Redhill @ Seri Alam
Foreigners cannot buy here — the ceiling price is RM1.1m against a RM2 million landed floor. And before any Malaysian buyer signs, there are four things in the paperwork that do not add up.
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Redhill @ Seri Alam at a glance
Read this block carefully, because it is not the usual fact sheet. Where two sources disagree, both are printed and the source of each is named. Nothing here has been smoothed into a single tidy number, because smoothing it would hide the exact thing you need to ask the developer about.
- Development
- Redhill @ Seri AlamAlso marketed as Redhill @ Alam Heights
- Developer — filed record
- Redhill Frontier Sdn. Bhd.No website or corporate profile found
- Developer — agent material
- Temasek Tekun Sdn. Bhd.1249143-U · developer of The Hill @ Alam Heights
- Tenure
- FreeholdBoth sources agree on this
- Units — filed record
- 113Agent material says 231
- Layout
- 4 bed, 4 bath1,948 sq ft built-up on the filed record
- Price — filed record
- RM810,000 – RM1,100,000One agency page advertises from RM600,000
- Completion
- 2028The longest wait of the new landed schemes in Seri Alam
- Approving authority
- Majlis Bandaraya Pasir GudangSame council as the rest of Seri Alam
- Foreign buyers
- No — the price cap is well below the floorJohor landed floor RM2,000,000; ceiling here RM1,100,000
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Six honest notes on Redhill @ Seri Alam
I would rather publish a short page that is true than a long one that is padded. Here is everything I could stand behind, and a clear line around everything I could not.
No foreign buyer can purchase here
Johor's floor for a non-citizen buying landed property is RM2,000,000. The highest price on the filed record for Redhill is RM1,100,000. Even the inflated figures circulating elsewhere do not reach RM2m. There is no unit, no corner lot and no bulk arrangement that changes this. If an agent tells you otherwise, ask them to put it in writing.
Two developer names, one contract
The filed listing says Redhill Frontier Sdn. Bhd. The marketing says Temasek Tekun Sdn. Bhd. Only one name will appear on your sale and purchase agreement, and it is that name — not the brand on the hoarding — whose licence, financial standing and delivery record actually matter to you.
113 units or 231? It changes the deal
This is not a trivia question. The unit count drives how long the developer will be on site next to you, how much competing resale stock lands in the same street in the same year, and whether the scheme is one phase or several. A 118-unit discrepancy is roughly the size of an entire phase.
The map pins are a kilometre apart
Google's registered entry puts Redhill at Jalan Tasek 44 with postcode 81750 Masai. The listing database puts it about a kilometre east with postcode 81700 Pasir Gudang. A kilometre in this corridor is the difference between a Seri Alam address and a Kota Masai one — and that shows up in valuation, in school catchment and in resale.
The genuine strength is the township, not the project
Bandar Baru Seri Alam is a mature township with a specialist hospital 1.9 km away, a mall 2.3 km away and an established school belt. That is real and it is verifiable. It is also the reason to buy in this area — it is not, by itself, a reason to buy this particular project over the one 2.9 km up the road with fully published pricing.
2028 is a long time to hold a booking
The filed completion year is 2028. Among the new landed schemes in this township that is the furthest out — the alternative 2.9 km away has phases already handed over. Two extra years of construction risk deserves a discount, not a premium, and it is a fair thing to raise at the negotiating table.
The whole development, decoded
There is no developer website for this project, no official image library and no downloadable brochure. So instead of a gallery, here is a document audit: what each record says, where the records split, and what you should have in your hand before you pay anything.
Four things the records disagree about
Developer identity
The filed new-launch record names Redhill Frontier Sdn. Bhd. Agent material across multiple portals names Temasek Tekun Sdn. Bhd. (1249143-U), which is independently recorded as the developer of the neighbouring The Hill @ Alam Heights. Both companies are real; only one of them is your counterparty.
Unit count and land area
The filed record lists 113 units. Agent material repeats 231 units on a 23.87-acre freehold tract. I could not tie the 231 figure or the acreage to any developer or government document, so neither appears on this page as fact. The gap is roughly one full phase.
Price and completion
The filed record gives RM810,000 to RM1,100,000 with completion in 2028. One agency page advertises the same project from RM600,000. A RM210,000 gap on the entry price is not a rounding difference — it usually means either a different product, a different phase, or a headline that has not been updated.
The map pin and postcode
Google's registered place puts Redhill at 47 Jalan Tasek 44, 81750 Masai. The listing database puts it at 81700 Pasir Gudang, about a kilometre east. In this corridor a kilometre changes the address, the school catchment and the comparable transactions a valuer will use.
