Riveria Garden @ Wawari — Aluna 2-Storey Terrace Homes

Under 15 minutes by car to the Malaysia-Singapore Second Link at Gelang Patah, which is the figure KSL’s own director gave to both The Edge Malaysia and The Star in early March 2026. She named that proximity as the project’s strongest selling point.

Be careful with the other numbers you will see. The project marketing site claims three minutes to Legoland and four kilometres to Gleneagles; the same KSL director told The Edge the township is a 20 to 25 minute drive from Medini and Puteri Harbour, and Legoland is inside Medini. I use management’s figures rather than the microsite’s because they are attributable and they are the conservative ones.

There is no rail here and there will not be. This is a car-based address on the Iskandar Coastal Highway, not an RTS commuter play.

A 20 ft by 70 ft lot with 2,219 sq ft of built-up, four bedrooms, four bathrooms and one to two balconies, held freehold on an individual title. The developer describes the orientation as north-south. There is only one Aluna house type — corner and end lots carry extra land, but KSL has not published a per-lot area schedule, so the extra land has to be read off the specific lot plan at the sales gallery.

Four bathrooms on a 20-foot frontage is the design decision worth noticing. It is drawn for a household where more than one person needs a private bathroom at the same time — multi-generational families, or two working adults plus older children. Most terraces in this price band give you three bathrooms.

530 in the Aluna series. Aluna I was soft-launched in December 2025 together with the Riverpoint shoplots, and KSL states it was fully taken up before the township was formally unveiled on 28 February 2026.

So the practical answer is: not from Aluna I. The phase that is actually available to a new buyer is Aluna II, which KSL’s director told The Star was slated for launch in mid-2026. KSL has not published Aluna II’s lot count, its precinct boundary or its pricing.

If somebody offers you an Aluna I unit today, ask in writing whether it is a cancelled booking being re-released by the developer or a sub-sale from an original buyer. The two have completely different cost stacks — a sub-sale means transfer stamp duty on the current price and, if it is within the holding period, real property gains tax on the seller’s side that usually finds its way into the asking price.

Two mainstream reports published within the same fortnight give two different starting prices, and I am going to show you both rather than pick the one that flatters the project. The Edge Malaysia, in its 2 March 2026 City & Country issue, reported Aluna as 530 homes with a gross development value of RM556 million and selling prices starting from RM976,800. The Star, on 4 March 2026, quoted the same KSL director saying Phase One was priced from RM800,000 and sold out in the pre-launch period.

RM556 million across 530 houses averages a little over RM1.04 million, which is consistent with either starting figure once you account for corner and end lots — so neither report is obviously wrong. The likeliest explanation is that one is a standard intermediate lot before rebates and the other is after, but I have not seen a price list that proves it and I will not guess on your behalf.

Aluna II pricing has not been published at all. Agent microsites are already quoting Aluna figures ranging from RM815,000 to RM1,000,000, and even RM918,918, none of which I can trace to KSL. Message me and I will get the current official price list and the exact lot premiums from the sales gallery, and send you the actual document rather than a number I typed out.

In practice, no. Johor sets a minimum purchase price of RM2,000,000 for landed property bought by non-citizens, and every reported Aluna price sits far below that. There is no levy you can pay and no state consent application that fixes a price that is under the floor. This is a Malaysian-buyer product, and KSL’s own description of the buyer profile — young families, first-time owners, newly married couples and locals who commute to Singapore — says the same thing.

That has a knock-on effect worth understanding before you buy. Your future resale pool is Malaysian citizens and permanent residents only, which is a smaller pool than a strata project in the same region enjoys — but it is also a pool that is not exposed to foreign-buyer policy swings such as the Johor foreign buyer levy or the 8% non-citizen stamp duty that took effect on 1 January 2026.

Thresholds do get revised. If you are a non-citizen and you want this specific house, do not take my word or an agent’s word for it — have a Johor conveyancing lawyer confirm the current landed threshold and the state consent position in writing before you pay any booking fee.

