South Hills @ Seri Alam
Seven product runs, four phases, 638 freehold terraces — and the developer has published the price of every single one of them.
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South Hills @ Seri Alam at a glance
Southland publishes a full APDL panel — the statutory sale-and-advertising disclosure — for every one of its seven product runs at South Hills. That is unusually complete for a Johor landed scheme, and it means the prices, unit counts and completion dates below are the developer's own filed figures, not an agent's rounding.
- Development
- South Hills @ Seri AlamFirst precinct named Everbloom
- Developer on the SPA
- Countryland Realty Sdn. Bhd.Company no. 123630-K · Southland is the brand
- Tenure
- Freehold (Pegangan Bebas)Landed, individual title, residential
- Total units published
- 63862 + 78 + 96 + 121 + 69 + 88 + 124
- Lot sizes
- 20ft, 22ft and 24ft x 70ftThree widths, one depth
- Published price range
- RM836,000 – RM1,548,111From the APDL panels; 15% Bumiputera discount applies
- Completion status
- Phase 1 CCC · Phase 4 May 2027Phase 2 Dec 2025 · Phase 3 Oct 2026
- Developer licence
- 4919/02-2029/1546(A)Valid 10 Feb 2024 – 9 Feb 2029
- Approving authority
- Majlis Bandaraya Pasir GudangBuilding plan MBPG:JBGN/PB/28/2022(PG)(10) and later
- Foreign buyers
- No — not a single unit qualifiesJohor landed floor is RM2,000,000; top price here is RM1,548,111
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Six things that decide whether South Hills is your house
This is a Malaysian family's house, bought with a Malaysian salary and a Malaysian loan, twenty-odd kilometres east of the Causeway. Read it that way and it makes sense. Read it as a cross-border investment and it does not.
The price is already public
Southland prints the statutory APDL panel for all seven runs on its own website — down to figures like RM1,099,780 and RM1,387,778. You are not negotiating against a secret. You are negotiating against a published ceiling, and you can check any quote an agent gives you in thirty seconds.
You can walk a finished street
Phase 1 is handed over with CCC. That is rare and it is worth a Saturday: you can stand in a completed South Hills house, look at the actual plaster, the actual drain gradient, the actual distance to your neighbour's window, before you commit to a Phase 4 unit that lands in 2027.
Two extra feet of frontage costs about RM60,000
Compare like with like on the developer's own numbers: Phase 2's 20ft run starts at RM872,300 and its 22ft run starts at RM934,500. That is the actual market price of two feet of frontage in Seri Alam, published by the developer. Decide whether you want it before you walk into the gallery.
Foreigners are locked out, all 638 of them
Johor's minimum purchase price for a non-citizen buying landed property is RM2,000,000. The most expensive unit Southland has published here is RM1,548,111. There is no unit, no phase and no corner lot that clears the bar. On top of that, every title here carries a Sekatan Kepentingan restricting transfer to non-citizens without state consent.
The hospital is 1.4 km away
Regency Specialist Hospital sits 1.4 km from the gate in a straight line, inside the same township. For a family buying a house they intend to grow old in, that is a more useful number than the distance to the Causeway — and it is the one thing about this location that genuinely outperforms most of central Johor Bahru.
The 15% Bumiputera discount cuts both ways
Southland discloses a 15% Bumiputera discount on every run. If you qualify, that is real money — RM125,000 off a RM836,000 house. If you do not, understand what it means at resale: a discounted Bumi lot usually needs state consent to be released to a non-Bumi buyer later, which narrows your future buyer pool. Ask which lot numbers carry the quota before you pick a house.
The whole development, decoded
Seven product runs, four phases, one gate. The differences between them are lot width and delivery date — and those two things decide almost everything else about the purchase.
The four phases, and what separates them
Phase 1
Two runs, both delivered with Certificate of Completion and Compliance: S1 on 20ft x 70ft lots and S2A on 22ft x 70ft. This is the phase you should walk before you buy anything else here.
Phase 2
The biggest phase by unit count — 217 houses across the S1 and S2B runs, with a registered completion date of December 2025. Its advertising permit runs to 22 December 2026, which tells you stock was still being marketed into 2026.
Phase 3
The first phase to go to 24ft frontage, and the first to break RM1 million at the entry price. Southland's own progress note in August 2026 says roadworks in this phase are done and it is running toward completion.
Phase 4
The newest and priciest release: Type E (73 units) and Type F (51 units), both on 24ft x 70ft lots, with a registered completion of May 2027. Southland's August 2026 update has the facades up and door, window and grille fitting under way.
What is actually built into the scheme
Southland's own descriptions. This is a gated landed scheme, not a condominium — there is no pool, no gym and no clubhouse, and I am not going to pretend otherwise.
Inside every Everbloom house
- Alarm system / home security system
- Auto gate
- Digital lock
- CCTV / surveillance system
- Wireless control for CCTV, alarm, lighting, auto gate and digital lock
The gate and the perimeter
- Single guarded checkpoint at the entrance
- Perimeter fencing with landscape planting
- Guard house
The green spine
- Central gazebo
- Garden pavilion
- Landscaped pond
- Children's playground
- Landscaped walkways
What is not here
- No swimming pool
- No gym
- No clubhouse
- No lift lobby, no service charge on a strata bill — this is individual title
Where the project is now
All 3 South Hills @ Seri Alam floor plans
Here is the honest position on floor plans. Southland publishes the lot width for every run in its APDL panel, and it publishes a separate e-brochure PDF for each one — the latest set is dated 15 January 2026. What it does not put on the website is the built-up area in square feet. You will see figures like “2,188 to 2,522 sq ft” quoted on listing portals; I could not match any of them to a Southland document, so they are not printed here as fact. Tap a lot width and I will send you the actual e-brochure for that run, with the built-up printed on it.
