The WaterEdge Apartments @ Senibong Cove
Resale listings here run from RM480,000 to RM2,880,000 — a spread of RM2,400,000. 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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The WaterEdge Apartments @ Senibong Cove in 30 seconds
The WaterEdge Apartments @ Senibong Cove is a freehold condominium in Teluk Senibong, Masai, Johor Bahru, Malaysia, developed by Senibong Cove Development (the Malaysian project company of Australia's Walker Corporation) and completed in 2018. It comprises 1 block(s), 28 storeys and 585 units. Address: Persiaran Senibong, Teluk Senibong, Masai, 81750, Johor.
Layouts run 506 to 1,776 sq ft across 1 types. As at September 2026, resale listings range RM480,000 – RM2,880,000, with a mid-market level around RM1,680,000; transacted PSF sits at RM565–871 psf. Whole-unit rents are RM2,150 – RM10,000 a month, a gross yield of 4.7%. Maintenance: about RM0.29–0.34 per sq ft per month — per September 2026 sale listings, cross-checked across four different agents, two layout sizes and both portals; 926 sq ft units are quoted at RM299.86–300 a month and 1,206 sq ft units at RM350–410. The listings do not state whether the sinking fund is included.
Transport position: about 19–21 km (estimated)
What kind of project is The WaterEdge Apartments @ Senibong Cove?
Every line below can be checked against the developer and official records. This is a completed 2018 project — you are buying a real unit you can walk into, not a rendering.
- Developer
- Senibong Cove Development (the Malaysian project company of Australia's Walker Corporation)Walker Corporation (Australia)
- Completed
- 2018Completed · resale stock
- Tenure
- FreeholdOpen to foreign buyers (min-price rules apply)
- Total units
- 5851 block(s) · 28 storeys
- Layouts
- 1See price table below
- Maintenance
- approx. RM0.29–0.34 psf/monthPer September 2026 sale listings (four agents, two layout sizes, both portals); 926 sq ft about RM300/month, 1,206 sq ft RM350–410/month. Sinking fund inclusion not stated — confirm with the management office
- Asking PSF
- RM565–871Agent-corrected asking range
- Gross yield
- 4.7%Whole-unit basis
Walker Corporation is a large Australian private property developer with several major integrated township projects in Australia. Senibong Cove is its flagship 208-acre waterfront township in Johor Bahru; planning is thorough and the reputation is good, though the pace of delivery has been steady rather than fast.
Teluk Senibong, Masai — what is around you
Full address: Persiaran Senibong, Teluk Senibong, Masai, 81750, Johor (81750). Location decides who rents from you — and how easily you resell.
🚉 Getting around
- 🚉 RTS / railabout 19–21 km (estimated)
- 🛂 Checkpoint (CIQ)about 18–20 km, roughly a 25–30 minute drive (estimated)
- 🚌 Other transportnot yet verified
🛍️ Malls & shopping
- 7-Eleven
- KSL City Mall
- Paradigm Mall Johor
- Johor Bahru City Square
🎓 Schools
- Smart Little Beans Early Reading Centre Permas Jaya
- SMK Permas Jaya 3
- SK Senibong
🏥 Hospitals
- Klinik Komuniti Taman Megah Ria (government community clinic)
- Hospital Pasir Gudang (public general hospital)
- Regency Specialist Hospital (private, Bandar Seri Alam)
- Klinik Kesihatan Masai (nearest full government clinic)
1 layout, from 506 to 1,776 sq ft
The table shows the current resale price band and rent band for each layout. Mid-market sits around RM1,680,000, the top of market reaches RM2,880,000 — within one layout the spread comes down to floor, facing and condition.
| Layout | Area | Bed / Bath | Resale price band | PSF | Monthly rent |
|---|---|---|---|---|---|
| Mix of multiple designs (1-3 bedrooms) | 506-1776 sf | TBC | RM480,000 – RM2,880,000 | — | RM2,150 – 10,000 |
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: RM471–726 psf; this page uses RM565–871 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
The WaterEdge Apartments @ Senibong Cove in the developer’s own visuals — real photos I shoot for you
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 Senibong Cove Development Sdn Bhd (Walker Corporation)'s own site senibongcove.my; copyright Senibong Cove Development Sdn Bhd.
