Aurora 5 @ Ulu Tiram

The live permits in this township are all four-bedroom houses. Aurora 5 is sold as a single-storey terrace.

“Aurora 5” does not appear in the National Housing Department register — not under KSL’s main licence, and not anywhere else. Agent and portal listings place the Aurora series inside Taman Bestari Indah, Ulu Tiram. That is a third-party attribution, not a KSL statement, and I flag it as such; but it is worth following, because the register does have live phases under that township name.

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 →

All three are licensed to Khoo Soon Lee Realty Sdn Bhd, developer code 3390, developer licence 3390/03-2029/0030(A) valid 5 March 2024 to 4 March 2029. Read from teduh.kpkt.gov.my on 3 September 2026. A fourth entry, 3390-30, registered as Taman Bestari Indah 1 (Fasa 4), is recorded as not started.

The mismatch is the finding

Every live phase in that township is a 191–195 m² four-bedroom house. On any normal reading that is a double-storey product. Aurora 5 is marketed as a single-storey terrace. So none of the three permits above describes the house you would be buying.

There are two innocent explanations and you should know both. Either Aurora 5 has not yet been granted its own advertising permit — it is being marketed as a coming-soon phase, and an unpermitted phase does not appear in the register at all — or it is registered under one of the group’s other licensed companies. What you must not do is assume the permit for phase 2, 3 or 4 covers your unit. A valid permit for a neighbouring phase tells you nothing about yours.

So, one question: “Which company signs the SPA, and what is the project code for the phase you are selling me?” If the answer is that there is no code yet, that is a real and legitimate answer — but it means you would be paying a booking fee on a scheme the department has not yet approved for sale, and you should price that risk rather than ignore it.

Two separate gates, and only one of them is about money

For a non-citizen looking at landed property in Johor there is the price gate — RM2,000,000 per unit, twice the strata floor, plus state consent. KSL has not published a price for Aurora 5, so I cannot tell you where it sits against that number. An agent site quotes RM678,000 for a single-storey unit in this scheme; that is an agent’s figure, not the developer’s, and if accurate it would be far below the floor.

But there is a second gate that price cannot open. A Bumiputera-reserved lot cannot be sold to a non-Bumiputera buyer at all — not to a foreigner, and not to a Malaysian who is not Bumiputera — regardless of what they are willing to pay. The restriction is endorsed on the title, and it follows the land, so it also constrains who you can sell to later.

The price floors, restricted-property categories and the consent process are set out here.

The single Aurora 5 house type

KSL lists one house type for Aurora 5 and publishes nothing else about it — no land size, no built-up area, no bedroom count, no price, no drawing. Single-storey is the notable part: most new landed launches around Johor Bahru are double-storey, because a developer gets more saleable floor area from the same plot. Message me and I will ask KSL for the layout sheet, the price list and the Bumiputera-lot position.

The house type is KSL’s own, published on kslprojects.com.my and read on 26 August 2026. Everything else is recorded as not published because it is not published. On this development the Bumiputera-lot question matters more than any figure above — a reserved lot cannot be transferred to a non-Bumiputera buyer at any price.

Why there are no renders on this page

No images from the developer’s marketing are reproduced here. A render is drawn to sell. It is not something the developer is contractually bound to build, and there is nothing in it you can check against a document.

Ask for these three in writing instead: the approved building plan, the unit layout with its stated built-up area, and the specification schedule attached to the sale and purchase agreement. Those bind the developer. A render does not.

Ulu Tiram, and a note on “Bestari Indah”

KSL lists the area as Ulu Tiram. One agent site lists this development under Bestari Indah.

I do not think these two are in conflict, and I would rather say so than manufacture a disagreement for the sake of a warning box. Bestari Indah is a township that sits within the Ulu Tiram area, so a scheme can accurately be described by either name — the developer has simply used the broader one and the agent the narrower one.

Where it does matter is in searching. If you look for “Aurora 5 Ulu Tiram” and find nothing, try the township name, and vice versa. And when you eventually check the advertising permit, the address on the permit is the one that governs — not either marketing description.

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

Three “Aurora” schemes are in the register. All three belong to other developers, elsewhere.

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, and what I rejected

By project name: “Aurora”, nationally. Three schemes carry the name, and none of them is this one:

Residensi M Aurora — Major Land Development Sdn Bhd. SOHO Aurora — Axteria Development Sdn Bhd. Aurora Resort — Country View Resources Sdn Bhd.

