Sanubari Phase 3 @ Bandar Dato’ Onn

202 homes: 108 in Sanubari 3A and 94 in Sanubari 3B. Both are two-storey terraces on 20 ft by 70 ft lots with a 2,089 sq ft built-up, four bedrooms plus a utility bedroom and four bathrooms. They even share the same approved building plan number, MBJB/U/2024/14/BGN/131/RP(7).

Three things actually separate them. Car parks: JLand lists 3A with two to three and 3B with two. Timing: 3A is registered for December 2026 completion, 3B for March 2027. Price: 3A is registered at RM1,288,000 to RM1,878,000 and 3B at RM1,301,000 to RM1,935,000.

Everything else is the position of the lot within the phase — which corner you get, what you face, how far you are from the park and from the through road. That is the part worth spending an hour on, and it is the part no website can answer. Ask me for the current lot plan.

Effectively no. I would rather put that at the top than bury it, because the block is structural — it is not a matter of finding the right unit.

Start with the price floor. A non-citizen buying landed residential property in Johor must pay at least RM2,000,000. Phase 3’s registered band runs from RM1,288,000 to RM1,935,000, so the very top of the range is still RM65,000 short of the floor and no lot in the phase reaches it.

Then there is the land itself. The statutory notices for both 3A and 3B carry a restriction in interest printed in Malay: 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 sits on the title and travels with it.

Phase 3 is a Malaysian-buyer product, priced as one, with a 15% Bumiputera discount on the registered figures. If you are buying from Singapore or overseas, the RM1,000,000 Johor threshold you have read about applies to strata property — apartments and serviced residences, not terraces. Message me and I will build the shortlist that genuinely clears it, including what the 3% state levy and the 8% non-citizen stamp duty add 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: Sanubari 3A at RM1,288,000 to RM1,878,000, and Sanubari 3B at RM1,301,000 to RM1,935,000. 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. Both Phase 3 permits are still inside their validity period — 3A runs to 23 December 2026 and 3B to 15 May 2027 — so the registered bands are current. The availability count printed on the 3A permit showed all 108 homes still unsold when it was issued in December 2024, which is now well over 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.

The registered expected completion dates are December 2026 for Sanubari 3A and March 2027 for Sanubari 3B, printed on advertising permits 8918-65/12-2026/1177(N)-(L) and 8918-68/05-2027/0391(N)-(L).

Those are declared targets on a statutory notice, not guarantees. The number that binds is in your sale and purchase agreement under the Housing Development Act — it sets the delivery period from the date of the agreement and the liquidated damages if the developer misses it. Have your conveyancing lawyer point at that clause and read it out to you.

Practical consequence: if you buy in 3B you are handing over money now for keys in 2027, on a phase where the developer has not yet released exterior renders. That is not a reason to avoid it — Phase 1 on the same masterplan is standing and inspectable — but it is a reason to see Phase 1 first.

Because JLand has not published any. The Sanubari project site carries one floor plan drawing for Phase 3A and nothing else — no facade render, no interior, no corner view, where Phases 1, 2 and 4 each have several.

I could have filled the gap with images from another phase or another project. I would rather leave the gap visible and tell you it is there. Everything on this page comes from JLand’s own project site, brochures and statutory notices; when Phase 3 imagery is published I will add it here and update the verification date at the foot of the page.

In the meantime the useful substitute is not a render — it is Phase 1, built by the same developer to the same masterplan, standing on the same neighbourhood. Message me and I will arrange for you to walk it.

The developer’s published figure is 15.2 km to the CIQ, about a 20-minute drive, and since the RTS Link’s Bukit Chagar station sits inside the CIQ complex, the same number applies to the train.

There is a timing point specific to Phase 3. Handover is registered for December 2026 (3A) and March 2027 (3B). RTS Link passenger service is currently targeted for early 2027, having slipped from 2026. So the first Phase 3 owners may take keys around the time the line opens — but the honest reading is that you would drive to Bukit Chagar and park, not walk to it.

Set the expectation accordingly. A 2,089 sq ft four-plus-one on a 1,400 sq ft lot is a family house in a mature township that happens to be within commuting range of the crossing. If proximity to the checkpoint is the whole thesis, say so and I will show you what is genuinely within walking distance of it instead.

Phase 3 does not get its own facility deck — it shares Central Park with Phases 1, 2 and 4. That is worth knowing before you buy, because it means the park is already planted and in use rather than something you wait for. JLand’s published schedule: 4.7 km of jogging track, 7.7 km of cycling 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, across 25 acres of green space with 895 trees planted.

The estate services come as standard: neighbourhood-wide public Wi-Fi, smart poles with CCTV and panic buttons, solar street lighting, rainwater harvesting, smart waste management, and six rooftop solar panels per home. It is gated and guarded with 24/7 patrolling, perimeter CCTV, and both resident and visitor management systems.

A caveat I would rather you hear from me. A clubhouse of 1.3 acres — pool, gymnasium, co-working space, multipurpose hall and two badminton courts — was described in a November 2023 press feature. It does not appear as a facility schedule on JLand’s current Sanubari site, so this page treats it as reported and unconfirmed. With Phase 3 handing over in December 2026 and March 2027, the timing question matters: ask me and I will get the clubhouse status in writing before you count on it.

The health package is published by the developer: complete health screenings 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.

The developer is JLG Land Berhad (197201000788 / 12379-K), operating as JLand Group — Johor Corporation’s property development arm since 1972, and the party that built this township from scratch: 1,474 acres, 952 developed. Phase 3’s building plan is approved by Majlis Bandaraya Johor Bahru under MBJB/U/2024/14/BGN/131/RP(7). On completion risk, this is about as solid as Johor gets.

Three things still deserve your attention. The first is that Phase 3 has two registered completion dates, not one: December 2026 for 3A and March 2027 for 3B. Both are registered expected completions taken from the advertising permits — declared targets, not guarantees. Check which release your lot belongs to, then check the contractual delivery period and the liquidated damages clause in your sale and purchase agreement.

The second is the recurring cost of the shared estate. Central Park, the smart poles, estate Wi-Fi, the guardhouse and the solar street lighting are exactly what the premium buys, and the monthly charge for them is not published anywhere by JLand. Get the number, get the name of whoever runs the management body after handover, and get confirmation of what happens to the KITA app and the KPJ health scheme afterwards.

The third is that 202 homes is the largest single release at Sanubari, and Phase 4 has already been permitted behind it. Read the master layout before you choose a lot — which boundary faces the next construction front is not something that gets volunteered at the sales gallery. Ask me and I will send the current phasing plan.

Both, and which one it is depends on what you are optimising for. A deep pool of identical homes means that when you sell there will be recent transacted evidence on exactly your layout — valuers like that, banks like that, and buyers argue less. Pricing becomes a data question rather than a negotiation.

The cost of that is competition. If four of your neighbours list in the same quarter, you are all selling the same 2,089 sq ft product and the only differentiators left are lot position, condition and price. In a scarce type — Phase 2’s fifteen 22 ft units, say — that pressure does not exist.

My honest read: if you are buying to live in and hold, Phase 3’s standardisation is a mild positive and the lot position is what you should be fighting for. If you are buying with a five-to-eight-year exit in mind, take the scarcer type in a smaller phase, and take the corner.

I will not tell you which one to buy over a web page. Send me your holding period and I will show you the transacted evidence from the earlier phases so you can see how this has actually played out at Sanubari.