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: RM2,150 to RM10,000 a month
Whole-unit gross yield runs about 4.7%. 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 The WaterEdge Apartments @ Senibong Cove, 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 WaterEdge Apartments @ Senibong Cove its value
An integrated waterfront township by an Australian developer, freehold with no concern over a lease term
Senibong Cove is developed by a project company under Australia's Walker Corporation, and is one of the few large integrated waterfront townships in Johor Bahru, with a masterplan covering terraced houses, villas, apartments, a marina, a retail village and several park precincts. The WaterEdge Apartments is one of the few high-rise apartment products in the township (most of the rest is landed), and the title is freehold, so buyers need not worry, as they would with a leasehold scheme, about the remaining lease term eating into the loan tenure or being marked down on resale.
Twin towers, Tower A and Tower B, overlooking the marina and the Johor Strait
The project sits in Teluk Senibong and comprises two 28-storey towers, Tower A and Tower B. Official PropertyGuru data shows 585 units in Tower A and 583 in Tower B, with unit sizes from 506 to 1,776 sq ft across a range of layouts and orientations. Buyers can choose units facing the marina, the inland Sungai Lunchoo or the Johor Strait, making this one of the few projects in the area where a genuine high-rise water view can be bought.
A dedicated gated precinct with facilities pitched at the upper-mid waterfront segment
The whole precinct operates double gated access control, with card access to lift lobbies and residential floors. Private facilities exclusive to the precinct include a tennis court, gym, multipurpose hall, childcare centre, infinity pool, spa pool, wading pool, badminton hall, jogging track and an Aeroyoga room, not shared with visitors from other precincts in the township. This exclusive rather than shared facility arrangement is relatively uncommon among other apartments in the area.
Completed in 2018, so it has been through a round of real use and maintenance
The project has been completed for more than 7 years, so it is not a new launch existing only as plans. Buyers can see the actual condition of the common areas, how the lifts run and how mature the landscaping is, rather than betting on whether the developer will deliver what the renderings show. WaterEdge Residences (the terraced houses) from the same period is fully sold, which indicates the precinct itself is not badly received by the market.
The township is still being invested in, rather than sold out and abandoned
Senibong Cove as a whole is a phased development spanning more than a decade, and new projects such as Hillview (its first high-rise apartment precinct) are still being launched, with several "Future Release" precincts awaiting sale. This shows the developer is still investing in the township rather than walking away once WaterEdge sold out, and long-term amenities (such as the 201,189 sq ft retail village) should in principle be completed progressively as new precincts are built.
