Sanubari Phase 1 @ Bandar Dato’ Onn

211 homes, released under two advertising permits: 103 under the first and 108 under the second. Both permits cover the same two house types, and every lot is 20 ft by 70 ft.

Sanubari 1A is 2,052 sq ft of built-up; Sanubari 1B is 2,112 sq ft. Both are four bedrooms plus a utility bedroom, four bathrooms, two to three car parks. The first permit registers 59 homes of the 2,052 sq ft type and 44 of the 2,112 sq ft type; the second registers a further 52 and 56 on the same lot size.

Sixty square feet between the two types is not the point — where those sixty feet land is. Ask me for both plans side by side and I will mark the difference on them.

Partly. The first Phase 1 parcel carried a registered expected completion of July 2025; the second parcel is registered for December 2026. So one part of Phase 1 should be handed over and the other should be close.

I want to be precise about what that does and does not tell you. A registered expected completion date on an advertising permit is the developer’s declared target, not proof that the certificate of completion and compliance has been issued or that keys have changed hands. JLand has not published a vacant-possession announcement for Phase 1 on the Sanubari project site, and I am not going to claim one that I have not seen.

This matters in your favour, though. If part of Phase 1 is standing, you can go and inspect it — finishes, road levels, drainage, how the guardhouse is actually staffed. Message me and I will confirm the current handover status with the sales gallery and arrange the visit.

Realistically, no — and I would rather tell you that in the first line than let you read three more paragraphs first. Two separate things block it, and they stack.

The first is the price floor. Johor sets a minimum purchase price of RM2,000,000 for landed residential property bought by a non-citizen. Every price JLand has registered for Sanubari Phase 1 sits below it — the registered band is RM1,100,977 to RM1,578,707.

The second is the title itself. The statutory notice JLand publishes for every Sanubari phase carries a restriction in interest, printed in Malay on the developer’s own advertisement: the land held under this title may not be sold or transferred to a non-citizen or a foreign company without the consent of the State Authority. That is a restriction on the land, not a policy the sales gallery can waive.

So this is a Malaysian-buyer product, and it is priced as one — there is a 15% Bumiputera discount on the registered prices as well. If you are a foreign or Singaporean buyer, the threshold that applies to you in Johor is RM1,000,000, and it applies to strata property, not landed. Message me and I will send you the Johor Bahru projects that genuinely clear it, plus what the 3% state levy and the flat 8% non-citizen stamp duty do to the total.

Unusually for a new launch, there is an official answer to the first half. Malaysian law requires the developer to register a price band with the National Housing Department and print it on the advertisement, so these are JLand’s own registered figures: the 2,052 sq ft Sanubari 1A at RM1,100,977 to RM1,513,147, and the 2,112 sq ft Sanubari 1B at RM1,148,277 to RM1,578,707. A 15% Bumiputera discount applies on top.

Two caveats I am not going to paper over. A registered band is a permitted range, not today’s price list — where a specific lot falls inside it depends on position, orientation and what is left. And Phase 1’s advertising permits ran out on 18 September 2025, so the unit-availability counts printed on them — 23 and 17 left on the first permit, 23 and 31 on the second — are getting close to a year old.

On the maintenance fee: JLand has not published the monthly charge for the gated-and-guarded community anywhere on the Sanubari project site, and I am not going to invent one. It is a real recurring cost on a guarded landed scheme and you should have the number before you commit.

I get the live price list, the current lot plan and the service charge direct from the sales gallery. Message me and I will send what is accurate today rather than what was accurate when the permit was printed.

15.2 km to the CIQ complex, about a 20-minute drive. That is JLand’s own published figure on the Sanubari project site. The RTS Link’s Bukit Chagar station sits inside that same CIQ complex, so treat it as the same journey.

Twenty minutes is the off-peak number. Anyone who has driven into Johor Bahru city centre on a Friday evening or a public holiday knows the honest range is wider. There is a dedicated Bandar Dato’ Onn interchange off the North–South Highway, which helps a lot, but this is still a drive.

I would rather set the expectation correctly: Sanubari is a family township address that happens to be commutable to the checkpoint, not a checkpoint-proximity investment. If your priority is walking to the RTS every morning, the projects near Bukit Chagar are a completely different product and I will show you those instead.

The centrepiece is Central Park, shared by all four Sanubari phases: a 4.7 km jogging track, a 7.7 km bicycle track, a multi-purpose court, half-court basketball, an outdoor parcourse gym, a CrossFit and wall-climbing station, a children’s play area, an elderly garden, a community orchard, an urban farm and an open lawn. JLand’s figures are 895 trees planted and 25 acres of green space across the neighbourhood.

