M Tiara @ Skudai
A gated, freehold township of double-storey terraces and cluster homes, every one of them 4 bedrooms and 3 bathrooms, around a 9-acre park. The official site publishes a full price table, unit counts and permit numbers by parcel — and one of those permits has already passed its printed expiry date, which is worth a question.
M Tiara at a glance
From the official project site, m-tiara.com.my, read on 22 September 2026, unless marked otherwise.
- Foreign buyers
- No — the highest published price is below RM2,000,000Parcel 3 cluster tops out at RM1,832,000; Johor landed floor is RM2,000,000
- Products
- Double-storey terrace and clusterAll 4 bed / 3 bath
- Price (developer list)
- From RM920,000Parcel 1A terrace; cluster RM1.225m – RM1.832m
- Built-up
- 1,798 – 1,828 sq ftThe Edge (advertorial, 2024)
- Units
- 631Official site. A 2024 advertorial said 754 — see below.
- Land
- About 75 acresIncluding the 9-acre Tiara Grove park
- Tenure
- FreeholdEncumbered to HSBC Bank Malaysia
- Completion
- Feb – Sep 2027By parcel — see the table
- Licensed developer
- Venice View Development Sdn BhdLicence 10279/07-2032/0264(R)
Five parcels, five permits, five dates
| Parcel | Units | Advertising permit | Printed validity | Completion |
|---|---|---|---|---|
| 1A | 123 | 10279-5/08-2026/0745(A)-(L) | to 18 Aug 2026 | Feb 2027 |
| 1B | 100 | Feb 2027 | ||
| 2A | 252 | 10279-6/12-2026/1095(A)-(L) | to 1 Dec 2026 | Jun 2027 |
| 2B | 116 | 10279-7/02-2027/0118(A)-(L) | to 5 Feb 2027 | Sep 2027 |
| 3 | 55 terrace + 108 cluster | 10279-8/05-2027/0396(N)-(L) | to 20 May 2027 | May 2027 |
From m-tiara.com.my, read 22 September 2026.
The Parcel 1A/1B permit’s printed validity ended on 18 August 2026. That is not by itself a problem — permits are routinely renewed — but a developer may only advertise and sell under a valid permit. If you are buying in 1A or 1B, ask for the renewed permit number and check it on the KPKT register.
631 or 754 units?
The official site’s parcel counts add to 631. A 2024 advertorial in The Edge gave 754 over three phases. Both agree Phase 3 has 163 units. I use the developer’s current figure.
Lot sizes
| Type | Lots | Bed / bath |
|---|---|---|
| Double-storey terrace | 20′×65′, 20′×70′, 20′×75′, 22′×65′, 22′×70′ | 4 / 3 |
| Double-storey cluster | 32′×70′ | 4 / 3 |
From the official site and Mah Sing; EdgeProp also mentions 32′×75′ cluster lots.
Facilities centre on the 9-acre Tiara Grove park — playground, outdoor gym, bicycle trail, yoga area, boardwalk — plus a 2.1 km walkway and bike lane, 24-hour guarded security and GreenRE Bronze.
Taman Tiara Indah, Skudai
The site is Parcel 1A–3, Taman Tiara Indah, in the Lima Kedai / Mutiara Rini area of Skudai; the gallery is at Taman Mutiara Mas. EdgeProp gives 0.4 km to Jalan Gelang Patah, 6.5 km to Jalan Skudai and 9.8 km to the Second Link Expressway.
Distances to the Second Link differ between sources — the developer says 22 km, a 2024 advertorial says a 22-minute drive, EdgeProp says 9.8 km to the expressway (not the checkpoint). Drive it yourself.
Mutiara Bestari 4 on this site is in the same area.
M Tiara in pictures
Images from Mah Sing’s official project material (mahsing.com.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.
Four permits, 654 houses, 69 to 91% built
The official site publishes permits by parcel. The National Housing Department register, where the project is Taman Tiara Indah, matches them and adds construction progress and the handover dates in the sale and purchase agreements.
| Project code | Parcel | Advertising permit | Units | Type | Price band on the permit | Built | Vacant possession (SPA) |
|---|---|---|---|---|---|---|---|
| 10279-5 | 1A & 1B | 10279-5/08-2026/0745(A)-(L) | 223 | 2-storey terrace, 167–170 sq m, 4 bed | RM920,000 – RM1,449,000 | about 90% | 20 Aug 2026 |
| 10279-6 | 2A | 10279-6/12-2026/1095(A)-(L) | 252 | 2-storey terrace, 167–170 sq m, 4 bed | RM949,000 – RM1,416,000 | 68.64% | 12 Dec 2026 |
| 10279-7 | 2B | 10279-7/02-2027/0118(A)-(L) | 116 | 2-storey terrace, 186–189 sq m, 4 bed | RM1,031,520 – RM1,450,400 | 83.64% | 7 Mar 2027 |
| 10279-8 | 3 | 10279-8/05-2027/0396(N)-(L) | 163 | 55 terraces (186 sq m) and 108 clusters (200 sq m) | RM1,043,000 – RM1,832,000 | about 74% | 24 May 2027 |
| Total | 754 | Licensed developer: Venice View Development Sdn Bhd (Mah Sing) · licence 10279/07-2032/0264(A) | |||||
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=10279-5
What the register adds
It settles the unit count at 754, the Edge figure, not the 631 on the official site. Parcel 1A/1B is past its SPA handover date (20 August 2026) at about 90% built, and its permit expired on 18 August 2026. If you bought there, the late-delivery clause in your SPA is now live; ask the developer for the new date in writing.
