Mutiara Bestari 4 @ Mutiara Rini, Skudai

On this project the company is settled. The phase is not.

“KSL” is a brand, not the entity on your sale and purchase agreement, and the group sells through five separately licensed companies. On this particular project you are luckier than on most of KSL’s: every scheme registered as TAMAN MUTIARA BESTARI sits under one of them, Khoo Soon Lee Realty Sdn Bhd. What remains open is which of its four phases you are being sold.

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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.

Why the list is here anyway. Because a group that contracts through five companies is a group where “KSL has a good track record” is not a statement about your contract. The licence that binds your purchase is the one printed on your SPA, and it should read 3390/03-2029/0030(A) on this project. If it reads anything else, stop and ask why — it would mean the scheme is not one of the four Mutiara Bestari registrations, and every figure in the table above would then belong to somebody else’s houses.

What “phase 4” tells you, and what it does not

The name matters here. Mutiara Bestari 4 is a phase, and Malaysian landed developments are released in phases, each with its own advertising permit, its own price list and its own completion date. That has two practical consequences.

First, a price quoted for an earlier phase does not carry over. If someone shows you what phase 2 or 3 sold for, that is history, not an offer. Second, the permit you need to check is the one for phase 4 specifically. A valid permit for an earlier phase tells you nothing about whether the phase you are being sold has been approved for sale yet.

For a non-citizen the position is the harder one. Landed property in Johor carries a RM2,000,000 floor — double the strata floor — and landed residential purchases face closer scrutiny at the state-consent stage. Consent is applied for against a specific development with a specific developer licence, so without a permit number there is nothing to apply against.

KSL has not published a price for this phase, so I cannot tell you whether it clears RM2,000,000. The one KSL landed figure that is in the public domain is from a different scheme: Pulai Bestari’s double-storey terrace at 22′×70′, published at from RM848,000. That is a different project in a different area and is not evidence of pricing here — it is simply the only comparable the developer has published at all. The landed rules and the consent process are set out here.

Both Mutiara Bestari 4 house types

This is the thinnest layout disclosure of any development on this site. KSL names two house types and publishes nothing else about either — no land size, no built-up area, no bedroom count, no price, no drawing. For its other landed schemes KSL at least gives the plot dimensions; here it does not. The cards below therefore carry the type name and an explicit list of what is missing, because that list is the useful information. Message me and I will ask KSL for the phase 4 layout sheets and price list.

House types are KSL’s own, published on kslprojects.com.my and read on 26 August 2026. Everything else on these two cards is recorded as not published because it is not published. On a landed purchase, price per square foot of land is the comparison that matters, and without the plot dimensions that comparison cannot be made at all.

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, and on this development they are very nearly the only thing KSL publishes.

Source: KSL Holdings’ own project website, read 26 August 2026. Worth stating plainly: KSL publishes images of these houses but no price, no land size and no built-up area. A render is not a specification.

What KSL says about where this is

The developer names the area and nothing beyond it: Mutiara Rini, Skudai, Johor. There is no street address, no land title reference and no coordinates on KSL’s project page.

So this page carries no map, no travel-time table and no distance-to-CIQ figure. Those are the easiest numbers on a property page to invent, and an unverified drive time is worse than none at all — it looks like a fact and behaves like a guess.

Two things worth asking the moment someone shows you a site plan. Which phase of Mutiara Rini is it in, and what is on the parcels immediately adjoining it? Mutiara Rini is a large established township developed over many years, so “Mutiara Rini” alone tells you very little about the specific street, the age of the neighbours, or what gets built next door.

Four schemes are registered under this name. I cannot tell you which one you are being sold.

KSL publishes almost nothing about this project — no land size, no built-up, no price, no permit. The National Housing Department register has a great deal. The problem is telling the phases apart.

Under Khoo Soon Lee Realty Sdn Bhd (developer code 3390), four separate schemes are registered as “TAMAN MUTIARA BESTARI”: project codes 3390-86, 3390-66, 3390-61 and 3390-59. The register does not use phase numbers, so nothing in it says which one a salesperson means by “Mutiara Bestari 4”.