🏊 Facilities
- Multipurpose hall
- Childcare facilities
- Lounge
- Barbecue area
- Children's playground
- Badminton hall
- Fitness corner
- Jogging track
- Lap Pool
- Spa Pool
- Wading pool
- Swimming pool
- Gymnasium
- Aeroyoga room
- Landscaped garden
- Perimeter fencing
- Covered car park
- 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
- CIQ / Johor-Singapore Causeway checkpointRequires driving via the Pasir Gudang Highway onto the EDL or the Coastal Highway; map distances differ greatly from actual times at morning and evening peaks and with queues at the checkpointabout 18–20 km (estimated), about 25–30 minutes by car excluding congestion
- Bukit Chagar RTS stationJohor's first rapid transit station; requires driving to reachabout 19–21 km (estimated)
- Pasir Gudang Highway entranceOne of the main roads out of Senibong Coveabout 3 km (estimated)
- Masai central bus terminalInterchange for express and city busesabout 6 km (estimated)
🛍️ Shopping & dining
- Senibong Cove retail village (within the township)Planned at 201,189 sq ft as a boutique mall connected to the marina; some units still in leasingabout 0.3 km (estimated)
- AEON Permas JayaLarge regional supermarket and shopping centreabout 6 km (estimated)
- Tesco / Lotus's Seri AlamSupermarket for day-to-day shoppingabout 7 km (estimated)
- KSL City MallWell-known large mall in Johor Bahru, requires drivingabout 15 km (estimated)
- Johor Bahru City SquareEstablished city centre mallabout 17 km (estimated)
🎓 Schools
- SK SenibongNational primary school, within the Senibong Cove communityabout 1 km (estimated)
- Smart Little Beans Early Reading Centre Permas JayaEarly learning centre for young childrenabout 4 km (estimated)
- SMK Permas Jaya 3National secondary schoolabout 4 km (estimated)
- Excelsior International SchoolInternational school, requires drivingabout 9 km (estimated)
- The Japanese School of JohorJapanese school, concentrated in Bandar Seri Alamabout 10 km (estimated)
🏥 Healthcare
- KPJ Pasir Gudang Specialist HospitalPrivate specialist hospitalabout 10 km (estimated)
- Regency Specialist HospitalPrivate specialist hospitalabout 12 km (estimated)
- Hospital Sultanah AminahThe largest public hospital in Johor, 24-hour emergency services, requires drivingabout 18 km (estimated)
- Columbia Asia Hospital TebrauPrivate general hospital, requires drivingabout 20 km (estimated)
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.
Owner-occupier families wanting a waterfront, resort-style way of living
If what you want is not high-density city centre living but a waterfront community with water views, landscaping and gated management, The WaterEdge is close to the only option in the area. But you have to accept that the township is still being developed and some amenities are not yet fully mature, and to build the relatively high holding cost (maintenance fee) into your budget.
Investors willing to trade short-term liquidity for the long-term masterplan
Senibong Cove as a township is still expanding, and over the long term amenities will be more complete than they are now, with a possible corresponding lift in brand premium. But at this stage subsale listings are few and comparable negotiating evidence is thin, so it does not suit short-term investors who need to move in and out quickly and want high liquidity.
Buyers who place weight on security and privacy
The whole precinct operates double gated access, and facilities are relatively private rather than shared with other precincts, which suits buyers who value privacy and do not want to share the pool and gym with large numbers of visitors. Correspondingly, that privacy also means higher management and security costs to be borne collectively by owners.
Not suitable for: workers who cross into Singapore daily
This project is about 18–21 km from both CIQ and the RTS station, requiring driving via the Pasir Gudang Highway or the Coastal Highway, and at morning and evening peaks, with queuing at the checkpoint itself, the actual journey often runs well beyond the 25–30 minutes a map shows. If your core requirement is being near the checkpoint and able to leave the car and walk across, this project is unsuitable on location alone.
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.
⚠Official unit counts conflict (585 units vs 1,168 units), and buyers must first establish which tower they are buying in
Public sources disagree on the total unit count for The WaterEdge Apartments: one figure is 585 units, another is 1,168. On checking, the "Buildings Details" table on the official PropertyGuru project page gives the answer — Tower A has 585 units and Tower B has 583, and the two together come to exactly 1,168. In other words, 585 refers to a single tower (Tower A) and 1,168 is the two towers combined. This may look like semantics, but the practical impact on a buyer is not small: if you assume the whole precinct has only 585 units and then buy in Tower B, your expectations about the size of the development, lift loading, car park ratio and visitor management pressure are all wrong.
⚠A reclaimed-land waterfront township, where long-term shoreline and ecological maintenance costs may be passed to owners
Senibong Cove is a waterfront township built on reclaimed land, and the masterplan sets aside a Mangroves Park as a mangrove green belt, which indicates that natural mangrove and coastal ecology existed here originally; reclamation development of this kind has long been contentious among environmental groups. The practical impact on buyers is twofold: first, long-term risks such as ground subsidence, coastal erosion and sea level change have to be managed through continuous maintenance of the sea wall and engineered defences; second, once such maintenance requires major works (for example to the sea wall, the marina or dredging the man-made lake), the cost is usually absorbed into the maintenance fee or passed to all owners as a special levy, potentially in the order of several thousand ringgit as a one-off.
