KSL Bukit Gemilang @ Skudai
Two 21-storey blocks near Taman Universiti and UTM, 476 apartments, every one a 3-bedroom, with 24 shops on the ground floor. Completed in 2025. One fact that should be simple is not: sources disagree on whether it is freehold or leasehold.
Bukit Gemilang at a glance
From KSL’s website (ksl.my), iProperty and PropertyGenie, read on 22 September 2026.
- Foreign buyers
- No — far below the RM1,000,000 strata floor
- Blocks / units
- 2 × 21 storeys · 476 units238 per block, 14 per floor; parking on levels 1–4
- Layouts
- Type A 915 sq ft · Type B 850 sq ftBoth 3 bed / 2 bath
- Tenure
- Sources disagreeKSL and an agent: freehold. iProperty and PropertyGenie: leasehold.
- Completion
- 2025iProperty: Q3 2025 · PropertyGenie: May 2025
- Retail
- 24 ground-floor shops
- Address
- 31G & 33G Jalan Gemilang 1Taman Bukit Gemilang, 81300 Skudai
- Price
- No developer price found
Freehold or leasehold? Check the title.
KSL’s page says freehold; two portals say leasehold. Tenure affects resale value and how long a bank will lend. On a completed building this is a one-document question: ask for a copy of the strata title (or the master title if strata is not yet issued) and read the tenure line yourself.
A second small flag: KSL’s Bukit Gemilang page mentions Seri Austin and the EDL, which are on the other side of Johor Bahru — almost certainly text copied from another KSL page. This project is in Skudai, near Taman Universiti.
Two 3-bedroom types
| Type | Built-up | Bed / bath |
|---|---|---|
| A | 915 sq ft | 3 / 2 |
| B | 850 sq ft | 3 / 2 |
From ksl.my and iProperty. Facilities: infinity pool, wading pool, gym, sauna, café, multipurpose hall, prayer room, childcare, games room and playground.
Taman Bukit Gemilang, Skudai
Near Taman Universiti and Universiti Teknologi Malaysia — a student and young-family rental catchment. iProperty lists Columbia Asia about 7.5 km, Mydin, AEON and Paradigm Mall about 5 km, Hutan Bandar about 3 km, LEGOLAND 13 km and Senai Airport 16 km.
KSL Bukit Gemilang in pictures
Images from KSL’s official project material (ksl.my), read 22 September 2026. Renders are artist’s impressions: landscaping, furniture and fittings shown are not necessarily delivered with the unit. Floor plans and site plans are indicative and subject to the approved plans.
Completed August 2025, with the original price band
Portals disagree on the month. The National Housing Department register records the certificate of completion on 8 August 2025 and keys handed over on 11 August 2025.
| Project code | Registered name | Units | Type | Price band on the permit | CCC issued | Handed over |
|---|---|---|---|---|---|---|
| 3390-73 | Pangsapuri KSL Bukit Gemilang | 476 (238 per block) | Condominium, 21 storeys, 3 bed | RM377,800 – RM572,800 | 8 Aug 2025 | 11 Aug 2025 |
| Licensed developer: Khoo Soon Lee Realty Sdn Bhd · licence 3390/03-2029/0030(A) · permit 3390-73/09-2025/0164(A)-(S) | ||||||
Swipe sideways to see the full table →
Read from teduh.kpkt.gov.my on 22 September 2026 (register data updated to 21 September 2026). Check it yourself: teduh.kpkt.gov.my/semakan-status-kemajuan?kodProjek=3390-73
What the register adds
It is registered as a condominium (pangsapuri), not a serviced apartment, which normally means a residential title. That supports KSL’s description and cuts running costs compared with commercial-title units. Confirm the tenure on the strata title, since portals still disagree.
The original band, RM377,800 to RM572,800, is a useful benchmark for subsale asking prices.
KSL Holdings
Built by KSL Holdings Berhad. KSL publishes more for its high-rise projects than its landed ones, but not a permit number for this one on the page read.
Questions I actually get asked
Is Bukit Gemilang freehold?
