The Raffles Suites @ Bandar Uda Utama
Resale listings here run from RM470,000 to RM660,000 — a spread of RM190,000. Floor, facing and condition decide which end you pay. This page lays out price bands, rents, yields and risks across all 2 layouts.
🔒 Free, no sign-up · I’ll send you the floor, facing and actual asking price of every unit currently on the market
The Raffles Suites @ Bandar Uda Utama in 30 seconds
The Raffles Suites @ Bandar Uda Utama is a freehold condominium in Bandar Uda Utama, Johor Bahru, Malaysia, developed by UDA Land (South) Sdn Bhd (part of the UDA Holdings group) and completed in 2017. It comprises 1 block(s), 30 storeys and 311 units. Address: Bandar Uda Utama, 81200 Johor Bahru.
Layouts run 867 to 1,068 sq ft across 2 types. As at September 2026, resale listings range RM470,000 – RM660,000, with a mid-market level around RM565,000; transacted PSF sits at RM480–660 psf. Whole-unit rents are RM2,150 – RM3,000 a month, a gross yield of 5.0% – 6.0%. Maintenance: about RM0.33–0.38 per sq ft per month (median approx. RM0.363) — per September 2026 sale listings, cross-checked across more than eight agents and six separate units; 867 sq ft units are quoted at RM314–330 a month, an 875 sq ft unit at RM300, a 1,063 sq ft unit at RM387.67 (that listing states the sinking fund is included) and 1,068 sq ft units at RM350–390. The other listings do not say whether the sinking fund is included.
Transport position: About a 15-20 minute drive to RTS Bukit Chagar
What kind of project is The Raffles Suites @ Bandar Uda Utama?
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
- UDA Land (South) Sdn Bhd (part of the UDA Holdings group)UDA Holdings Berhad (government-linked)
- Completed
- 2017Completed · resale stock
- Tenure
- FreeholdOpen to foreign buyers (min-price rules apply)
- Total units
- 3111 block(s) · 30 storeys (TEDUH 12149-1)
- Layouts
- 2See price table below
- Maintenance
- approx. RM0.33–0.38 psf/monthPer September 2026 sale listings (8+ agents, six separate units; median approx. RM0.363); 867 sq ft RM314–330/month, 1,068 sq ft RM350–390/month. The 1,063 sq ft listing includes the sinking fund; the others do not say. Confirm with the management office
- Asking PSF
- RM480–660Agent-corrected asking range
- Gross yield
- 5.0–6.0%Whole-unit basis
UDA Holdings Berhad is a Malaysian government-linked company (GLC) with a long focus on urban regeneration and property development. Backed by a national institution, its projects include the overall master plan for Bandar Uda Utama and several mixed commercial-residential developments. It has a steady reputation and the assurance of official backing.
Bandar Uda Utama — what is around you
Full address: Bandar Uda Utama, 81200 Johor Bahru (81200). Location decides who rents from you — and how easily you resell.
🚉 Getting around
- 🚉 RTS / railAbout a 15-20 minute drive to RTS Bukit Chagar
- 🛂 Checkpoint (CIQ)About a 15-20 minute drive to CIQ
- 🚌 Other transportDirectly beside the Second Link (Tuas) interchange, about an 8-10 minute drive to the Second Link
🛍️ Malls & shopping
- KSL City Mall (about 4-5 km)
- Sutera Mall (about 4-5 km)
🎓 Schools
- SMK Bandar Uda Utama (national secondary, in-township)
- SJK(C) Tampoi (Chinese primary)
- SK Kompleks Uda (national primary)
- SK Bandar Uda 2 (national primary)
- SMK Bandar Baru UDA (national secondary)
🏥 Hospitals
- Klinik Kesihatan Tampoi (government clinic)
- Klinik Kesihatan Larkin (government clinic)
- KPJ Puteri Specialist Hospital (private specialist, Larkin Jaya)
- Hospital Sultanah Aminah (state public general hospital)
2 layouts, from 867 to 1,068 sq ft
The table shows the current resale price band and rent band for each layout. Mid-market sits around RM565,000, the top of market reaches RM660,000 — within one layout the spread comes down to floor, facing and condition.
| Layout | Area | Bed / Bath | Resale price band | PSF | Monthly rent |
|---|---|---|---|---|---|
| 2-bedroom | 867 sf | 2BR · 2 bath | RM470,000 – RM565,000 | RM542–652 | RM2,150 – 2,500 |
| Large layout | 1068 sf | 3BR · 2 bath | RM565,000 – RM660,000 | RM529–618 | RM2,500 – 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: RM400–550 psf; this page uses RM480–660 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 The Raffles Suites @ Bandar Uda Utama 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.
