxury condominium. Its market reputation is not yet verified.
How is transport at The Marina View (Marina View Villa), and how far is the checkpoint?
about 6–8 km (estimated); about a 5-minute drive (per the developer; one of the closest projects to CIQ in this area); Directly beside the Pasir Gudang Highway and EDL
What layouts does The Marina View (Marina View Villa) have?
2 layouts: Exclusive unit 1150-1600 sf (TBC), Penthouse top-floor unit up to approx. 1838 sf (TBC). Areas run 1,150 to 1,838 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 The Marina View (Marina View Villa), and what facilities are there?
Maintenance runs about RM0.34–0.38 per sq ft per month, per September 2026 sale listings cross-checked across two different agents and two layout sizes: a 1,155 sq ft unit at RM390 a month (about RM0.338 psf) and at RM428 (about RM0.371 psf), and a 1,559 sq ft unit at RM594 (about RM0.381 psf). Two of those figures come from PropertyGuru’s own maintenance-fee field rather than an agent’s free text. 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: Sky terrace, Sky gymnasium, Lap Pool, Leisure pool, Children’s pool, Tennis court, Jacuzzi, Barbecue area, Children’s playground, Clubhouse, Five-star hotel-style lobby, Private driveway, Basement car park with 500+ bays, High-specification security.
Who is The Marina View (Marina View Villa) suitable for?
High-net-worth owner-occupiers seeking low-density living with sea or river views; Long-term holders focused on asset allocation rather than short-term trading
What are the risks of buying at The Marina View (Marina View Villa)?
Total price and PSF are in the highest tier locally, and rental yields are relatively low; The buyer pool is narrow, so resale may take longer
What malls, schools and hospitals are near The Marina View (Marina View Villa)?
Malls: AEON Permas Jaya, Johor Bahru City Square, KSL City Mall. Schools: Raffles University Iskandar, Open University Malaysia, Monash University branch campus, Unitar International University, The Japanese School, REAL Schools Cahaya Campus, Excelsior International School. Hospitals: Klinik Komuniti Taman Megah Ria (government community clinic — there is none in Senibong itself), Hospital Pasir Gudang (public general hospital), Regency Specialist Hospital (private, Bandar Seri Alam), Klinik Kesihatan Masai (nearest full government clinic).
The Marina View's total prices are high. Is it worth buying?
That depends on your objective. If you are buying to live in it and value the low density, hotel-style facilities and the quality of life that freehold title brings, the product on offer at this price is genuinely uncommon in the area; but if your primary consideration is investment yield, the estimated rental yield of about 2.5% is clearly low, and putting the same amount of capital into mid- or lower-priced condominiums in the area would produce a better cash flow return. Before buying, be clear whether you are owner-occupier or investor led, then decide whether to pay the premium for this positioning.
Why are there no resident reviews for The Marina View on PropertyGuru?
This research confirmed that The Marina View has 0 reviews on PropertyGuru, and no genuine resident reviews can be found at present. This may relate to the project's high total prices, the relatively small base of owners, and residents being less inclined to post reviews online. It does not mean the project's reputation is necessarily a problem, but it does mean buyers cannot get a sense of the actual living experience from online reviews in advance. Contact existing residents or the management office directly, or view the property several times and walk the area to understand the real position.
Is the "5-minute drive to CIQ" true?
That is the developer's own statement, broadly credible late at night or off-peak, but it does not represent the real daily commute. Travelling from the Senibong area to CIQ still means taking the Pasir Gudang Highway or the EDL onto city roads, and once checkpoint queuing time is added, the actual journey at morning and evening peaks usually runs well beyond 5 minutes. Test the real drive yourself once at weekday peak before buying, rather than taking the developer's marketing figure at face value.
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