Ceros Residences @ Iskandar Puteri

KSL sells through five separately licensed companies. Ask which one signs your SPA.

“KSL” is a brand, not the entity on your sale and purchase agreement. The National Housing Department register records five active developer licences held by KSL-group companies. The one that signs your contract is the one whose licence, permit and track record you should be checking — not the group’s.

Swipe sideways to see the full table →

How to run this check yourself — the seven status words, why searching by marketing name fails, and the register status of all 175 developments on this site →

Read from teduh.kpkt.gov.my on 3 September 2026. All five are recorded as Aktif. The first four share one registered address, A-3-55 Pusat Komersial Bayu Tasek, Persiaran Southkey 1, Kota Southkey, 80150 Johor Bahru. KSL Properties Sdn Bhd is registered elsewhere.

What this means for Ceros Residences

The register indexes every scheme by its statutory name, not by a marketing name, and “Ceros Residences” does not appear under any of the five licences. Neither does it appear anywhere else in the national register. That is not proof of anything improper — a scheme is registered under a name like Pangsapuri … and marketed under something else, and a scheme that has not yet been granted its advertising permit will not be there at all.

It does mean one question is worth more than everything else on this page: “Which company signs the SPA, and what is its developer licence and project code?” Every figure this page is missing hangs off that answer. The permit number, the unit count, the built-up range, the bumiputera discount and the completion date are all attached to the project code, and all of them are public the moment you have it.

Why this page starts with a “no”

Most of the traffic to this site comes from Singapore, China, Hong Kong and Taiwan. So the first question worth answering about any Johor development is not what the facilities are. It is whether a non-citizen is legally permitted to buy one.

In Johor the minimum purchase price for a non-citizen buying a strata property is RM1,000,000 per unit. That is a floor, not a guideline. A transfer below it is not merely discouraged — under sections 433B and 433C of the National Land Code the dealing is void, and the penalty on conviction is a fine of not less than RM100,000 on both the buyer and the seller.

KSL’s published starting prices for Ceros run from RM244,000 to RM470,000. For the largest layout to reach RM1,000,000 it would have to sell at roughly RM1,133 per sq ft, against a published starting price of about RM532 per sq ft — a premium of more than 110%.

What I cannot tell you is the top of the range. KSL publishes a “start from” figure for each layout and no upper bound, and no advertising permit number that would carry the approved price band. If you are a non-citizen and you want certainty, the question to put to KSL in writing is simple: is there any unit in this development priced at or above RM1,000,000? Get the answer in writing before you pay anything.

If the answer is no, this development is not available to you, and no arrangement offered to get around that — a nominee, a local spouse’s name, a company set up for the purpose — is worth the risk. The rules, and what happens when they are broken, are set out here.

All 6 Ceros Residences layouts

KSL has not published a floor plan drawing for any of these six layouts. The project website gives a layout code, a built-up area and a starting price, and nothing else — no plan image, no bedroom count, no orientation. I will not redraw a plan or borrow one from an agency site and present it as official, so each card below carries exactly what KSL states, with the drawing left out and explained. If you want the actual plans, message me and I will ask KSL for the layout sheets. One thing worth reading while you are here: the price per square foot is almost flat across all six, which means the layout choice here is about how you use the space, not about finding a bargain size.

Layout codes, built-up areas and starting prices are KSL’s own, published on kslprojects.com.my and read on 26 August 2026. Square-metre conversions and price-per-square-foot figures are my arithmetic on those numbers. The area a developer advertises is not always the parcel area in the sale and purchase agreement — the schedule of parcel areas attached to the SPA is the document that governs.

The images KSL has published

These are the developer’s own images, taken from KSL’s project website on 26 August 2026 and hosted on this site rather than linked from theirs. They are artist’s impressions, not photographs of a finished building.

Source: KSL Holdings’ own project website, read 26 August 2026. An artist’s impression is marketing material. Finishes, furniture and landscaping shown are not contractual, and the statutory sale and purchase agreement governs what is actually delivered.

Where Ceros actually is

KSL has not published a street address, a land title reference or coordinates for Ceros on its project page, so this page does not carry a map, a travel-time table or a distance-to-CIQ figure. Those numbers are easy to invent and I would rather leave the section empty than publish a drive time I have not verified.

“Ceros” returns nothing in the national register — and without a licensed company name I have no second key to try

Every other project page on this website carries a table read from teduh.kpkt.gov.my — permit number, licensed developer, unit count, permitted price band, certified construction percentage, project status. I could not produce one here, and I would rather show my working than leave a silent gap.

What I searched

By project name: “Ceros”, nationally. Zero results — not one record anywhere in the database.

Nothing came back close enough to be worth rejecting. On several other pages of this site I list the near-misses I turned down; here there were none at all.

By licensed company: not possible. This page does not print one, and that is the search key that unlocked most of the projects on this website. With a company name I can search the entire national register and then confirm a match against coordinates and unit count. Without it, the marketing name is the only key I have, and it does not fit the lock.

What “not found” does and does not mean

Failing to find a project in this register is not evidence that it is unlicensed. This is the most important sentence on this page, and it is not a formality.

Two proofs from this website. “Fraser Heights” appears in the register word for word. “BEE” appears nowhere at all — and BEE has two entirely valid permits, registered as Taman Nusa Permata. And on the Setia Sky 88 page, the correct records were invisible to any name search because the register’s project-name field contained the company name instead of a project name. I found them only by searching the whole national register by licence holder.