KSL says freehold; two portals say leasehold. Read the title.
Is it in Ulu Tiram?
No. It is in Skudai, near Taman Universiti and UTM.
Can a foreigner buy?
No. 850–915 sq ft units in Skudai are far below the RM1,000,000 strata floor.
Are there units from KSL?
It is completed. Ask whether KSL still holds unsold units; otherwise it is a subsale.
Where is KSL Bukit Gemilang?
At No 31G and 33G, Jalan Gemilang 1, Taman Bukit Gemilang, 81300 Skudai, near Taman Universiti and UTM.
What layouts are there?
Two, both 3 bedrooms and 2 bathrooms: Type A 915 sq ft and Type B 850 sq ft, per KSL and iProperty. Apartments start from level 5 above a parking podium.
What facilities does it have?
An infinity pool, wading pool, gym, sauna, café, multipurpose hall, kindergarten and playground, with 24 shops on the ground floor.
Explore related topics
Curated hubs, each with its own guide — not auto-generated tag archives.
Looking at a Bukit Gemilang unit?
I will check availability, recent transactions and the title tenure.
Louis Koh
11 years in Malaysian property · Johor Bahru & Kuala Lumpur new launches · English & 中文
I work with cross-border buyers from Singapore and with local investors. I’ll tell you when a project isn’t right for you — that’s usually worth more than the brochure.
Published 2026-09-22 · Last verified 2026-09-22 against KSL’s website (ksl.my), iProperty and PropertyGenie. Tenure is disputed between sources and is shown as such. This page is marketing information, not an offer or a contract.
Ask a specific question
If you would rather not use WhatsApp, use this. I answer them myself. Only your name and one contact method are required.
Developer: KSL Holdings (22 developments on this site)
Where it is: Skudai, Johor
The unit mix, the permitted price and how far up it is
None of this table is the developer’s account of itself. It is what the Ministry of Housing and Local Government records from the 7(f) returns: unit type, bedrooms and bathrooms, built-up area, unit count, the price range on the permit, and the certified percentage complete. A brochure price can be revised; the price on the permit was filed. A brochure need not mention progress; the percentage is certified. The status vocabulary is theirs too: Lancar (on schedule), Lewat (behind), Sakit (sick), Terbengkalai (abandoned).
3390-73 · PANGSAPURI KSL BUKIT GEMILANG
Overall status: Siap Dengan CCC — completed
| Component | Bed / bath | Built-up | Units | Price on the permit | Complete |
|---|---|---|---|---|---|
| Rumah Pangsa/Kondo 21 storeys Siap Dengan CCC | 3 / 2 | — | 238 | RM377,800.00 – RM572,800.00 | 100.00% |
| Rumah Pangsa/Kondo 21 storeys Siap Dengan CCC | 3, 4 / 2, 3 | — | 238 | RM377,800.00 – RM572,800.00 | 100.00% |
Swipe the table sideways for the rest of the columns.
This is the document the developer had to file, and the housing department had to approve, before it was allowed to advertise at all — served from the ministry’s own host. It normally carries the location plan, the developer licence and building-plan approval references, the expected completion date, the encumbrance position, and the unit count and price floor and ceiling for each type. The brochure a salesperson hands you can be reissued. This one cannot.
Read from teduh.kpkt.gov.my on 2026-09-22, project code 3390-73. Re-read weekly.
What to do with the number. Read it against the delivery date in your own agreement, not against what a salesperson says. A project with a year left on its statutory clock and a third of the building up is telling you something the brochure will not.
How does that compare? Every development on this site, grouped by register status — cancelled, abandoned and behind schedule first.
No floor plan is reproduced on this page — but the drawings are findable
A floor plan is the developer’s copyright. This site does not mirror one and let you assume it is official. What it can do is send you to the drawing itself.
The advertisement the developer filed and the housing department approved normally carries the location plan and the unit count and price for each type. A salesperson’s brochure can be reissued. This one cannot.
The drawing that binds the developer is the one attached to your own sale and purchase agreement. Anything on any website is a reference copy — check the schedule to your contract before you sign.