Site photographs published by the building's appointed manager, Simplicity Property Management Sdn Bhd; copyright Simplicity Property Management Sdn Bhd.
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 own drawings — the 3 official layouts
These are the developer’s own drawings — full dimension chains bay by bay, furniture and sanitary ware drawn in, every room named, no agent marks and nothing cropped. One point of honesty: these sheets do not print a layout code or a built-up area, so I have not invented either. What you see below is read straight off the drawings; the numbering is mine, for reference on this page. For the exact built-up of a specific unit, ask me and I will get it from the title or the management office.
The 3 layout drawings above are the developer's own official floor plans for The Raffles Suites, issued by BMAH Properties and published on the project's own listing at iProperty.com.my. Copyright BMAH Properties. The drawings carry no layout code and no built-up area; the numbering on this page is mine, for reference only.
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: RM2,150 to RM3,000 a month
Whole-unit gross yield runs about 5.0% – 6.0%. 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 The Raffles Suites @ Bandar Uda Utama, 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 Raffles Suites @ Bandar Uda Utama its value
311 units in a single 30-storey block on 1.7 acres, with a facilities list that meets full mid-market specification
The Edge's August 2013 report and the project data on Malaysia Most Wanted Property agree: 30 storeys, 1.7 acres freehold, 311 units, gross development value RM175 million. Facilities include an infinity pool and children's wading pool, a mini water park, sky garden and landscaped garden, gym, aerobics and yoga rooms, sauna and changing rooms, tennis court, five-a-side football pitch, indoor games room, cafe, reading room, prayer room, childcare centre, barbecue and picnic area, central Astro and a multipurpose hall; security is four-tier access control plus CCTV. Where the basic data sheet says "facilities not verified", this fills the gap.
A clearly defined unit mix, with 172 units sharing the same 867 sq ft 2-bedroom layout, so subsale comparison has a real basis
Official unit schedule: Type A, 1+1 bedroom, 1 bathroom, 700 sq ft, 19 units; Type B1, 2 bedrooms, 2 bathrooms, 867 sq ft, 172 units; Type B2, 2 bedrooms, 2 bathrooms, 875 sq ft, 24 units; Type C, 3 bedrooms, 2 bathrooms, 1,068 sq ft, 96 units. With 172 units of a single layout making up 55% of the project, there are plenty of comparable transactions of the same size and configuration when you come to compare prices, rather than having to force a comparison across different sizes as in a project with a mixed unit mix. That is a concrete advantage both for negotiation and for later valuation.
A bus stop at the entrance, a clinic 160 m away and SJK(C) Kuo Kuang 2 at 510 m
Calculated and checked from the OpenStreetMap coordinates (1.498665, 103.670567, address 2 Jalan Uda Utama 2): there is a bus stop named "The Raffles Suites" at the project entrance; 150 m to the south-west is the 24-hour Restoran A&J Yoosoof and at 160 m Klinik Salina; 510 m to the north is SJK(C) Kuo Kuang 2, and a further 250 m to the south-west are Sekolah Menengah Sri Sutera and Calvary Victory Centre. Perling Mall is 1.20 km in a straight line and Sutera Mall 2.12 km. This is a location you can walk out of, not an island that depends entirely on driving.
Rental yield is high for the area: about 6.0% in 2025, a step up from 5.48% in 2024
iRumah records a rental yield for the project of about 6.0% in 2025 and 5.48% in 2024, with the historical high being that 6.0% in 2025 and the low 3.64% in 2017, just after handover. A recent rental listing is an 865 sq ft fully furnished unit at RM2,000 per month (November 2025). Buying at RM380,000 and letting at RM2,000 gives a gross yield of about 6.3%. Part of the reason the yield looks good is precisely that the sale price has not risen for years — decide before you buy whether you are after cash flow or capital growth.
🏊 Facilities
- Not yet verified (typical for comparable projects: pool, gym, 24-hour security, multipurpose hall)
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. 1 in total — 1 positive, 0 critical.