So several honest readings remain, and public documents do not let me choose:

The project may not have reached the permit stage yet, in which case it genuinely is not in the register today and will appear when it is permitted.

Or it may be permitted under a licensed company and a statutory name I cannot connect to it. On this site the register calls Papyrus “Residensi Papirus Yakin”, Suria Hills “Taman Bukit Suria”, and South Hills “Taman Puncak Selatan”. One changed word makes a project invisible.

The one question that closes the gap

“What is the project code and advertising permit number for the unit you are offering me, and which company holds the licence?” In writing.

With a code you can read the whole record yourself in about a minute at teduh.kpkt.gov.my/semakan-status-kemajuan: registered name, licensed developer, unit count, permitted price band, certified construction percentage, permit expiry and status.

And it is not paperwork pedantry. Under the Housing Development Act a developer may not lawfully advertise or sell units in a phase without a valid advertising and developer’s licence, and the statutory sale and purchase agreement — with late-delivery compensation at 10% per annum of the purchase price for strata housing — is tied to that licence. The code is how you check that the protection exists at all.

Register searched at teduh.kpkt.gov.my on 27 August 2026, by project name, national scope. No licensed company name is published for this project.

Questions I actually get asked

Can I buy a unit at Ceros as a foreigner?

On the prices KSL has published, no. Every layout starts well below the RM1,000,000 Johor strata floor for non-citizens, and the largest layout would need to more than double its starting price to clear it. Ask KSL in writing whether any unit is priced at or above RM1,000,000 before you consider it further.

Does a Malaysian permanent resident face the same floor?

No. The RM1,000,000 floor applies to non-citizens. Malaysian permanent residents are treated differently, and PRs are also excluded from the 8% foreign-buyer stamp duty that took effect on 1 January 2026. The stamp duty position is set out here.

Is RM482 to RM532 per sq ft reasonable for this area?

It is at the lower end of what Johor Bahru new launches are asking. What I would weigh against that is supply: NAPIC recorded roughly 9,018 unsold completed serviced apartments in Johor in Q3 2025 — the highest of any state — with about 60% of them in the RM500,001 to RM1,000,000 band. Ceros sits just below that band, which is a different pool, but the pressure on rents and resale in the area is real and I would rather you knew.

KSL publishes a start-from price per layout, not a range. What does that actually tell me?

It tells you the floor and nothing above it. The published figures run RM244,000 to RM470,000, but each of those is the cheapest unit in its layout — lowest floor, worst aspect, whatever the developer wants to move first. The unit you are shown at the gallery will not be that unit.

Ask for the full price list by floor and stack before you commit to anything. Until you have it, treat every per-square-foot figure on this page as a floor, not an average.

Two agent sites place Ceros somewhere other than Iskandar Puteri. Which is right?

KSL’s own project page says Iskandar Puteri, and that is what this page follows. Where a developer and a portal disagree, the developer’s own material wins — the portal is not the party that signs your sale and purchase agreement.

It matters because the address decides the district, the district decides which local authority approved the plans and which assessment rate applies, and only the lot and mukim on the layout plan settle it. Confirm those before you accept any distance claim.

If no layout reaches RM1,000,000, is there any route in for a foreign buyer?

Not at these prices. The Johor floor for a non-citizen buying strata is RM1,000,000, applied per unit at the price written into your sale and purchase agreement. The largest layout, Type C3, starts at RM470,000 — less than half the floor. A Malaysian permanent resident sits on the same side of that line.

Paying above asking to clear the floor is not a workaround. The transfer still needs written state consent, and you would be paying a premium for a unit whose resale market is domestic buyers only.

Ceros returns nothing in the national housing register. Should that worry me?

It means the one independent check this site relies on is not available here. Every other project page carries a table read from the Ministry of Housing register — permit number and expiry, licensed company, unit count, approved price band, certified construction progress. For Ceros there is no matching record, and without a licensed company name there is no second key to search on.

That is not evidence of anything wrong. It does mean you are relying on KSL’s own material alone, so get the advertising permit number from them in writing and check it against the register yourself before any money moves.

What should I get in writing before paying a booking fee?

Four things: the advertising and sale permit number with its expiry date, the licensed company name behind the scheme, the layout with its stated built-up area, and the completion date the developer will commit to. Those four turn a brochure into something you can check.

A booking fee paid before a sale and purchase agreement exists does not carry the Housing Development Act protection most buyers assume it does. If any of the four is not forthcoming, that is information too.

Why does this page have so many blanks?

Because KSL has not published those figures. Every other project page on this site quotes an advertising permit number, a unit count, a storey count and a completion date, because the developer published them. When I cannot verify something, it does not go on the page. If KSL publishes the permit for Ceros, I will update this page and date the change.

Before you go further

• Foreign buyer guide — the ten numbers that will cost you money
• Price floors, restricted property and state consent
• The full timeline, stamp duty and holding costs
• How to check a developer and a permit before you pay a booking fee
• Other Iskandar Puteri developments on this site

Published 2026-08-26 · Last verified 2026-08-26 against KSL Holdings’ own project website (kslprojects.com.my, page last modified 28 January 2026). KSL has not published an advertising permit number, unit count, storey count or completion date for this development, and this page does not supply substitutes. Unit availability and pricing are set by the developer and subject to change. This page is marketing information, not an offer or a contract.