Avenue Residences

At the junction of the Inner Ring Road (Jalan Lingkaran Dalam) and Jalan Tun Abdul Razak, on the western edge of the Johor Bahru city centre, inside MB World’s 18.68-acre MBW City township. The developer publishes the coordinates itself as N 1° 28′ 24.6″, E 103° 45′ 15.9″ and uses Plus Code FQF3+CQ3 in its own map embed.

It is worth being precise because the name causes confusion. This is not Danga Bay — the developer’s own table puts Beletime Danga Bay 6.0 km away. It is not Larkin either; Larkin Sentral is 4.0 km. And there are unrelated projects with similar names in Penang and Sabah. The legal project name on the permit is Residensi Puncak Saujana (Fasa 2), which is the name to quote if you are searching official records.

The nearest reference points are Hutan Bandar MBJB city forest park at 1.2 km and KOMTAR JBCC at 3.1 km.

No. MB World publishes a price range of RM407,000 to RM789,000, and Johor requires non-citizens to pay at least RM1,000,000 for strata property. The most expensive unit in the project falls RM211,000 short of the threshold, so there is no unit here a foreign buyer can legally purchase.

This is worth saying plainly because Avenue Residences is 3.0 km from the CIQ and it is exactly the kind of project a Singapore-based buyer might shortlist on a map. It is a Malaysian-buyer project.

If you are buying from Singapore and want something in this radius, the projects that clear the RM1 million floor are a different and much shorter list — Arden @ One Bukit Senyum starts at RM1,078,000 and every one of its units qualifies. I have written that project up too.

1,796 units in four towers — D, E, F and G — of 449 units each over 30 storeys, with one level of commercial space below the apartments. The four 449s add up to exactly 1,796, which matches the total on the project page.

Four layouts: Type E at 435 sq ft (1 bedroom, 1 bathroom) from RM407,000; Type F at 697 sq ft (2 bedrooms, 2 bathrooms) from RM593,000; Type G at 863 sq ft (3 bedrooms, 2 bathrooms) from RM670,000; and Type H at 1,001 sq ft (3 bedrooms, 3 bathrooms) from RM750,000. All prices are MB World’s own published starting prices.

A correction worth making. Several listing sites describe Avenue Residences as 36 storeys. The developer’s own APDL disclosure says 30 levels per tower, and that is the figure this page uses. Where a listing portal and a statutory permit disagree, the permit wins.

What the developer has not published is which layouts sit in which tower and how many of each type there are. I have not guessed.

Freehold — stated on both MB World’s project page and its APDL disclosure. In a Johor Bahru market where a great deal of comparable stock is on a 99-year lease, that is a genuine and durable advantage.

The title category is the one thing I could not resolve, and I would rather tell you than gloss over it. MB World has not published whether the land is held on residential or commercial title. The MBJB building plan reference for this project is MBJB/U/2021/14/BGN/14/RP(11) and the suffix is RP, whereas the same developer’s commercial-titled MBW Boulevard 1 carries a KOM suffix. That suggests a residential-plan approval, but a plan approval suffix is not the same thing as the land title category, and I am not going to state it as fact on that basis.

It matters, so get it confirmed. Residential title means 90% margin of finance available and domestic tariffs on assessment, water and electricity. Commercial title means roughly 80–85% margin of finance and commercial tariffs on all three, which on a 1,001 sq ft unit is a meaningful difference over a decade. Ask MB World for the title category in writing, or have your conveyancing lawyer do a title search, before you sign the S&P. If you would like, I will ask the developer directly and send you the answer.

The price range is published: RM407,000 to RM789,000 across the whole project, with the developer’s own per-tower bands running RM409,000–RM787,000 for Tower D, RM407,000–RM787,000 for Tower E, RM409,000–RM782,000 for Tower F and RM407,000–RM789,000 for Tower G. Published starting prices by type are RM407,000 (Type E), RM593,000 (Type F), RM670,000 (Type G) and RM750,000 (Type H).

Read those as starting prices, not as your price. A starting price is the cheapest unit of that type in that tower — usually a low floor with the least desirable outlook. The unit you actually want will be above it, and how far above depends on level, stack and orientation. That is the number I can get you.

The maintenance fee and sinking fund rate have not been published by MB World anywhere I can find, and I am not going to quote an unsourced figure. On a 1,796-unit development with four towers and a full facilities set, this deserves a straight answer before you commit — message me and I will get the current rate the developer is quoting, along with the live price list and what is still available.

The licensed developer is MBW City Sdn Bhd, part of MB World Group Berhad (199901010244 / 485144-H), a Johor Bahru group. Developer licence 20101/04-2028/0598(A) is valid to 19 April 2028 and the advertising and sale permit to 14 March 2027. RHB Bank Berhad is the project financier holding the charge over the land.

MB World’s distinguishing feature is that it takes over stalled and abandoned housing and finishes it. The group and its affiliates have been associated with reviving something in the order of 16,000 units, and on 9 December 2025 the Housing and Local Government Minister publicly commended the group at the handover of 388 units in Towers 7 and 8 of Florian Residences at MBW Bay — itself a previously stalled scheme. In a state where the material risk on an off-plan purchase is a project that stops, a developer that specialises in restarting them is a relevant credential.