What is confirmed, and what is blank
The right-hand columns are deliberately empty. A blank is more useful to you than a plausible-looking number I made up.
Confirmed from the filed record
- Freehold tenure
- Terraced house, four bedrooms, four bathrooms
- Built-up stated as 1,948 sq ft
- Completion year stated as 2028
- Located in Bandar Baru Seri Alam under Majlis Bandaraya Pasir Gudang
Deliberately blank
- Land area of the development
- Phase structure
- Lot width and depth
- Developer licence number
- Advertising and sale permit number
Also blank
- Facilities list
- Whether the scheme is gated and guarded
- Monthly security or maintenance charge
- Booking amount and rebate package
- Launch date and take-up to date
Known to be wrong
- The unit-type card on the filed listing shows 20,993 sq ft for the same house it elsewhere calls 1,948 sq ft
- That is a data-entry error, and it is a reason to verify every other figure in the same record
Where the project is now
The Redhill @ Seri Alam floor plan
One layout appears in the filed record: four bedrooms, four bathrooms, 1,948 sq ft built-up. No drawing has been published anywhere I can reach, so there is no floor plan image on this page — and note that the same record also carries an obviously broken area figure of 20,993 sq ft on the unit-type card, which tells you the data entry has not been checked. Treat 1,948 sq ft as the figure to verify, not the figure to rely on.
The only layout on record — 4 bed, 4 bath
Get this floor planWhy there are no renders on this page
No images from the developer’s marketing are reproduced here. A render is drawn to sell. It is not something the developer is contractually bound to build, and there is nothing in it you can check against a document.
Ask for these three in writing instead: the approved building plan, the unit layout with its stated built-up area, and the specification schedule attached to the sale and purchase agreement. Those bind the developer. A render does not.
Where Redhill @ Seri Alam sits
47, Jalan Tasek 44, Bandar Baru Seri Alam, 81750 Masai, Johor — on the Alam Heights land in the southern part of the Seri Alam township, under Majlis Bandaraya Pasir Gudang.
Two pins are in circulation and they are about one kilometre apart. The one used here is the entry registered on Google Maps as Redhill @ Alam Heights, at 47 Jalan Tasek 44 with postcode 81750 Masai, Plus Code GV2Q+JH. The new-launch listing database instead places the project at 1.5012975, 103.898416 with postcode 81700 Pasir Gudang, roughly a kilometre further east. Before you sign, get the lot and mukim reference from the sale and purchase agreement and check it against the survey plan — do not rely on either pin, including mine.
- Regency Specialist Hospital, Bandar Baru Seri Alam1.9 kmstraight-line
- KIPMall Masai2.3 kmstraight-line
- South Hills @ Seri Alam, the alternative in this township2.9 kmstraight-line
- Johor–Singapore Causeway, Bangunan Sultan Iskandar14.0 kmstraight-line, road route is longer
- RTS Link Bukit Chagar station14.5 kmstraight-line
The developer published almost nothing. The government published everything.
This is the page on this site that had the least to work with: no accessible developer website, no price list, no floor plans I could verify. The National Housing Department register turns out to hold the whole file — two permits, unit counts, built-up areas, bedroom counts, price bands and construction progress.
| Project code | Advertising permit | Permit expires | Units | Built-up | Bed / bath | Price band on the permit | Built | Status |
|---|---|---|---|---|---|---|---|---|
| 31261-1 | 31261-1/03-2028/0158(N)-(L) | 1 Mar 2028 | 113 | 181–186 sq m (1,948–2,002 sq ft) | 4 / 4 | RM810,000 – RM1,100,000 | 22.48% | Lancar |
| 31261-2 | 31261-2/06-2028/0403(N)-(L) | 3 Jun 2028 | 118 | 181–186 sq m (1,948–2,002 sq ft) | 4 / 4 | RM810,000 – RM1,175,000 | 7.50% | Lancar |
| Total | 231 | Registered name: Redhill@Seri Alam · Licensed developer: Redhill Frontier Sdn Bhd | ||||||
Swipe sideways to see the full table →
Read from teduh.kpkt.gov.my on 27 August 2026. Pull it yourself: teduh.kpkt.gov.my/semakan-status-kemajuan?kodProjek=31261-1
What this now lets you work out
The price per square foot. RM810,000 at 1,948 sq ft is about RM416 per sq ft of built-up at the bottom of the band; RM1,175,000 at 2,002 sq ft is about RM587 per sq ft at the top. That spread — roughly 41% — on a nearly identical built-up area is almost entirely lot position: corner, end and larger-land units carry the premium. Ask what the land area of your specific lot is, because the floor area barely moves and the price moves a lot.