Reviews 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
- "The Raffles Suites" bus stopBus stop registered on OpenStreetMap, right at the project entranceAt the entrance (OpenStreetMap, not measured)
- Jalan Skudai / Jalan Sutera Danga / JB Parkway / Iskandar Coastal HighwayThe four main access roads listed in the project's official materialImmediately adjacent (project official material, not measured)
- Skudai town centre (along Skudai Highway)Access to Federal Route 1 and the North-South Expresswayabout 4.36 km (straight line)
- Bukit Chagar RTS stationJohor's first rapid transit station, in Johor Bahru city centreabout 10.80 km (straight line)
- Second Link Sultan Abu Bakar checkpoint (Tanjung Kupang)The cross-border route the project was marketed on; the developer's 2013 claim of "15 km to the Woodlands checkpoint" was calculated via the Causeway, which is not the same road as the Second Linkabout 15.84 km (straight line)
🛍️ Shopping & dining
- Perling MallEstablished neighbourhood mall with Giant Hypermarket, MR.DIY and Marrybrownabout 1.20 km (straight line)
- Taman Perling Public MarketWet market, 190 m south-east of Perling Mallabout 1.25 km (straight line; Mapcarta records "1¼ km east")
- Sutera MallTaman Sutera Utama, three floors; the project's official material claims "5 minutes by car"about 2.12 km (straight line)
- ÆON Taman UniversitiThe anchor mall for Taman Universiti, requires drivingabout 6.72 km (straight line)
🎓 Schools
- SJK(C) Kuo Kuang 2Chinese primary school, Jalan Persisiran Sungai Dangaabout 0.51 km (straight line; Mapcarta records "510 metres north")
- Fo Guang Shan Hsingma Si KindergartenKindergarten, 180 m south-west of SJK(C) Kuo Kuang 2about 0.6 km (straight line, derived from SJK(C) Kuo Kuang 2 as the reference point, not independently measured)
- Sekolah Menengah Sri SuteraSecondary school, 250 m south-west of SJK(C) Kuo Kuang 2about 0.7 km (straight line, derived from SJK(C) Kuo Kuang 2 as the reference point, not independently measured)
- Calvary Victory Centre320 m south-west of SJK(C) Kuo Kuang 2; the project's official material also lists Seri Omega Private Primary & Secondary School and Matahari Private School as nearby schoolsabout 0.8 km (straight line, derived from SJK(C) Kuo Kuang 2 as the reference point, not independently measured)
- New Bridge International School / SMK Bandar Uda UtamaListed on the iRumah project page as schools near the project; coordinates for the two schools were not obtained here, so no measured distance is givenNearby (named on the iRumah project page, not measured)
🏥 Healthcare
- Klinik SalinaPrivate clinic, 160 m south-west of the projectabout 0.16 km (straight line, OpenStreetMap)
- Columbia Asia Hospital Iskandar PuteriPrivate general hospital, Persiaran Afiat; the nearest private general hospital to the areaabout 4.34 km (straight line)
- Gleneagles Hospital Medini JohorPrivate specialist hospital under the IHH groupabout 8.93 km (straight line)
- Hospital Sultanah Aminah (HSA)Johor's largest public hospital, with 24-hour emergency servicesabout 9.48 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.
Rental investors whose objective is cash flow
iRumah records a rental yield of about 6.0% in 2025 (5.48% in 2024), and a recent rental listing of an 865 sq ft fully furnished unit at RM2,000 per month. Buying at RM380,000 and letting at RM2,000 gives a gross yield of about 6.3%, which is high among completed subsale stock in Johor Bahru. The condition you have to accept is that the yield only looks good because the sale price has not risen in thirteen years; you also need to confirm first whether utilities and assessment are charged at residential or commercial rates, because that difference eats straight into the net yield.
Owner-occupier families using the Second Link who want full facilities without paying Bukit Indah prices
There are 96 units of the 1,068 sq ft 3-bedroom, 2-bathroom layout, the facilities list is complete (pool, mini water park, gym, tennis court and five-a-side football pitch, childcare centre, multipurpose hall), there is a bus stop at the entrance, SJK(C) Kuo Kuang 2 is 510 m away and Perling Mall 1.20 km. The Second Link checkpoint is 15.84 km in a straight line, which suits families with a car who commute via the Second Link. What you have to accept is that this is not a location within walking distance of a checkpoint or the RTS; the RTS station is 10.80 km away.
Buyers willing to study auction lots and carry the valuation risk themselves
Three of the project's last four sale records were auctions, with reserve prices clearly below ordinary listings (875 sq ft at RM330,000 in November 2024). For anyone who understands the process and can carry the title and arrears risk, there is genuine room here to buy below market. But auction properties usually attract a more conservative margin of finance, outstanding maintenance fees, assessment and utility bills fall to the buyer, and a lot sold without vacant possession (tanpa penyerahan hakmilik kosong) may leave you to deal with occupants yourself. Price all of this in before you bid.