Different companies, different locations. I rejected all three. A shared word is not evidence, and putting one of them on this page would tell you about a building you are not buying.

By location: “Ulu Tiram”. One licence holder carries the place name — Far East (Ulu Tiram) Sdn Bhd — and its registered schemes are not this project either.

The missing key

This page does not print a licensed company name, 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, all I have is a marketing name and a district — and on this register, neither is enough.

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.

Two proofs from this website. “Fraser Heights” appears in the register word for word. “BEE” appears nowhere — 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.

So the project may not have been permitted yet, or it may be permitted under a company and a statutory name I cannot connect to it. The register calls Papyrus “Residensi Papirus Yakin” 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 a formality. 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.

Register searched at teduh.kpkt.gov.my on 27 August 2026, by project name and by location, national scope. Three similarly named records found and rejected, with reasons above.

Questions I actually get asked

Can a foreigner buy at Aurora 5?

Two things have to be true and I can confirm neither: the price would have to be at or above RM2,000,000, and the lot would have to not be Bumiputera-reserved. Ask for the price list and ask the Bumi question explicitly. If the answer to the second is yes, the first stops mattering.

What exactly is a Bumi lot?

A lot with a Bumiputera restriction endorsed on the title. State approval schemes require developers to set aside a proportion of units for Bumiputera buyers, and on those units the restriction is registered against the land rather than being a sales policy. It binds every future transfer, so it also limits your buyer pool at resale. Discounts on such lots are real, and so is the narrower exit.

If Aurora 1 is a Bumi lot, is Aurora 5 one too?

Not necessarily, and that is exactly why I have not written it as fact. Reserved-unit quotas are applied per phase, and a township commonly contains both reserved and open lots. The only reliable answer comes from the developer in writing, or from the title itself.

Nothing is published — no permit, no unit count, no completion date. Is this phase actually launched?

I cannot tell you, and that is the honest answer. KSL lists Aurora 5 as a project. It does not publish an advertising permit number, a unit count, a storey count, a completion date, a land size or a price, and no matching record turned up in the national housing register.

A scheme that is genuinely open for sale has a permit, and the permit number is a single question to a salesperson. If it cannot be produced, you are not looking at a purchase decision yet — you are looking at a name on a website.

A single-storey terrace — who is that product for, and how does it resell?

Single-storey terraces are bought mainly by local owner-occupiers, often older buyers who do not want stairs, and by families at the entry of the landed market. That is a domestic buyer pool, and it is the pool you would be selling back into.

It matters here because a foreign owner is already restricted to buyers above the RM2,000,000 landed floor. A single-storey terrace in Ulu Tiram priced anywhere near that would be extraordinary, which tells you most of what you need to know about the exit.

Ulu Tiram is inland. What does that mean for a cross-border buyer?

Ulu Tiram sits roughly 20 km north-east of Johor Bahru city centre. This is a drive, in traffic, before you even reach the Causeway queue — it is not a location that the RTS at Bukit Chagar changes, because you would still have to get to Bukit Chagar first.

Buy it for the house and the land if the numbers work. Do not buy it as a cross-border commute play; the arithmetic does not support that, and no shuttle or brochure map alters the distance.

KSL states freehold, but no title document is cited. How do I confirm it?

A land search. Your solicitor orders it against the lot number and it returns the tenure, the registered proprietor and any encumbrance or restriction — from the land office rather than from a marketing page.

Do it before the deposit, not after. This page repeats KSL’s statement and labels it as a statement, because that is what it is until a search says otherwise.

If Aurora 5 turns out to be a Bumiputera-reserved lot, is there any way around it?

Not one you should count on. A Bumi lot is closed to a non-Bumiputera buyer regardless of price, and it stays closed on resale too, which is why these lots trade at a discount that never fully closes.

Release is possible in principle — it is a state-level application, usually with a quota replacement condition — but it is discretionary, slow, and not something to sign a sale and purchase agreement in the hope of. Get the status in writing before anything else, because if the answer is yes, no other question on this page matters.

Why is there no price on this page?

Because KSL has not published one. When they do, or when 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

Published 2026-08-26 · Last verified 2026-08-26 against KSL Holdings’ own project website (kslprojects.com.my). KSL has not published a price, land size, built-up area, Bumiputera status, 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.