Which phase you are being sold. The two permits are close in size and identical in specification, but they are three months apart in expiry and fifteen percentage points apart in construction progress. Phase 31261-1 is at 22.48%. Phase 31261-2 is at 7.50%. If handover timing matters to you, that difference is the answer, and it is not in any brochure.
The foreign-buyer position, settled with a government figure
The permitted band tops out at RM1,175,000. Johor’s minimum purchase price for a non-citizen buying landed property is RM2,000,000, and state consent is required on top of it. No unit in either phase can clear that threshold. That is not a matter of negotiation or of finding the right unit — the permit itself puts the whole development below the floor.
Check the percentage yourself, repeatedly
Those progress figures are the developer’s own returns to the ministry under the statutory 7(f) report. They are the one number in a new-build purchase you can verify without asking anyone’s permission. Note the date you read them. Check again before each progress payment your bank releases. If the number does not move between two payments, that is worth a written question.
About Redhill Frontier Sdn. Bhd.
The filed new-launch record for this project names Redhill Frontier Sdn. Bhd. as the developer. Almost every piece of agent marketing circulating online instead names Temasek Tekun Sdn. Bhd. Those are two different legal persons and only one of them will be your counterparty on the sale and purchase agreement.
Temasek Tekun Sdn. Bhd. does exist and is a real Johor developer — company number 1249143-U (new format 201701034972), incorporated in 2017, business address at Jalan Harmonium 35/1, Taman Desa Tebrau, Johor Bahru. It is separately recorded as the developer of The Hill @ Alam Heights, a 78-unit freehold terrace scheme with the same 1,948 sq ft four-bed configuration, priced from about RM800,000, completing in 2026, sitting roughly a kilometre from the Redhill pin. Two adjacent schemes on the same Alam Heights land, with near-identical product, is exactly how names get swapped in marketing material.
I have not been able to find a website, a corporate profile or a track record for Redhill Frontier Sdn. Bhd., and there is no project website for Redhill @ Seri Alam at all. That is not an accusation — plenty of sound Johor developers run projects without a website. It is a statement of what I could and could not verify, and it is the reason this page carries no renderings, no floor plan and no facilities list. Ask for the developer licence and the advertising and sale permit at the gallery, photograph them, and check the company name against the one printed on your booking form.
Frequently asked questions
Can foreigners or Singaporeans buy at Redhill @ Seri Alam?
No, and this is not a borderline case. Johor's minimum purchase price for a non-citizen buying landed property is RM2,000,000. The filed price range for Redhill tops out at RM1,100,000.
The RM1,000,000 figure that gets quoted everywhere is the strata floor — condominiums and serviced apartments. It does not apply to a terrace house on individual title. Landed is double.
Even if a unit somehow cleared RM2m, a foreign buyer would still need Johor state consent, would pay the foreign buyer levy of 3% of the price or RM30,000 whichever is higher, and since 1 January 2026 would pay a flat 8% stamp duty as a non-citizen buying residential property. None of that arises here, because the price cap ends the conversation first.
If you are buying from Singapore and you want landed in Johor, your search starts above RM2m. Message me and I will send you what is actually available in that band.
Who is the developer of Redhill @ Seri Alam?
There are two names in circulation and I am not going to pick one for you.
The filed new-launch record names Redhill Frontier Sdn. Bhd. Agent marketing across several portals names Temasek Tekun Sdn. Bhd., company number 1249143-U (201701034972), incorporated 2017, business address at Taman Desa Tebrau, Johor Bahru.
Temasek Tekun is independently recorded as the developer of The Hill @ Alam Heights — a separate 78-unit freehold terrace scheme with the same four-bed, 1,948 sq ft configuration, about a kilometre away, completing 2026. Two near-identical schemes on the same Alam Heights land is the most likely explanation for the mix-up, but it is an explanation, not a confirmation.
What to do about it: at the sales gallery, ask to see the developer licence and the advertising and sale permit, photograph both, and confirm that the company named on them is the same company named on your booking form and your sale and purchase agreement. That is a five-minute check that protects the biggest cheque you will write this decade.
How many units are there at Redhill @ Seri Alam?
The filed record says 113. Agent material says 231 on a 23.87-acre freehold tract. I could not match 231 or the acreage to a developer or government document, so this page treats 113 as the only sourced figure and flags the rest.