Not suitable for: buyers treating this as a stable, GLC-backed asset
That premise does not hold. The Bandar Uda Utama township was developed by UDA, but the developer of The Raffles Suites is BMAH Properties Sdn Bhd (BMG Global Sdn Bhd), a private company incorporated in 2005 that started out in Sandakan, Sabah, and has built only this one project in Malaysia; handover was originally scheduled for April 2016 and slipped to October 2017. If your reason for buying is "official backing, quality and warranty assured", remove that reason first and then reassess whether the price is reasonable.
What I will not hide from you
Every project has weaknesses. An agent not mentioning them does not make them go away — it just means you find out after you have signed. Here is what is actually wrong with this one.
⚠The developer is not UDA Holdings but a boutique company that has built only this one project
This needs correcting first: the Bandar Uda Utama township was indeed developed by UDA Holdings, but The Raffles Suites was not. The Edge's report of 16 August 2013, Malaysia Most Wanted Property and iRumah — three independent sources — all point to BMAH Properties Sdn Bhd (also known as BMG Global Sdn Bhd), a private company incorporated in 2005 that started out in Sandakan, Sabah, with early projects Taman Alam Indah (GDV RM13 million), Taman Alam Mesra (RM22 million) and Taman Beluran Jaya (RM18–20 million). iRumah states plainly that it has "built only this one project in Malaysia". The practical impact for buyers: remove the assumption of "government-linked backing, warranty secured" from your valuation. Years after handover, on structural defects or disputes over common property, your counterparty is a private company of limited scale, not a GLC.
⚠Handover was scheduled for April 2016 but slipped to October 2017, and the platforms still record different completion years
The Edge's 2013 report states the project was "scheduled to be completed in April 2016"; Malaysia Most Wanted Property records the actual completion date as October 2017, iRumah says "completed in about 2017", while PropertyGuru's project page and individual listing pages say "Completed in 2016". Comparing the official specification against the actual completion date, delivery was about 18 months late. There are two practical impacts for buyers: first, that delay triggered the developer's liquidated ascertained damages (LAD) liability at the time, and any unsettled damages dispute follows the strata title; second, a one-year difference in completion year between platforms directly affects the building age and depreciation applied by the bank's valuer, and therefore your margin of finance.
⚠Three of the last four traceable sale records are auction properties, and that is no coincidence
iRumah's transaction and listing records show that three of the project's four most recent sale records are marked as auction: a 875 sq ft unit with a reserve price of RM330,000 in November 2024, a 1,068 sq ft unit at RM420,000 in July 2025, and a 1,068 sq ft unit at RM420,000 in June 2026; only one, a 700 sq ft unit at RM380,000 in June 2026, was an ordinary sale. LelongListing.my also carries several auction entries for the project. A high density of auctions usually reflects a cohort of owners who entered during the DIBS (Developer Interest Bearing Scheme) era and are under repayment pressure. The practical impact on you is direct: auction reserve prices become comparables for the bank's valuer and drag the whole building's valuation down; if you buy at market price, the valuation may not come in and you will have to make up the shortfall in your down payment.
⚠A small project of 311 units, yet 36 units are listed for sale and 18 for rent at the same time
The PropertyGuru project page shows 36 units for sale and 18 units for rent. Against a total of 311 units, that is about 11.6% listed for sale and about 5.8% for rent. 11.6% is a high number — some thirty-odd owners in the same building are competing with you for the same pool of buyers, and a 311-unit project has a shallow buyer pool to begin with. The practical impact on you: you can use this number to push the price down on the way in; but when you come to sell, you will be standing in that same queue. A forced-sale price usually has to be 10–15% below the listing price before it moves.
⚠"Serviced apartment" or "condominium" — the sources disagree, and this determines your monthly utilities and assessment rates
The Edge's report and Malaysia Most Wanted Property both describe the project as a serviced apartment (311 serviced apartments / Property Type: Serviced Apartment), while PropertyGuru and iRumah classify it as a Condominium. This is not a word game: in Malaysia, serviced apartments are mostly built on commercial title, utilities are charged at commercial rates (the commercial electricity tariff for a serviced apartment is about 50% higher than the residential tariff, and the minimum monthly water charge is about RM35 commercial against about RM6 residential), and the assessment rate (cukai taksiran) is usually 1.5–2 times that of a residential condominium. Over a year that is a difference of several hundred to over a thousand ringgit, deducted directly from your net rental yield. On maintenance fees, the rate set at launch was 25 sen per sq ft (inclusive of the sinking fund), about RM217 per month for 867 sq ft; but a current listing page for a 875 sq ft unit states a maintenance fee of RM317 per month, equal to about 36 sen per sq ft — a rise of more than 40% in ten years.
