Sky Curve @ Taman Perling

No. The statutory disclosure on S P Setia's own page caps Block A at RM809,000 and Block B at RM803,000. Johor requires a foreign buyer to transact a strata unit at RM1,000,000 or above and to obtain written State Authority consent. No unit in this development reaches the threshold, so none is available to a non-citizen.

The same disclosure states the point independently, in the land title's restriction in interest: strata parcels subdivided from this title may not be sold or transferred to non-citizens or foreign companies without State Authority consent. That is a restriction registered on the title itself, not a developer policy, and it does not go away because a unit changes hands later.

For completeness on what would have applied above the floor: the Johor foreign-purchase levy is 3% of the price or RM30,000, whichever is higher, in force since 1 July 2025 — with the note that for serviced residences priced below RM1 million the state's own scale sets a RM50,000 minimum, which is academic here because those units cannot be sold to foreigners in the first place. On top of that sits the 8% stamp duty on residential property acquired by non-citizens, effective 1 January 2026, with no first-purchase relief.

If you are Singaporean and Taman Perling is where you want to be, tell me and I will send you the western Johor Bahru launches that do clear RM1 million, with the levy and the 8% duty already built into the total.

499. S P Setia's statutory disclosure states it precisely: Block A 225 units over 25 storeys, Block B 274 units over 25 storeys. That strip is the figure filed with the National Housing Department and it is the one to use.

You will find 456 quoted on at least one marketing agent's listing for this project, alongside a price range of RM389,000 to RM674,000. Both of those figures conflict with the developer's own filing, which gives RM454,000 to RM809,000. I have no way to know how the 456 arose — it may be a phase-one release count, it may be a transcription error — but where an agent listing and a statutory disclosure disagree, the disclosure is the document with legal consequences attached.

This is the kind of gap worth checking yourself rather than taking my word for. The developer licence is 673/06-2028/1427(R) and the development is registered as Residensi Camar. Both can be looked up on the KPKT TEDUH portal in a couple of minutes.

Six layouts from 579 to 1,111 sq ft: Type A 579 sq ft one-bedroom, Type A1 815 sq ft one-bedroom, Type B 780 sq ft two-bedroom, Type B1 1,012 sq ft two-bedroom, Type C 905 sq ft three-bedroom, Type C1 1,111 sq ft three-bedroom. Bathroom counts follow from the developer's sanitary schedule: one water closet in the A types, two in the B and C types.

The pattern is worth understanding because it explains the price ladder. A1, B1 and C1 are not larger apartments — they are the same apartments with a Private Enclosed Space attached, a ground-level garden parcel. S P Setia's floor-finish schedule confirms it by listing tiling to the PES for those three types and no others.

S P Setia describes the development as offering "3 distinctive layouts" in its key-features copy, which is true of the interiors and confusing if you are counting drawings. There are six drawings, three cores.

If you are choosing between a C at 905 sq ft and a C1 at 1,111 sq ft, the question is not just price per square foot. Ask how the PES is weighted in the share-unit allocation, because that number sets your share of the maintenance charge for as long as you own the unit.

It is an S P Setia project, but confirm the contracting entity before you pay a booking fee. The Sky Curve page carries developer licence 673/06-2028/1427(R) without naming the licence holder on that page, while the Taman Perling contact block on the same website prints Pelangi Sdn Bhd, registration 197201001814 (13509-H) — the S P Setia subsidiary long associated with the Taman Perling township.

Agent listings shorten all of this to "SP Setia", and at least one third-party source has described the project as being by "Pelangi Group". Neither shorthand is wrong exactly, but neither is the name that will appear as vendor on your sale and purchase agreement, and that is the name that matters when you are enforcing a defect claim in 2030.

Ask the sales team for the vendor's full registered name and company number in writing, and cross-check licence 673 on the KPKT TEDUH portal. It takes five minutes and it is the single cheapest piece of due diligence available on any Malaysian new launch.

At group level, S P Setia Berhad has been listed on Bursa Malaysia since 1993 under SPSETIA (8664) — which means its quarterly numbers are public and you never have to take a salesperson's summary of them.

About 9.5 km straight line to the Second Link checkpoint at Gelang Patah, about 9.9 km to the Causeway checkpoint, and about 9.6 km to the Bukit Chagar RTS terminus. Those are my calculations from the Jalan Simbang pin; S P Setia publishes an amenity list rather than a distance table.

The numbers look interchangeable and the journeys are not. The Second Link is an expressway crossing to Tuas that has historically run lighter queues; the Causeway feeds into the JB city-centre approach and is the one that jams. If your Singapore workplace is in the west — Tuas, Jurong, Boon Lay — Taman Perling is the side of Johor Bahru that makes sense.

On the RTS Link, be careful with dates. Civil works are targeted for completion at the end of 2026 and passenger service is now expected in early 2027, not 2026. Any listing still promising a 2026 opening has not been updated. And when it does open, from here you drive to Bukit Chagar and park — this is not a walk-to-station address, and I would not price it as one.

Closer in, the developer's own amenity list names Perling Mall, Pasar Awam Taman Perling, SJK(C) Pei Hwa, SJK(C) Poay Chai, Tenby International School and Columbia Asia Hospital, with AEON Bukit Indah about 2.8 km away in a straight line.

Be careful with this question, because S P Setia's own Sky Curve page does not itemise the facilities. Its key-features copy says "freehold development, well-curated facilities" and stops there. The itemised list — swimming pool, wading pool, gymnasium, outdoor gym, sun deck, BBQ area, children's playground, multi-purpose court, surau and 24-hour security — comes from the appointed marketing agent's listing, not from the developer.

