Jasmine 3 @ Meridin East

Every unit sits on a 20ft x 75ft lot — 1,500 sq ft of land — with a built-up area quoted by Mah Sing as 1,868 to 1,946 sq ft, four bedrooms and three bathrooms.

The range rather than a single figure is worth a question at the sales gallery. On terrace schemes that spread is almost always the difference between intermediate lots and end or corner lots, so confirm which number applies to the actual unit you are being offered, in writing, before the booking form.

222 in total, split evenly: Phase 1 has 111 units with an expected completion of March 2028, Phase 2 has 111 units with an expected completion of April 2028. Both sit on Parcel 1A and share one building plan approval, MBPG:JBGN/PB/48/2025(PG)(5).

The two phases are priced slightly differently. Phase 1 runs RM818,400 to RM1,166,400; Phase 2 runs RM811,200 to RM1,166,000. The RM7,200 gap is at the entry end, not the top end, so if you are buying a standard intermediate lot Phase 2 is marginally the cheaper door in.

Because they are describing different things, and one of them is out of date.

Mah Sing’s corporate project page for Jasmine still carries “From RM495,000 onwards”, and the body text on that same page mentions terraces at Meridin East starting from RM440,000. Meanwhile the advertising and sale permit for the original Jasmine, Parcel 1C Phase 1, records a minimum of RM687,000, and the permits for Jasmine 3 record RM818,400 and RM811,200.

When a developer’s marketing page disagrees with its own permit disclosure, take the permit. Permits are lodged with the National Housing Department, carry a validity period, and can be checked independently at teduh.kpkt.gov.my. Marketing pages get written once and then sit there for years.

I am pointing this out rather than quietly picking the higher number because if you walk into a sales gallery expecting RM495,000 and are quoted RM830,000, you will assume someone is playing games with you. Nobody is. You were reading a page about a different, older release.

No. Johor sets the minimum purchase price for a non-citizen buying landed residential property at RM2,000,000. The most expensive unit on either Jasmine 3 permit is RM1,166,400 — RM833,600 short of the floor. There is no application to make.

Landed property is also the tightly restricted end of the Malaysian market for foreigners generally. Even where the price clears, state consent is discretionary, and many Johor titles carry a restriction in interest that bars transfer to non-citizens without that consent. Mah Sing’s Jasmine 3 permits record land encumbrances as NIL and do not print a restriction-in-interest clause — but a permit is an advertisement, not a title search. If this matters to you, ask for a search on the master title.

If you are a non-citizen looking at Johor, the practical route is strata property above RM1,000,000, and you would also budget the Johor foreign buyer levy of 3% or RM30,000 whichever is higher, plus the 8% stamp duty that has applied to non-citizens since 1 January 2026. Tell me your budget and I will point you at stock you can actually complete on.

Three lot shapes, three different trade-offs, all from Mah Sing’s own permits.

Jasmine, on Parcel 1C, was 20ft x 70ft — 128 units at RM687,000 to RM891,000 completing April 2025, plus 155 units at RM678,000 to RM897,000 completing August 2025. Built-up 1,834 sq ft.

Jasmine 2, on Parcel 1B, went wider rather than deeper: 22ft x 70ft, 168 units, RM744,800 to RM988,960, completing January 2027.

Jasmine 3, on Parcel 1A, returns to a 20-foot frontage and pushes the depth to 75 feet, lifting built-up to 1,868 to 1,946 sq ft.

Choose on what you actually want. Two extra feet of frontage on Jasmine 2 shows up in the width of the living room and in how comfortably two cars park side by side. Five extra feet of depth on Jasmine 3 shows up in the rear garden and in whether a future kitchen extension leaves you any yard at all. If you already own a 20-foot terrace and have felt the back of it, you know which one you want.

On the evidence available, yes — and importantly, the evidence is public.

Mah Sing Group Berhad is listed on Bursa Malaysia and reports quarterly. For the financial year ended 31 December 2025 it posted revenue of RM2.52 billion, profit before tax up 13.6 per cent to RM382.9 million, net profit of RM260 million, new property sales of RM2.51 billion — its highest in ten years — and unbilled sales of RM3.24 billion. It raised its dividend and set a RM2.76 billion sales target for 2026. That is not a distressed balance sheet.

Layered on top of that, Malaysian buyers of licensed housing are protected by the Housing Development Act: your payments are released against certified construction stages rather than up front, and there is a defect liability period after handover.

The check I would still do is the physical one. Meridin East has completed precincts you can walk through today. Go and look at the plaster, the drains, the road levels and whether the earlier phases are being maintained. A strong balance sheet and a poor site finish can coexist; you want both to look right.

Mah Sing has not published either on the Meridin East site, so neither appears on this page. What the permits do state is that the tenure is freehold and that land encumbrances are NIL.

This matters more on a guarded landed scheme than people expect. If the parcel is held under strata, you get a management corporation, a share unit allocation and a compulsory monthly charge. If it is individual title with a residents’ association, the security fee is contractual and collection depends on neighbours paying — which is a different risk, not a smaller one.

Ask for three things in writing before you pay the booking fee: the title type for Parcel 1A, the indicative monthly charge, and what exactly that charge covers at precinct level as opposed to township level. Message me and I will put those questions to Mah Sing and forward the answer as received.

There is real supply here, and the clearest way to size it is from Mah Sing’s own permit page rather than from a market report.

Adding up the live permits — Erica East 327 units, the earlier Jasmine phases 283, Jasmine 2 168, Allamanda 805 across six phases and RMMJ 2 townhouses 316 — gives roughly 1,899 homes with expected completion dates spread between April 2025 and September 2027. Every one of them hands over before Jasmine 3 does in 2028.

For context on the state, NAPIC’s Q1 2026 residential figures put Johor’s overhang at 3,852 completed unsold units, second only to Perak at 4,063, within a national total of 32,801 units worth RM16.37 billion — the sixth consecutive quarterly rise, concentrated in cheaper stock. That is the residential series; the serviced apartment overhang is counted separately and is a different market.

What this means for you in practice: if you are buying to live in, a well-populated township with the shops already trading is arguably a plus. If you are buying to rent out or to flip, you will be doing it into a district where the same developer released nearly two thousand homes just ahead of you, and you should price that in rather than hope around it.

Run the arithmetic on land and on built-up, then decide on everything else.

Per square foot of land: a Jasmine 3 lot is 1,500 sq ft, so the RM811,200 entry price works out at roughly RM541 per sq ft of land. A Lanna 20ft x 65ft lot is 1,300 sq ft against a RM743,000 entry price, roughly RM571. Lanna’s 20ft x 70ft lots come out at about the same RM571.

Per square foot of built-up: Jasmine 3 at 1,868 sq ft for RM811,200 is roughly RM434. Lanna’s Elora at 1,594 sq ft for RM743,000 is roughly RM466.

So Jasmine 3 is the cheaper house on both measures despite the higher headline price, because you are buying more of both. What Lanna gives you in return is a township that has been lived in since 2015, with a Chinese primary school operating inside it and a 30-plus acre public park already open. Meridin East’s school is still marked Coming Soon.

Blunt version: if the number of ringgit per square foot is what moves you, Jasmine 3. If having the school and the park already there on handover day is what moves you, Lanna. Read both pages and then message me — I will send the two price lists together so you can see it rather than take my word for it.