⚠The entire building has just one resident review on PropertyGuru, and it was written in 2017
The PropertyGuru project page shows an overall rating of 4.4/5, but that is "Based on 1 review" — the only one, from Aarone Tan, written on 10 November 2017, that is, just after handover, and consisting of a single line: "ACCESSIBLE TO NEARBY MALLS AND EXPRESSWAY." Among the sub-scores, Common Areas 3.8, Transport Links 3.7 and Nearby Amenities 3.7 are the three lowest. The practical impact for buyers: you have no online evidence at all of what management is like after five or eight years of occupation — and this building's most expensive problems (lifts, pool, security, maintenance fee arrears) are precisely the ones that only surface years after people move in. One review in 9 years also tells you the project has very little online discussion, so there is little natural buyer traffic when you resell.
What else is there around Danga Bay / Tampoi / Skudai?
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 Raffles Suites @ Bandar Uda Utama ← | 2017 | Freehold | 311 | RM480–660 | RM470,000 – RM660,000 | 5.0–6.0% |
| Tropez Residences @ Tropicana Danga Bay | 2014 | Freehold | 1,149 | RM600–900 | RM430,000 – RM1,080,000 | 4.5–6.0% |
| Bay Laurel @ Country Garden Danga Bay | 2017 | Freehold | — | RM420–660 | RM415,000 – RM960,000 | 4.0–5.5% |
| Royal Strand @ Country Garden Danga Bay | 2017 | Freehold | — | RM446–640 | RM635,000 – RM1,030,000 | 4.0–5.5% |
| Amberside @ Country Garden Danga Bay | 2017 | Freehold | — | RM480–840 | RM670,000 – RM2,040,000 | 4.0–5.5% |
| Kipark Apartment (KIP Villa Indah) | 2008 | Leasehold | 196 | RM360–504 | RM350,000 – RM480,000 | 5.0–6.5% |
Full list on the Danga Bay / Tampoi / Skudai 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 Raffles Suites @ Bandar Uda Utama 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 Raffles Suites @ Bandar Uda Utama cost on the resale market?
As at September 2026, The Raffles Suites @ Bandar Uda Utama resale listings run RM470,000 to RM660,000, with a mid-market level around RM565,000 and transacted PSF of RM480–660. By layout: 2-bedroom (867 sf) RM470,000–RM565,000; Large layout (1068 sf) RM565,000–RM660,000. Within one layout the spread comes from floor, facing and condition — WhatsApp me for the live list.
What are rents and yields at The Raffles Suites @ Bandar Uda Utama?
Whole-unit rents run RM2,150 – RM3,000 a month. That is a gross yield of about 5.0% – 6.0% — gross, so after maintenance, assessment, quit rent, insurance and vacancy, net yield is typically 0.8–1.2 points lower.
Is The Raffles Suites @ Bandar Uda Utama freehold, and can foreigners buy?
The Raffles Suites @ Bandar Uda Utama 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 Raffles Suites @ Bandar Uda Utama completed and who built it?
The Raffles Suites @ Bandar Uda Utama was completed in 2017 and is occupied resale stock: 1 block(s), 30 storeys, 311 units (KPKT TEDUH registration 12149-1). Developer: UDA Land (South) Sdn Bhd (part of the UDA Holdings group). UDA Holdings Berhad is a Malaysian government-linked company (GLC) with a long focus on urban regeneration and property development. Backed by a national institution, its projects include the overall master plan for Bandar Uda Utama and several mixed commercial-residential developments. It has a steady reputation and the assurance of official backing.
How is transport at The Raffles Suites @ Bandar Uda Utama, and how far is the checkpoint?
About a 15-20 minute drive to RTS Bukit Chagar; About a 15-20 minute drive to CIQ; Directly beside the Second Link (Tuas) interchange, about an 8-10 minute drive to the Second Link
What layouts does The Raffles Suites @ Bandar Uda Utama have?
2 layouts: 2-bedroom 867 sf (2BR), Large layout 1068 sf (3BR). Areas run 867 to 1,068 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 Raffles Suites @ Bandar Uda Utama, and what facilities are there?