⚠No official maintenance fee figure can be found, and waterfront schemes carry structurally higher maintenance costs
The official maintenance fee for The WaterEdge is not disclosed as a specific figure by the developer or on the main property portals. That in itself is a problem — if you cannot obtain this figure before paying a deposit, you are signing without having worked out your holding cost. By reference to comparable waterfront schemes with a marina, jetty, man-made lake and extensive landscaping, maintenance fees are generally a step above ordinary apartments; for example, if the actual rate is RM0.10-0.15 per sq ft higher than an ordinary apartment, a 1,000 sq ft unit pays RM100-150 more a month, or RM1,200-1,800 a year, deducted straight from the net rental return and enough to knock 10-20% off a headline 4%-5% yield.
⚠The township is still within its development cycle, so what you see today is not the final version
The Senibong Cove masterplan spans more than a decade, and the masterplan page still marks several precincts as "Now Available", "Future Release" or recently launched (such as Hillview), which shows the township remains under active construction. The practical impact on buyers is twofold: on one hand, the 201,189 sq ft retail village, marina and other amenities you see now may not yet have reached the full scale of the final plan, and some commercial components may still be in leasing or under construction; on the other, ongoing construction traffic, noise and dust, together with the subsale supply from new precincts handed over in future, may affect both living conditions and your negotiating room on rent and resale over the short to medium term.
⚠Few subsale listings, so negotiation and exit liquidity lag behind mainstream large developments
At the time of checking, The WaterEdge Apartments had only 84 units for sale and 132 for rent on PropertyGuru, clearly a smaller float than the hundreds or thousands of listings typical of large developments in the same area (Midas @ Seri Alam, for instance, has 85 for sale and 297 for rent). A small sample means two things: first, when negotiating now you have limited comparable transactions of the same type and period to work from, so price discovery is inefficient; second, when you come to sell, the pool of potential buyers is equally limited, and if you need to realise cash quickly, negotiating power will sit clearly with the buyer.
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 WaterEdge Apartments @ Senibong Cove ← | 2018 | Freehold | 585 | RM565–871 | RM480,000 – RM2,880,000 | 4.7% |
| 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 WaterEdge Apartments @ Senibong Cove 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 WaterEdge Apartments @ Senibong Cove cost on the resale market?
As at September 2026, The WaterEdge Apartments @ Senibong Cove resale listings run RM480,000 to RM2,880,000, with a mid-market level around RM1,680,000 and transacted PSF of RM565–871. By layout: Mix of multiple designs (1-3 bedrooms) (506-1776 sf) RM480,000–RM2,880,000. Within one layout the spread comes from floor, facing and condition — WhatsApp me for the live list.
What are rents and yields at The WaterEdge Apartments @ Senibong Cove?
Whole-unit rents run RM2,150 – RM10,000 a month. That is a gross yield of about 4.7% — gross, so after maintenance, assessment, quit rent, insurance and vacancy, net yield is typically 0.8–1.2 points lower.
Is The WaterEdge Apartments @ Senibong Cove freehold, and can foreigners buy?
The WaterEdge Apartments @ Senibong Cove 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 WaterEdge Apartments @ Senibong Cove completed and who built it?
The WaterEdge Apartments @ Senibong Cove was completed in 2018 and is occupied resale stock: 1 block(s), 28 storeys, 585 units. Developer: Senibong Cove Development (the Malaysian project company of Australia’s Walker Corporation). Walker Corporation is a large Australian private property developer with several major integrated township projects in Australia. Senibong Cove is its flagship 208-acre waterfront township in Johor Bahru; planning is thorough and the reputation is good, though the pace of delivery has been steady rather than fast.