What the most recent of the four says

3390-86 is the newest — its permit was issued in August 2026 — which makes it the most likely to be the one currently being marketed. I am not going to state that as a fact. Here is its record, clearly labelled as belonging to that code and not to any marketing 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 →

Read from teduh.kpkt.gov.my on 26 August 2026 at ?kodProjek=3390-86. The developer licence for all four is 3390/03-2029/0030(A).

Two things worth noticing even without the match

“Not started” is a real status, not a technicality. If the scheme you are being sold is 3390-86, the department records construction as not having begun as at August 2026. Ask what the completion date in the sale and purchase agreement will be, and count backwards from it.

The register carries a built-up range where the developer carries none. KSL gives you house type names and nothing else on this project. A government record showing 236–364 m² and four bedrooms describes a substantial house. Whichever code turns out to be yours, the register will have that figure — and it is the figure your price per square foot should be calculated on.

Questions I actually get asked

Can a foreigner buy at Mutiara Bestari 4?

I do not know, because there is no published price to test against the RM2,000,000 Johor landed floor. Ask KSL for the price list, the developer licence number and the phase 4 permit number. Those three settle it.

Why is there so little information on this page?

Because there is so little in the public record. KSL publishes tenure, area and two house types for this development and nothing else — it is the only project on their site with no facilities listed at all. I could fill the gap with figures from a portal and the page would look complete, but every one of those numbers would be something I cannot stand behind.

Is it safe to book a unit in a phase that has no published permit?

Ask for the permit number before you pay anything. Under Malaysian housing development law, collecting money for units in an unlicensed or unpermitted development is not a grey area. A developer with a long track record in an area is not the same thing as a permit for the specific phase you are being sold, and only the second one protects you.

KSL lists double-storey cluster twice. Is that two products or a mistake on their page?

I do not know, and I am not going to invent a difference that KSL has not described. It could be two phases, two land sizes or two elevations of the same house — or it could be a duplicated line on the project page.

Ask which is which before you shortlist anything, because on landed housing the land size is most of the price. Two identically named products at two different prices are two different houses, and the difference will be on the layout plan even when it is not on the website.

This is landed, so the foreign-buyer floor is RM2,000,000, not RM1,000,000. Why the difference?

Johor sets separate floors by property form: RM1,000,000 for strata and RM2,000,000 for landed. Most buyers only know the first figure, and landed schemes are exactly where that catches people out.

Whether it applies here cannot be answered, because KSL publishes no price for this phase. What is certain is which test would apply, and that RM2,000,000 is a high bar for a cluster or semi-detached house in Mutiara Rini. Get the price list before you spend anything on legal fees.

No land size is published. KSL gives it for its other landed schemes — why does that matter here?

Because on a landed house the land is the asset. Built-up area you can compare between houses; land size is what does not change and what the next buyer is really paying for. A cluster on a wider lot and one on a narrow lot are different investments with the same name.

It also changes your holding costs: quit rent is assessed on the land. Ask for the lot dimensions in feet and the land area in square feet, in writing, and check them against the layout plan rather than the brochure.

What does state consent actually involve on a landed Johor title?

It is a separate application, not a formality inside the transfer. A non-citizen buying in Johor needs written consent from the state authority before the transfer can be registered, and the title will carry a Sekatan Kepentingan restriction in interest afterwards.

Two consequences buyers underestimate. It takes time, and your sale and purchase agreement needs to allow for that time. And the restriction stays on the title, so when you sell, your buyer faces the same floor and the same consent — which is why the resale pool for a foreign-owned landed house in Johor is narrower than the one you bought into.

What ongoing costs does nobody quote on a landed house?

Quit rent and assessment, first — both are annual, both assessed by authority rather than negotiated. Then, on a gated and guarded scheme, the security and common-area charge, which is not the same thing as strata maintenance and is not capped the same way.

Fire insurance on the building is yours on a landed title, not the management corporation’s. And a house has a roof, external walls and drainage that a strata unit does not — budget for them, because there is no sinking fund standing behind you.

Cluster or semi-detached — which holds value better?

Semi-detached generally, because the land is larger and the buyer pool at resale values land. But the honest answer is that it depends on the land sizes, and KSL has not published those here either. Get both land areas in writing and compare price per square foot of land, not price per house.

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, facilities list, 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.