Maintenance runs about RM0.33–0.38 per sq ft per month (median approx. RM0.363), per September 2026 sale listings cross-checked across more than eight agents and six separate units: 867 sq ft units quoted at RM314, RM315 and RM330 a month, an 875 sq ft unit at RM300, an 886 sq ft unit at RM314, a 1,063 sq ft unit at RM387.67, and 1,068 sq ft units at RM350 and RM390. The 1,063 sq ft listing words it as maintenance fees + sinking fund, so that one includes the sinking fund; none of the others say either way. Ask the management office for the latest fee notice and the audited accounts. Facilities include: Not yet verified (typical for comparable projects: pool, gym, 24-hour security, multipurpose hall).
Who is The Raffles Suites @ Bandar Uda Utama suitable for?
Frequent commuters to Singapore (given the proximity to the Second Link); Conservative buyers who value the quality assurance of a government-linked developer
What are the risks of buying at The Raffles Suites @ Bandar Uda Utama?
Bandar Uda Utama is a relatively niche location, with commercial amenities less mature than the Sutera Utama / Skudai core; At 311 units this is a small to mid-sized development, with moderate resale liquidity
What malls, schools and hospitals are near The Raffles Suites @ Bandar Uda Utama?
Malls: KSL City Mall (about 4-5 km), Sutera Mall (about 4-5 km). Schools: SMK Bandar Uda Utama (national secondary, in-township), SJK(C) Tampoi (Chinese primary), SK Kompleks Uda (national primary), SK Bandar Uda 2 (national primary), SMK Bandar Baru UDA (national secondary). Hospitals: Klinik Kesihatan Tampoi (government clinic), Klinik Kesihatan Larkin (government clinic), KPJ Puteri Specialist Hospital (private specialist, Larkin Jaya), Hospital Sultanah Aminah (state public general hospital).
Was this project actually developed by UDA Holdings?
No. UDA Holdings developed the Bandar Uda Utama township, but The Raffles Suites is not its project. The Edge's report of 16 August 2013, Malaysia Most Wanted Property and iRumah — three independent sources — all point to BMAH Properties Sdn Bhd (also known as BMG Global Sdn Bhd), incorporated in 2005, which started out in Sandakan, Sabah, with early works Taman Alam Indah (GDV RM13 million), Taman Alam Mesra (RM22 million) and Taman Beluran Jaya (RM18–20 million); iRumah notes that it has built only this one project in Malaysia. So the "government-linked backing" reason for buying simply does not exist, and you should reassess the price on that basis.
It launched from RM408,900 in 2013 and is listed at RM380,000 now. Am I getting a bargain?
You are indeed buying cheaper than the original owner did, but that is not good news, it is a warning. The Edge reported launch prices of RM408,900–736,900 in February 2013, and iRumah records an average launch price of about RM550 psf; in September 2026 a high-floor 867 sq ft unit was listed on PropertyGuru at RM380,000, or RM438.29 psf, while iRumah's recent median for the 867 sq ft is RM460 psf. Thirteen years on, the subsale price is still about 20% below the launch price, which shows the project lacks price momentum. Add three auctions in the last four sale records and 36 of 311 units on the market, and there will be no meaningful rebound in the short term. If you buy, buy for rental income, not for capital gain.
What is the maintenance fee, exactly? At launch it was said to be 25 sen per sq ft.
At launch (2013) The Edge reported the rate as 25 sen per sq ft, inclusive of the sinking fund — about RM217 per month for 867 sq ft. But a current listing page for a 875 sq ft unit states a maintenance fee of RM317 per month, equal to about 36 sen per sq ft, a rise of more than 40% in ten years. Note also the product classification: The Edge and Malaysia Most Wanted Property both describe the project as a serviced apartment, while PropertyGuru and iRumah classify it as a condominium. If it is in fact a serviced apartment built on commercial title, utilities are charged at commercial rates and assessment is usually 1.5–2 times the residential rate, which has to be budgeted separately. Before buying, ask the seller for the last three maintenance fee receipts, TNB electricity bills and assessment receipts to check.
Get the units actually for sale, sent to your phone
This page gives you the market bands. What you actually need is The Raffles Suites @ Bandar Uda Utama units on the market today — which floor, which facing, what condition, what the owner is asking and how much room there is. Tap below and I will put it together for you.
WhatsApp me the listings🔒 Free · no sign-up · usually a reply within the hour