The limitation is that MB World Group was delisted from Bursa Malaysia on 9 September 2020 after a takeover and is now private, so there are no audited public accounts after FY2020. I cannot show you its current gearing or cash position. The last public figures (FY2019 revenue RM337.6 million, net profit RM54.6 million) are too old to rely on and I will not present them as current.

What I did check: no abandoned project, delivery delay, LAD claim or regulatory action attributable to MB World itself. And the practical test is available to you on this very site — Veranda Residences Phases 1 and 2 and Trellis Residences are earlier MBW City phases. Go and see how they are being maintained. That tells you more than any financial statement would.

It means the exit is harder than the entry, and you should plan for that before you buy rather than discover it in 2032.

The numbers, from NAPIC’s Property Market Status Report for 2025: Johor held 9,477 unsold completed serviced apartment units worth RM8.35 billion at the end of 2025 — 50.5% of the national total of 18,752 units, and more than double the next worst state. Behind that sit another 8,189 Johor units unsold and under construction, and 2,305 unsold and not yet built. Nationally the count rose again to 19,263 units worth RM16.52 billion in Q1 2026, the third consecutive quarterly increase. If you have seen 9,018 quoted for Johor, that is the Q3 2025 figure and the position has since deteriorated.

The uncomfortable specific: NAPIC has reported that the majority of unsold serviced apartments nationally sit in the RM500,001 to RM1,000,000 price band. Three of Avenue Residences’ four layouts — Types F, G and H, from RM593,000 to RM789,000 — sit squarely inside that band. This project is priced in the most oversupplied segment of the most oversupplied state.

The three practical consequences. Resale liquidity: with 1,796 units in this development alone plus thousands of comparables citywide, you will compete on price when you sell, so buy the layout and level that is genuinely scarce rather than the volume stack. Rent: heavy supply caps achievable rent, and the tenant base here is Johor Bahru working families drawn by the school catchment, not Singapore-dollar earners — price your yield assumption off local rents, not off a brochure. Bank valuation: with this many recent transactions available, valuers will not stretch to meet an optimistic price, and any shortfall between the bank’s valuation and your purchase price is cash you find yourself at drawdown.

The counterweights are real, though. Avenue Residences completes in December 2027, ahead of the 2029–2030 window consultants have flagged as the heaviest wave of Johor high-rise completions — so it reaches the market before the worst of the supply does. It is freehold rather than leasehold. And its school catchment gives it a domestic tenant story that a Causeway-side studio does not have. None of that removes the risk; it just means this project is better positioned inside it than most.

MB World publishes twelve: a multipurpose hall, gymnasium, kids playroom, BBQ pit, herbs garden, playground, outdoor gym, sauna, jacuzzi, swimming pool, kids pool and games room. There is also one level of commercial space below the apartments and 1 to 2 car park bays per unit, and the project holds GreenRE Provisional Certification at Bronze level, issued 5 March 2024.

That list is the developer’s complete published set. What is not published is a numbered facilities key plan showing which level each item sits on, so this page does not claim to know. If the layout of the facilities deck matters to you — and on a four-tower development it should, because it determines how far you walk and how the noise travels — ask me and I will get the facilities plan from the sales gallery.

One thing worth noticing about this list: it is a family list. Two pools including a kids pool, two playrooms and playgrounds, an outdoor gym, a hall. It is not an infinity-pool-and-sky-lounge list, and that is consistent with what this project actually is.

They are answering different questions, and the price gap tells you which.

Causeway-side projects — Causewayz Square @ JBCC at 600 m from the CIQ, R&F Princess Cove Phase 3 at 650 m, Arden @ One Bukit Senyum at 800 m — are priced for daily cross-border commuting and for the foreign buyer pool. Arden’s entry price is RM1,078,000. Avenue Residences is 3.0 km from the CIQ and its entry price is RM407,000. You are not paying for the Causeway here.

What you get instead is space, a freehold title, an earlier completion date and the city-centre school catchment. A 1,001 sq ft three-bedroom at RM750,000 works out at about RM749 psf; new launches near Bukit Chagar were being asked at RM1,000–1,500 psf according to JLL Malaysia in July 2025. If your household is going to live in Johor Bahru rather than commute out of it, that difference buys a lot of room.

What you give up is the walk to the crossing, the ability to sell to a foreign buyer later, and the pricing power that comes with proximity to the RTS. Decide which of those you actually need. If it is the crossing, I will point you at the other list rather than sell you this one.

For a Malaysian buyer, yes — this is mainstream stock at a mainstream price, and RHB Bank is already the project financier, which usually makes the end-financing route straightforward.

The margin of finance depends on the title category, which as I set out above MB World has not published. Residential title supports up to 90% for a first or second residential property; commercial title typically caps around 80–85%. On a RM593,000 Type F unit that difference is about RM29,650 in additional cash. Resolve the title question with the developer before you commit, because it changes your deposit.

Beyond the purchase price, budget for legal fees on the S&P and the loan documents, stamp duty on the transfer and on the loan, and the maintenance fee and sinking fund from the day of vacant possession — plus utility deposits. If the title turns out to be commercial, add the difference between domestic and commercial tariffs on assessment, water and electricity, which compounds quietly over the years you hold the unit.

The project is under the Housing Development (Control and Licensing) Act, with a developer licence and an advertising and sale permit, so your payments are staged against certified construction progress, held in a Housing Development Account, and a statutory defect liability period applies after handover. That protection is real.