Built-up areas: about 1,800 to 1,830 sq ft for most terraces, about 2,000 sq ft for Parcel 2B and 3 terraces, and about 2,150 sq ft for the clusters.
Mah Sing
M Tiara is sold under the Mah Sing brand by Venice View Development Sdn Bhd, the licensed company on the official site. EdgeProp reported the project 70% taken up within 12 months of launch, with Phase 3 launched in May 2025.
Questions I actually get asked
What is the entry price?
The official price table starts at RM920,000 for a Parcel 1A terrace. Other sites show lower “from” figures that do not match the developer’s table; this page uses the table only.
Can a foreigner buy?
No. The highest published price, RM1,832,000 for a Parcel 3 cluster, is below the RM2,000,000 Johor landed floor.
Is the permit still valid?
Parcels 2A, 2B and 3 show permits valid into late 2026 or 2027. The 1A/1B permit’s printed validity ended on 18 August 2026 — ask for the renewal.
Are all houses the same size?
All are 4-bedroom, 3-bathroom; built-ups are reported at 1,798 to 1,828 sq ft, but lot sizes vary from 20′×65′ to 32′×70′.
Where is M Tiara?
At Taman Tiara Indah in the Lima Kedai and Mutiara Rini area, 81300 Skudai. EdgeProp puts it 0.4 km from Jalan Gelang Patah and 9.8 km from the Second Link Expressway.
When will M Tiara be completed?
By the official site: Parcels 1A and 1B in February 2027, Parcel 3 in May 2027, Parcel 2A in June 2027 and Parcel 2B in September 2027.
How many houses are there?
The official site lists 631 units across five parcels on about 75 acres. An Edge advertorial gives 754; ask which figure your parcel’s permit uses.
Explore related topics
Curated hubs, each with its own guide — not auto-generated tag archives.
Which M Tiara parcels still have units?
I will check availability and the current permit for the parcel you want.
No agent fee payable by the buyer on new developer launches
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 the official M Tiara site (m-tiara.com.my) and Mah Sing’s project page, with built-up sizes from a 2024 Edge advertorial and distances and take-up from EdgeProp (May 2025). Prices shown are the developer’s published list prices only. 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.
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).
10279-5 · TAMAN TIARA INDAH (M TIARA)
Overall status: Lancar — on schedule
| Component | Bed / bath | Built-up | Units | Price on the permit | Complete |
|---|---|---|---|---|---|
| Rumah Teres 2 storeys Lancar | 4 / 3 | 167 – 170 m² | 123 | RM920,000.00 – RM1,260,000.00 | 90.53% |
| Rumah Teres 2 storeys Lancar | 4 / 3, 5 | 167 – 170 m² | 100 | RM954,000.00 – RM1,449,000.00 | 89.75% |
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 10279-5. Re-read weekly.
10279-6 · TAMAN TIARA INDAH
Overall status: Lancar — on schedule
| Component | Bed / bath | Built-up | Units | Price on the permit | Complete |
|---|---|---|---|---|---|
| Rumah Teres 2 storeys Lancar | 4 / 3 | 167 – 170 m² | 252 | RM949,000.00 – RM1,416,000.00 | 68.64% |
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 10279-6. Re-read weekly.
10279-7 · TAMAN TIARA INDAH
Overall status: Lancar — on schedule
| Component | Bed / bath | Built-up | Units | Price on the permit | Complete |
|---|---|---|---|---|---|
| Rumah Teres 2 storeys Lancar | 4 / 3 | 186 – 189 m² | 116 | RM1,031,520.00 – RM1,450,400.00 | 83.64% |
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 10279-7. Re-read weekly.
10279-8 · TAMAN TIARA INDAH
Overall status: Lancar — on schedule
| Component | Bed / bath | Built-up | Units | Price on the permit | Complete |
|---|---|---|---|---|---|
| Rumah Teres 2 storeys Lancar | 4 / 3 | 186 m² ≈ 2,002 sq ft | 55 | RM1,043,000.00 – RM1,197,000.00 | 74.05% |
| Rumah Kluster 2 storeys Lancar | 4 / 4 | 200 m² ≈ 2,153 sq ft | 108 | RM1,225,000.00 – RM1,832,000.00 | 74.42% |
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 10279-8. 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.