Frontage, and what frontage buys you. Aluna is a terrace on a 20 ft by 70 ft lot with 2,219 sq ft built-up and one to two balconies. Elora cluster homes sit on lots 32 ft to 46 ft wide by 70 ft deep with 2,592 sq ft built-up and three balconies; the eight Elora semi-detached units run 32 ft to 44 ft wide by 80 ft deep with 2,470 sq ft built-up and a 4+1 bedroom layout.

The counterintuitive detail is that the semi-detached built-up (2,470 sq ft) is smaller than the cluster built-up (2,592 sq ft), even though the semi-D sits on a deeper lot. You are paying for land and detachment on one side, not for more floor area. If interior space is what you want, the cluster is the better buy; if you want a genuine side boundary and a bigger garden, the semi-D is.

On money: The Edge reported Aluna from RM976,800 and Elora from RM1,448,800. Roughly RM470,000 buys you 12 to 26 extra feet of frontage, 373 more sq ft of built-up and one more balcony. Whether that is worth it depends entirely on whether you plan to park two cars off-street and whether you want a side garden. I have written Elora up in full on its own page.

The centrepiece is The Wawari Club, which KSL budgets at RM20 million and says will open in 2028. The published list covers swimming pools, a gymnasium and fitness lounge, badminton hall, pickleball courts, a rock climbing wall, sauna rooms, event and function halls, a children’s play area and dining areas. Outside the club, the township plan carries a linear riverfront park, a jogging track and cycling paths.

KSL has said the clubhouse will charge minimal fees to keep it family-oriented. What it has not published is the actual figure, nor the monthly estate maintenance charge for the gated Aluna precinct. Those two numbers are what you will pay every month for the next few decades, and neither is on any official page I can find.

You will also see a complimentary Wawari Club membership “worth RM30,000” advertised in the developer’s February 2026 press advertorial and repeated by agents. Ask for that to be written into the sale documents, with the membership term, what happens on resale, and whether the annual subscription is included. A membership promise that lives only in an advertisement is not a contractual right.

Less than it affects apartments, but not zero, and the mechanism is worth understanding properly.

Johor’s overhang has been overwhelmingly a high-rise story — serviced apartments and condominiums in Medini, Danga Bay, Puteri Harbour and the JB waterfront, much of it sold to foreign investors who never found tenants. Landed housing in Iskandar Puteri behaves differently because it is bought by owner-occupiers who move in, and because non-citizens are locked out below RM2 million so the speculative money simply cannot enter. That is why occupancy in landed schemes here looks nothing like the empty-corridor pictures you have seen of Medini towers.

Where it does reach you is rental and resale. Rental first: if you ever want to let this house out, you are competing with an enormous pool of cheap strata units nearby — Riverhaus alone will add 2,160 apartments inside your own township — and a 2,219 sq ft family house rents to a much thinner tenant pool than a 700 sq ft apartment does. Do not buy this expecting a yield. Resale second: for the next 15 to 20 years your most direct competitor is KSL’s own next phase, brand new, on the parcel beside you, with a fresh show unit and a developer rebate package. That is the structural reason early buyers in long townships usually do better over twenty years than over five.

I am deliberately not quoting you an overhang percentage here, because the honest ones move every quarter and I have not pulled the current NAPIC release this month. Ask me and I will pull the latest figures for Johor Bahru district landed versus strata before you decide.

The developer states a 24-month construction period. What it has not published anywhere official is a calendar completion date for either Aluna phase.

Agent microsites are quoting completion in 2028 and even a specific Q3 2028. I cannot trace either to KSL, so they are not on this page.

The date that actually binds anyone is the delivery-of-vacant-possession clause in your sale and purchase agreement, which for a landed housing development under the Housing Development Act runs from the date of the agreement. Read that clause before you sign, note the liquidated damages rate for late delivery, and check whether the developer holds a valid advertising and sale permit for the specific phase you are buying. Message me and I will send you the permit details and the S&P delivery schedule for the phase currently on sale.