Why it matters: unit count tells you how long there will be lorries on your street, how many identical houses will hit the resale market in the same year you might want to sell, and whether you are buying into one phase or the first of several.
Ask for the approved layout plan and the licensed phase count. Both are documents the developer must be able to show you.
What is the price and when is completion?
The filed record gives RM810,000 to RM1,100,000 and a completion year of 2028. Separately, one agency page advertises the same project from RM600,000.
A RM210,000 gap at the entry price is not a rounding difference. It normally means one of three things: a different product within the same land, a superseded early-bird price, or a headline that was never updated. I would not accept any of those on trust.
The developer has not published a price list, a booking amount, a rebate package or a maintenance charge anywhere I can reach. Message me and I will get the current dated price list and the completion date as it is actually written into the sale and purchase agreement, which is the only completion date that carries a liquidated damages remedy if it slips.
How far is Redhill @ Seri Alam from the Causeway and the RTS Link?
About 14.0 km straight-line to the Causeway CIQ and 14.5 km to the RTS Link station at Bukit Chagar, measured from the Jalan Tasek 44 pin.
Road distance is longer again, out onto Jalan Masai and along the Pasir Gudang Highway. I do not publish a drive time for this corridor because the morning and afternoon versions of the same trip are not comparable and a single number would mislead you.
This is an eastern-corridor family address, not a border address. Judge it on the hospital at 1.9 km and the mall at 2.3 km, which are the numbers that will actually affect your week.
Should I buy here or at South Hills 2.9 km away?
On documentation, South Hills wins outright and it is not close. Its developer publishes the full statutory disclosure for all seven of its product runs — developer licence number, permit number, unit counts, exact prices, completion dates, land charge and title restrictions — and two of its phases are already handed over with CCC. You can walk a finished street there this Saturday.
Redhill's counter-argument is price and position: the filed entry price of RM810,000 is below South Hills' RM836,000 floor, and Redhill sits 2.3 km from KIPMall against South Hills' 4.2 km.
My view, plainly: if the RM26,000 difference at the entry price is what decides this purchase for you, you are buying at the very edge of your budget on a scheme completing in 2028, and that is the wrong combination. If the paperwork gets clarified and the price moves meaningfully, Redhill becomes a fair conversation. Ask me to run both against your actual loan eligibility before you choose.
Is there oversupply in this part of Johor?
Johor held 3,852 completed unsold residential units in NAPIC's Q1 2026 snapshot, second only to Perak's 4,063 out of 32,801 nationally. That is the residential overhang series and it is the correct one for a terrace house.
It is not the serviced-apartment series. Johor's serviced-apartment overhang of 9,972 units is the worst in the country, but that is high-rise stock in the city centre and it has nothing to do with a four-bedroom house in Seri Alam. Quoting it here would be dishonest.
Also relevant: Johor recorded the highest new residential launch volume nationally in Q1 2026 at 2,693 units, landed homes were 61.1% of national launches, and the national new-launch sales rate was 11.5%. Supply of exactly this kind of house is heavy and absorption is slow.
The practical read for Redhill: with a 2028 completion, your competition at handover will include everything else launching in this corridor between now and then. Negotiate accordingly.
Can I get a Malaysian bank loan for a project like this?
A freehold landed house on individual title is mainstream, bankable stock for a Malaysian citizen, and 90% margin of finance is the normal starting point for an owner-occupier.
Two things to plan around. First, approval rate: the national housing-loan approval rate ran at 39.2% over the first four months of 2026, down from 41% in 2025 and 42% in 2024. Get a pre-approval before you pay a booking fee.
Second, this specific project: because the developer identity is unresolved in public records, expect your bank's panel solicitor to ask for the developer licence, the permit and the master title search before they issue a letter of offer. That is normal diligence, but it can add time. Have the documents ready rather than chasing them after you have paid a deposit.
I'll get the actual paperwork before you commit
For this project the useful thing I can do is not send you a brochure. It is to get the developer licence number, the advertising and sale permit, the correct legal entity on the sale and purchase agreement, the phase schedule and the real price list — and then tell you whether the two versions circulating online can be reconciled. Tell me your budget and when you need the keys.
No agent fee payable by the buyer on new developer launches · Nothing on this page is a developer representation
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 2026-08-10 · Last verified 2026-08-10 against Redhill Frontier Sdn. Bhd.'s published project material. Unit availability, pricing and completion dates are set by the developer and subject to change. This page is marketing information, not an offer or a contract.
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