Ethos @ 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 Ethos

The register indexes every scheme by its statutory name, not by a marketing name, and “Ethos” does not appear under any of the five licences. Under Khoo Soon Lee Realty, the licensee with by far the most Johor phases, the only scheme registered in the Iskandar Puteri direction is Taman Nusa Bestari 2 (Fasa 5) — project code 3390-35, thirteen units, on a permit that expired in January 2019. That is plainly not this development.

So 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?” 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. A double-storey terrace scheme with no project code is a scheme that has not been approved for sale yet.

Why I will not guess the price

For a non-citizen, landed property in Johor is the hardest category to buy. Two obstacles stack on top of each other. The first is the price floor: RM2,000,000 per landed unit, twice the strata floor. The second is that landed residential purchases by foreigners attract closer scrutiny at state-consent stage than strata ones, and consent is applied for on a specific development with a specific developer licence.

KSL has not published a price for Ethos. So I cannot tell you whether it clears RM2,000,000, and neither can anyone else who has not seen the price list.

What I can give you is a reference point from the same developer, clearly labelled as a different project. KSL’s Pulai Bestari double-storey terrace at 22′×70′ — the same land width as the larger Ethos type — is published at from RM848,000. That is a different scheme in a different area, and it is not evidence of Ethos pricing. It is simply the only KSL landed figure that is in the public domain, and it sits well under RM2,000,000.

If you are a non-citizen and interested in this development, the question to put in writing is: what is the selling price of each house type, and is any unit priced at or above RM2,000,000? Everything else follows from the answer. The landed rules and the consent process are set out here.

Both Ethos house types

KSL publishes two land widths for Ethos and nothing else — no floor plan, no built-up area, no price, no bedroom count. On a landed house that is a thin disclosure: the land dimensions tell you the plot, not the house. I will not redraw a plan or borrow one, so each card carries the land arithmetic and states plainly what is missing. Message me and I will ask KSL for the layout sheets and the price list.

Land widths and depths are KSL’s own, published on kslprojects.com.my and read on 26 August 2026. Land areas and square-metre conversions are my arithmetic on those dimensions and are the land area, not the built-up area of the house. On a terrace house those two numbers can differ substantially between houses on identical plots — ask for both.

The images KSL has published

The developer’s own images, taken from KSL’s project website on 26 August 2026 and hosted here. They are artist’s impressions of the terrace houses, not photographs of completed units.

Source: KSL Holdings’ own project website, read 26 August 2026. Note what these images cannot tell you: KSL publishes no price and no built-up area for this development, so the houses shown are not tied to a figure you can check.

The KSL project nobody else lists

When I compared my 157 project pages against three competing agent websites, Ethos turned up as an oddity: it is on KSL’s own project website, and not one of the three agent sites lists it.

I do not know why. A recent addition that agents have not picked up, a phase sold through a different channel, or simply an oversight are all possible, and I am not going to choose one and present it as fact.

It is worth stating the reverse finding alongside it, because the two belong together: one of those agent sites lists thirty-three projects under the KSL name, while KSL’s own site lists twelve. Roughly twenty-one KSL-branded projects are circulating that the developer does not currently list, and one project the developer does list is circulating nowhere. Neither direction is evidence of anything improper. Both are good reasons to check the developer’s own site before you trust a listing.

KSL has not published a street address, a land title reference or coordinates for Ethos, so this page carries no map, no travel times and no distance figures.

There is another “Ethos” in the register, its permit is cancelled, and it is not this one

Searching the National Housing Department register for Ethos returns exactly one match in Johor:

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 27 August 2026.

This record is not about the development on this page, and I am not going to let it look like it is

The scheme above is a different development, by a different developer, in the Tropicana group of projects. It is not KSL’s Ethos. Attaching a cancelled permit to the wrong project would be the single most damaging mistake this site could make, so the record is printed here explicitly labelled as belonging to someone else.

Why print it at all? Because a buyer who searches “Ethos permit” will find it, and finding it without this explanation would be worse than not finding it. Two developments can share a marketing name. The register does not deduplicate them for you.

What the register says about KSL’s Ethos: nothing under that name

Searching “Ethos” does not return this development. Read that carefully, because it does not mean what it looks like it means.