The same agent listing quotes three lifts per block and a maintenance charge of RM0.45 per square foot. Neither figure appears in S P Setia's published material, and on a serviced apartment the maintenance rate is the number that governs your holding cost for decades. Get it in writing from the developer before you sign anything.

What S P Setia does publish, in detail, is the building specification: reinforced concrete structure, aluminium frame glass windows, a fire-rated main entrance door, tiling to 2,100 mm in bathrooms and 1,500 mm in kitchens, tiled floors throughout, and exact point counts — 11 to 16 lighting points, 13 to 15 thirteen-amp sockets, two to four air-conditioning points depending on layout, and a network point in every unit. It also states explicitly that there is no gas piping, no fencing and no turfing. That last line matters if you are buying a PES unit and picturing a lawn.

For the facilities you are actually paying for, ask to see them on the building plan approved under reference MBIP(JB)RP/8/10/2024(30). An approved plan is a fact; a listing bullet is a hope.

Price: RM454,000 to RM809,000 per the statutory disclosure — Block A from RM454,000 to RM809,000, Block B from RM454,000 to RM803,000. That is a filed price envelope, not a live price list, and the two are different things. An envelope tells you the legal minimum and maximum across the whole development; a live list tells you what a specific stack on a specific floor costs this month, and what package comes with it.

Maintenance fee: S P Setia has not published one. The RM0.45 per square foot figure circulating comes from a marketing agent's listing. I am not going to restate an agent's number as though the developer had confirmed it, particularly on a serviced apartment where commercial-rate assessment and utilities already push the monthly outgoings above what a residential-titled condominium would cost.

You will also see RM389,000 to RM674,000 quoted on the same agent listing. That conflicts with the developer's own filing at both ends. Where the two disagree, use the filing.

What I will get you: the current release, the actual price for the layout and floor band you want, the maintenance rate in writing, the sinking-fund rate, and the car park allocation for your unit type. Message me with your layout and budget and I will put the request in.

It means roughly three years of progress payments before you hold a key. S P Setia's own progress statement as at 30 June 2026 describes work below ground level, including the foundation. Completion is stated as June 2029 on the statutory disclosure.

Practically, three consequences. First, your money is committed on a schedule set by construction milestones, not by your own timing — plan the cash flow accordingly. Second, there is no rental income until handover, so anyone modelling yield from year one is modelling something that does not exist. Third, the market you sell or let into in 2029 is not today's market, and nobody honestly knows what it looks like.

There is a protection worth knowing about: as a residential development registered under the Housing Development Act with a developer licence and an advertising permit, Sky Curve buyers get the statutory schedule H sale and purchase agreement, liquidated damages for late delivery, and a stakeholder sum retained for defects. That is real protection and it is exactly what an industrial or purely commercial product does not have.

One thing to confirm on paper rather than assume: the vacant possession clause in your SPA, which is the date with legal force, as opposed to the June 2029 date on the marketing disclosure.

It is the single most important market fact for anyone buying a Johor serviced apartment today, and Sky Curve is a serviced apartment. NAPIC's Property Market Q1 2026 Snapshots record 19,263 completed unsold serviced apartments nationally, worth RM16.52 billion, of which Johor alone holds 9,972 — more than Kuala Lumpur (4,181) and Selangor (2,407) combined.

The band matters as much as the total: 58.5% of that unsold stock sits between RM500,001 and RM1 million. Sky Curve's disclosed range of RM454,000 to RM809,000 puts most of its inventory squarely inside the most crowded price band in the country.

There is a real counter-argument and I will make it properly. Overhang is measured on completed stock today, and Sky Curve does not complete until June 2029. Meanwhile new supply is being throttled: NAPIC recorded residential construction starts falling from 28,344 units in Q1 2025 to 8,243 units in Q1 2026, and new launches down to 9,112 units nationally. Less starting now means less completing in 2029. Johor still led new launches in Q1 2026 with 2,693 units, so the pipeline has not stopped — but it has thinned considerably.

The separate residential category, which excludes serviced apartments, showed 3,852 completed unsold units in Johor in Q1 2026 against a national 32,801 worth RM16.37 billion. Different measure, same direction.

My reading: this is a hold, not a flip. If you want to be out inside three years of handover you are competing against the deepest serviced-apartment overhang in Malaysia, and the freehold title and the PES layouts will have to do a lot of work for you.

Yes, but price the differences in before you budget. A serviced apartment sits on commercial-titled land even though you live in it. Three consequences follow, and all three are ongoing rather than one-off: margin of finance is frequently set below what a residential-titled condominium attracts, some lenders add a margin to the rate, and assessment, electricity and water are charged at commercial tariffs for the life of the building.

The financing environment is also tighter than it was. NAPIC and industry reporting put the housing loan approval rate at 39.2% over the first four months of 2026, down from 41% in 2025 and 42% in 2024. Get a written indicative approval before you commit to a booking, not after.

On the positive side, Sky Curve is registered under the Housing Development Act with developer licence 673/06-2028/1427(R) and an advertising and sales permit, which means the statutory sale and purchase agreement, progressive payments tied to certified milestones, late-delivery liquidated damages and a defect stakeholder sum all apply. Banks are comfortable with that structure.

The first-time-buyer stamp duty exemption for homes up to RM500,000 has been extended to 31 December 2027 — relevant to the entry layouts here at RM454,000, and worth checking against your own eligibility and the completion timeline. Tell me your situation and I will map the numbers for the specific unit you are considering.