How is transport at The WaterEdge Apartments @ Senibong Cove, and how far is the checkpoint?
about 19–21 km (estimated); about 18–20 km, roughly a 25–30 minute drive (estimated); not yet verified
What layouts does The WaterEdge Apartments @ Senibong Cove have?
1 layout: Mix of multiple designs (1-3 bedrooms) 506-1776 sf (TBC). Areas run 506 to 1,776 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 WaterEdge Apartments @ Senibong Cove, and what facilities are there?
Maintenance runs about RM0.29–0.34 per sq ft per month, per September 2026 sale listings cross-checked across four different agents, two layout sizes and both portals: 926 sq ft units quoted at RM299.86 and RM300 a month (about RM0.324 psf), and 1,206 sq ft units at RM350 and RM410+ (about RM0.29–0.34 psf). 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: Multipurpose hall, Childcare facilities, Lounge, Barbecue area, Children’s playground, Badminton hall, Fitness corner, Jogging track, Lap Pool, Spa Pool, Wading pool, Swimming pool, Gymnasium, Aeroyoga room.
Who is The WaterEdge Apartments @ Senibong Cove suitable for?
Mid- to high-end owner-occupiers who want waterfront township living (a well-planned community with its own clubhouse and water frontage); Investors who value the developer’s long-term master plan and are prepared to hold
What are the risks of buying at The WaterEdge Apartments @ Senibong Cove?
Data correction: public sources disagree on the total unit count (585 vs 1,168, the latter appearing to double-count Towers A and B); this site uses 585 units, so verify with the management office before purchase; The township is still under development and some amenities, such as a mall, are not yet in place; The total price range is very wide, so specific floor levels and orientations need careful screening
What malls, schools and hospitals are near The WaterEdge Apartments @ Senibong Cove?
Malls: 7-Eleven, KSL City Mall, Paradigm Mall Johor, Johor Bahru City Square. Schools: Smart Little Beans Early Reading Centre Permas Jaya, SMK Permas Jaya 3, SK Senibong. Hospitals: Klinik Komuniti Taman Megah Ria (government community clinic), Hospital Pasir Gudang (public general hospital), Regency Specialist Hospital (private, Bandar Seri Alam), Klinik Kesihatan Masai (nearest full government clinic).
Does The WaterEdge Apartments have 585 units or 1,168?
Both figures are correct; they simply count different things. The official PropertyGuru "Buildings Details" table shows 585 units in Tower A and 583 in Tower B, which together come to 1,168. If the material you have seen says only "585 units", it most likely refers to a single tower, Tower A; if it says "1,168 units", that is the two towers combined. Before buying, establish which tower your unit is in, then verify that tower's actual unit count, lift provision and car park ratio, rather than estimating the density you will actually live in from the blanket overall figure.
What is the official maintenance fee, and what additional costs should I watch for as an owner-occupier or landlord?
Neither the developer nor the main property portals currently publish a specific maintenance fee figure for The WaterEdge Apartments. That in itself warrants caution — if you cannot obtain the figure before paying a deposit, you have not worked out your fixed monthly holding cost. Waterfront schemes, with a marina, man-made lake, sea wall and extensive landscaping to maintain, generally carry maintenance fees a step above ordinary apartments in the same area. Before paying a deposit, require the developer or seller to produce the last 3 months of maintenance fee invoices, and ask the management office for the latest financial statements and sinking fund balance, then recalculate the actual net rental return after maintenance fees yourself.
A lot of Senibong Cove still looks like a building site. If I buy now, will I be living next to construction?
There is a reasonable chance of that. Senibong Cove is a large phased township development spanning more than a decade, with new precincts such as Hillview still being launched and several "Future Release" parcels marked on the masterplan as not yet sold. This means that over the next few years there will most likely be continuing construction traffic, noise and dust in the vicinity until the township is fully built out. If you are particularly sensitive to construction noise and dust, choose a tower and orientation further from the parcels under construction when viewing, and ask the agent to confirm the development timetable for the surrounding parcels.
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