Parkland By The River @ Permas Jaya

No — not one of the 1,078 units, on the evidence available. The Johor Land and Mines Office publishes a minimum purchase price of RM1,000,000 for a foreign interest acquiring an apartment or serviced apartment, whether direct from the developer or by sub-sale. EdgeProp’s price range for this project is RM421,500 to RM785,800; PropertyGuru lists RM300,000 to RM731,800. Every figure is below the floor.

The basis matters: Parkland publishes no price list of its own — its site says to register for the e-brochure. So this conclusion rests on portal and agent pricing. If the developer releases a sheet with units above RM1 million, that changes and I will change this page.

There is no Medini-style exemption here. Permas Jaya is ordinary Johor Bahru land under the standard state rules.

Parkland’s own figure is 8 km to both — to the CIQ at Bangunan Sultan Iskandar and to the RTS Link’s Bukit Chagar station. Measured straight-line from the coordinates in the developer’s own property record, it is about 5.4 km to the CIQ and 4.9 km to the station.

An appointed-agency site says a 10-minute drive; EdgeProp’s write-up says 20 minutes to the Causeway. Both are describing the same road. I am not going to pick one — at peak crossing hours the number that matters is the queue, not the distance.

The RTS Link is not open yet. Civil and systems work is targeted to finish by end-December 2026, with passenger service targeted for January 2027 and a five-minute ride to Woodlands North. Parkland promises a shuttle bus to the CIQ; no route or timetable has been published.

1,078 units in Phase 2, across four towers of 36 floors, with five passenger lifts plus one emergency lift per tower. Those are Parkland’s own published numbers.

You will see “2 blocks per phase” on an appointed-agency microsite and “a high-rise tower” in one editorial write-up. Neither matches the developer. Where a developer figure and a third-party figure disagree, the developer figure wins on this site.

What Parkland does not publish: how the 1,078 units split between the four towers, which stacks face the river, the land area, or the bumiputera quota allocation. Ask for all four in writing before you book.

Three layouts only: Type A 562 sq ft (1 bed, 1 bath), Type B 820 sq ft (2 bed, 2 bath), and Type C 1,020 sq ft (3 bed, 2 bath). Parkland publishes a floor plan for each, and all three are reproduced on this page.

Three layouts across 1,078 units is unusually few, which is good news for two reasons: pricing per stack is easier to compare, and a resale valuer has plenty of directly comparable transactions to work from.

The areas quoted are built-up. The developer has not published a breakdown of balcony and air-conditioner ledge area, so treat the usable internal floor area as smaller than the headline number until you see the S&P schedule.

Parkland has not published a price list, a completion month or a maintenance rate for this project. What exists in public is EdgeProp’s RM421,500–RM785,800 band from August 2025, PropertyGuru’s RM300,000–RM731,800 listing range at roughly RM534–RM756 psf, a 2028 completion year, and an agency site advertising “from RM3xxk” and “monthly RM1,531”.

Those figures contradict each other and the lowest of them is more than a year old. I would rather not repeat them as fact. I get the current price list, the S&P schedule and the maintenance rate direct from the developer — message me and I will send you what is actually accurate today.

One thing to ask for specifically: the maintenance and sinking fund rate per square foot. On a 1,078-unit scheme with a 19-facility podium including a water slide, that number is a real part of your monthly cost, not a footnote.

It is one of the more checkable developers at this price point, but the check has limits. Parkland Bhd (1409173-M) filed a draft prospectus for a Bursa Main Market listing on 13 July 2026. That filing disclosed RM172 million net profit on RM746 million revenue for the year to June 2025, RM5.9 billion GDV across nine ongoing projects on 779 acres, and an in-house construction arm.

The limits: the listing has not completed, so there is no track record of quarterly reporting to read yet; the group is Melaka-based with most of its delivery history in Melaka, Batu Pahat and Kluang rather than Johor Bahru; and I could not find a published advertising and sale permit or developer licence number for this specific project.

Practical step: ask for the developer licence number and the advertising and sale permit number, both with validity dates, and check them against the National Housing Department register. Every legitimate Malaysian housing developer has them printed on its own brochure.

It is a real risk and you should price it in. NAPIC’s Q1 2026 data records 9,972 unsold completed serviced apartments in Johor — the highest of any Malaysian state. That is the correct category for this project.

Within Permas Jaya itself, this project and The Straits View DUO are both selling serviced apartments in the same township at the same time — roughly 1,800 units between them, plus whatever else launches before 2028. Two schemes chasing the same domestic tenant pool compresses rents.

The counterweights are genuine: the township is fully built out with schools, a mall, a golf club and a sports complex, it is inside the JS-SEZ, and freehold strata title holds value better than the leasehold stock elsewhere in the district. Buy it as a home first and an investment second, and the maths works. The other way round, it is tight.

The question does not arise at this project, because a foreign buyer cannot complete a purchase here at all — no unit reaches the RM1,000,000 state floor. Financing is only relevant once eligibility is cleared, and it never is here.

For context if you are comparing with other Johor projects: foreign buyers are typically approved at a 60–70% margin of finance rather than the 90% a Malaysian first-time buyer might get, and serviced apartments on commercial-category land usually attract a lower margin again.

If you are a Singaporean or other non-citizen shortlisting Johor projects, tell me your budget and I will send you the ones where every layout clears RM1 million — those exist, and they are a much shorter list than the market implies.

They are the two serviced apartment schemes selling in Permas Jaya right now, roughly 1.4 km apart, and they split cleanly on three points.

Scale and layout mix. Parkland is 1,078 units in four towers with three layouts from 562 to 1,020 sq ft. DUO is 715 units in two towers with eight layouts from 645 to 1,377 sq ft, including dual-key. If you want a bigger unit or a dual-key rental structure, DUO has it; if you want the smallest entry ticket and a simpler resale comparison set, Parkland has it.

Developer transparency. Parkland Bhd has filed for a Bursa listing and has published audited figures. DUO’s developer, Permas Jaya Sdn Bhd, is a subsidiary of BRDB, which has filed no public accounts since delisting in 2012. Neither is disqualifying — but they are opposite kinds of unknown.

Foreign buyers. Neither clears the RM1 million floor on current pricing. Both are Malaysian-buyer products. If a foreign passport is in the picture, neither of these is your project — message me and I will send you the ones that are.