Then there is the estate infrastructure, which is the genuinely unusual part: public Wi-Fi across the neighbourhood, smart poles carrying CCTV and panic buttons, solar street lighting, rainwater harvesting, smart waste management, and six rooftop solar panels on every house. Security is gated and guarded with 24/7 patrol, perimeter fencing CCTV, a resident management system and a visitor management system.

One honest gap. A November 2023 press feature described a 1.3-acre clubhouse with a pool, gymnasium, co-working space, multipurpose hall and two badminton courts. JLand’s current Sanubari project site does not list a clubhouse facility schedule, so I am flagging it as reported rather than confirmed. Ask me and I will get the clubhouse status and completion date in writing from the sales gallery before you rely on it.

The health package is on the developer’s own site: complete health screenings included for three years, terms and conditions apply, tied to KPJ Bandar Dato’ Onn Specialist Hospital 2.8 km away, with a panic button in the KITA app.

It comes down to whether you would rather see the product or shape it. Phase 1 is the only part of Sanubari where the streets are built, so you can inspect quality before you pay. Later phases give you a wider choice of lot position, and Phase 2 offers a 22 ft frontage that Phase 1 does not have at all.

The trade in money terms: Phase 1’s registered band starts at RM1,100,977. Phase 2 starts at RM1,200,000, Phase 3 at RM1,288,000 and Phase 4A at RM1,300,800. Each release has been registered higher than the last, which is normal in a township build-out but worth seeing written down.

The trade in time: Phase 1 is done or nearly done. Phase 2 is registered for September 2026, Phase 3 for December 2026 and March 2027. If you need to move in this year, Phase 1 is effectively the only answer.

Tell me your timeline and whether you care more about lot position or about seeing the finished product, and I will tell you which phase to look at — including when the answer is none of them.

JLG Land Berhad (197201000788 / 12379-K), trading as JLand Group — the property arm of Johor Corporation since 1972. Bandar Dato’ Onn is its own township: 1,474 acres, 952 of them already developed. On delivery risk, that is about as reassuring a profile as Johor offers.

The things I would still be careful about are not about solvency. First, dates. Every completion date on this page is the registered expected completion from the advertising permit, not a guarantee — read the sale and purchase agreement for the contractual delivery period and the liquidated damages clause.

Second, the shared infrastructure. Central Park, the smart poles, the estate Wi-Fi, the guardhouse and the solar street lighting are what you are paying a premium for. Ask what the monthly charge will be, who runs the management body after handover, and what happens to the KITA app and the hospital scheme once the developer hands over. Those answers should be in writing.

Third, Sanubari Phase 1 is one phase of four on the same land. Read the master layout so you know what will be built next to you and when. I will send you the current phasing plan if you ask.

Mostly finished, and that is measurable. JLand’s own township page states 1,474 acres in total, 952 acres already developed and 522 acres remaining. Nineteen neighbourhoods are planned, and the township is designed to house more than 90,000 residents.

What that means on the ground is that the anchor amenities already exist rather than being promised: AEON Mall at 1.5 km, KPJ Bandar Dato’ Onn Specialist Hospital at 2.8 km, Fairview International School and the government secondary school at 2.2 km, plus a mosque and a police station. Access is via a dedicated Bandar Dato’ Onn interchange off the North–South Highway.

The remaining 522 acres do mean you will have construction traffic somewhere in the township for years yet. Ask me which parcels are next and where the haulage routes run before you pick a lot — it is the sort of thing nobody volunteers.

Four things, in the order they will actually cost you money. First, the monthly service charge for the gated-and-guarded community — JLand has not published it, so get it in writing before you sign. Second, quit rent and assessment, which on a landed Johor Bahru home of this size is modest but not zero.

Third, the smart-home and solar systems. Six rooftop solar panels and a full home automation package are excellent while under warranty; ask who maintains them after the defect liability period ends and what a controller replacement costs.

Fourth, financing. Malaysian citizens typically get up to 90% margin on a first or second property; the 15% Bumiputera discount, where it applies, is applied to the purchase price and changes both your loan and your stamp duty. Ask your banker to quote on the discounted price, not the list price.

I will send you a written cost sheet for the specific lot you are considering — purchase price, legal fees, stamp duty, loan, and the recurring charges — so you are looking at a total rather than a headline.