Malaysian schemes are registered under a licensed project company and a statutory taman or building name, and the brand you are shown usually appears nowhere in the record. Elsewhere on this site, “Fraser Heights” happens to appear in the register verbatim while “BEE” does not appear at all — and BEE is fully permitted, with two live permits and published price bands.

“I cannot find the marketing name” means I do not have the right search key. It is not evidence that a project is unlicensed, and I will not publish it as though it were.

The one question that settles it

“Which licensed developer entity and which KPKT project code applies to the unit you are selling me?”

With a project code you can open teduh.kpkt.gov.my/semakan-status-kemajuan?kodProjek=<code> and read the permit number and expiry, the unit count, the built-up range, the permitted price band, the construction progress percentage and the status — in under a minute, from a public government source, without depending on anyone’s cooperation.

And if a code comes back and it checks out, that is the outcome this section is designed to produce. It exists to get you an answer, not to make a case.

Questions I actually get asked

Can a foreigner buy a terrace house at Ethos?

I do not know, because KSL has not published a price. The Johor landed floor for non-citizens is RM2,000,000 and state consent is required on top of it. Ask KSL for the price list and for the developer licence and permit numbers; those three things settle the question.

Is freehold landed better than a freehold apartment for a foreign buyer?

Not automatically, and often the opposite. Landed carries the higher price floor — RM2,000,000 against RM1,000,000 — and the consent process for landed residential is more closely scrutinised. Buyers sometimes assume landed is the premium option and therefore the easier one. Legally it is the harder one.

What is a 20′×70′ terrace, in plain terms?

The plot is 20 feet wide and 70 feet deep, so 1,400 sq ft of land. It is the standard intermediate terrace width in Johor. A 22′ plot gives you two extra feet across the whole depth — usually felt in the width of the car porch and the internal rooms rather than in the length of the house.

Two land widths, 20 feet and 22 feet. How much difference do two feet make?

More than it sounds. On a 70-foot depth, 20 feet gives 1,400 sq ft of land and 22 feet gives 1,540 — a tenth more land, and land is what a terrace house is priced on. It usually shows up as a wider car porch and a wider room across the front, which is exactly what the next buyer compares.

Ask which width sits on which part of the layout, and what the price gap between them is. If the gap is much larger than a tenth, you are paying for position as well as width, and it is worth knowing which is which.

KSL gives land dimensions but no built-up area. Why does that gap matter?

Because they are different numbers and only one of them is the house. Land width and depth tell you the plot; built-up area tells you the floor area you actually live in, across both storeys, and it is the figure every comparison with another terrace depends on.

Its absence also makes a price-per-square-foot comparison impossible in either direction. Ask for the built-up area in writing, from the layout plan, before you compare this with anything else.

Landed needs state consent on top of the RM2,000,000 floor. What does that add?

Time and a second point of failure. Consent is a separate application to the Johor state authority, made after the sale and purchase agreement, and the transfer cannot be registered until it is granted. Your agreement has to allow for that period rather than assume it.

Afterwards the title carries a Sekatan Kepentingan restriction in interest. That does not go away when you sell — your buyer faces the same floor and the same application, which is what narrows the resale pool for a foreign-owned landed house.

What running costs would a strata buyer not expect on a terrace house?

Quit rent and assessment are yours directly, both annual and both set by authority. Fire insurance on the building is yours too — on strata that sits with the management corporation, on landed it does not.

Then the fabric: roof, external walls, drains, and the car porch. There is no sinking fund behind a terrace house, so those are unbudgeted until you budget them. A gated and guarded scheme adds a security and common-area charge on top, which is not regulated the way strata maintenance is.

If the price never reaches RM2,000,000, what are my options?

On this house, none that are worth taking. Below the floor a transfer to a non-citizen is not permitted, and paying above asking to clear it means overpaying for a house whose resale market is then domestic buyers only.

The realistic options are different property, not different paperwork: strata stock in Johor at the RM1,000,000 floor, or landed in a state whose floor you can actually clear. Any adviser proposing a nominee arrangement to get around the floor is proposing something that puts the whole transaction at risk — that is not a workaround, it is an exposure.

Why is there no price on this page?

Because KSL has not published one. I could take a figure from a portal or another agent and print it, and it would look more complete. It would also be a number I cannot stand behind. When the developer publishes a price, or you send me the price list, 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). KSL has not published a price, built-up area, advertising permit number, unit count or completion date for this development, and this page does not supply substitutes. This page is marketing information, not an offer or a contract.