20ft x 70ft — the S1 run
Get this floor plan22ft x 70ft — the S2A and S2B runs
Get this floor plan24ft x 70ft — S3A, S3B and Types E and F
Get this floor planInside South Hills @ Seri Alam
Where South Hills @ Seri Alam sits
No. 1, Jalan Puncak Selatan 1/4, Bandar Baru Seri Alam, 81750 Masai, Johor — inside the Bandar Baru Seri Alam township, under the jurisdiction of Majlis Bandaraya Pasir Gudang and about 40 minutes east of the Causeway in ordinary traffic.
Pinned to Southland Gallery at South Hills, the developer's own registered Google Maps entry at the scheme entrance. Plus Code GV47+J7.
- Regency Specialist Hospital, Bandar Baru Seri Alam1.4 kmstraight-line
- KIPMall Masai4.2 kmstraight-line
- Redhill @ Alam Heights, the other new landed scheme in the township2.9 kmstraight-line
- RTS Link Bukit Chagar station12.0 kmstraight-line
- Johor–Singapore Causeway, Bangunan Sultan Iskandar11.5 kmstraight-line, road route is longer
Registered as Taman Puncak Selatan — seven permits, and the five terrace phases total exactly 638
| Project code | Advertising permit | Permit date | Units | Type | Built-up | Bed / bath | Price band on the permit | Built | Status |
|---|---|---|---|---|---|---|---|---|---|
| 4919-22 | 4919-22/07-2026/0552(R)-(L) | expired 4 Jul 2026 | 62 | Terrace | 187–198 sq m | 4 / 3 | RM836,000 – RM1,099,780 | 100% | Siap Dengan CCC |
| 4919-22 | as above | 78 | Terrace | 203–223 sq m | 4 / 4 | RM897,600 – RM1,202,960 | 100% | Siap Dengan CCC | |
| 4919-23 | 4919-23/12-2026/0937(R)-(L) | 22 Dec 2026 | 96 | Terrace | 187–198 sq m | 4 / 3 | RM872,300 – RM1,123,400 | 100% | Siap Dengan CCC |
| 4919-23 | as above | 121 | Terrace | 203–223 sq m | 4 / 4 | RM934,500 – RM1,234,500 | 100% | Siap Dengan CCC | |
| 4919-24 | 4919-24/08-2027/0608(R)-(L) | 1 Aug 2027 | 88 | Terrace | 234–256 sq m | 4 / 4 | RM1,097,222 – RM1,387,778 | 97.50% | Lancar |
| 4919-25 | 4919-25/08-2027/0607(R)-(L) | 1 Aug 2027 | 69 | Terrace | 234–256 sq m | 4 / 4 | RM1,083,333 – RM1,424,000 | 97.50% | Lancar |
| 4919-26 | 4919-26/07-2027/0557(N)-(L) | 14 Jul 2027 | 124 | Terrace | 234–256 sq m | 4 / 4 | RM1,138,889 – RM1,548,111 | 55.00% | Lancar |
| Five terrace phases | 638 | ||||||||
| 4919-27 | 4919-27/08-2028/0644(N)-(L) | 25 Aug 2028 | 68 | Semi-detached | 198–352 sq m | 3–4 / 3–5 | RM1,570,000 – RM2,738,000 | 0.00% | Belum Mula |
| 4919-28 | 4919-28/08-2028/0643(N)-(L) | 25 Aug 2028 | 40 | Semi-detached | 285 sq m | 4 / 5 | RM1,750,000 – RM2,002,000 | 0.00% | Belum Mula |
| All seven phases | 746 | Licensed developer: Countryland Realty Sdn Bhd (4919). District: Johor Bahru | |||||||
Swipe sideways to see the full table →
Read from teduh.kpkt.gov.my on 27 August 2026. Pull any of them yourself: teduh.kpkt.gov.my/semakan-status-kemajuan?kodProjek=4919-26
Three fields agree, and the name is a translation
The licensed company is Countryland Realty Sdn Bhd — the same entity this page names as the developer on the sale and purchase agreement. The register coordinate sits 250 metres from the location this site had verified. And the registered name is worth reading twice: Taman Puncak Selatan. Puncak Selatan is South Hills in Malay. The marketing name is a direct translation of the statutory one.
Then the arithmetic: the five terrace phases total 638 units — exactly the figure this page has carried. Whoever compiled that number counted the terraces.
The 108 semi-detached houses nobody counted
Two further phases are permitted at this address — 68 and 40 semi-detached houses — and neither has started. Together they add 108 homes to a scheme normally described as 638.
This is not a criticism of anyone; unstarted phases do not usually appear in marketing material. But if you are buying here, they are part of what you are buying into:
The semi-detached houses are permitted at RM1,570,000 to RM2,738,000 — roughly double the terraces. A higher-priced product completing later, in the same gated scheme, generally supports terrace values rather than undermining them. That cuts in your favour.
But they have not started, and their permits run to August 2028. If you buy a completed terrace now, you will be living beside a construction site. Ask where phases 27 and 28 sit on the master plan relative to your lot, and ask it before you choose the lot rather than after.
Three different construction stages under one name
357 houses are finished with CCC issued. 157 are at 97.50%. 124 are at 55.00%. 108 have not started. Same gate, same brand, four completely different purchases.
Standing in the sales gallery you cannot tell them apart. The project code can. Ask which of 4919-22 through 4919-28 your house sits in, then read that record yourself — it takes a minute and it is free.
If your house is in 4919-26 at 55%, the clause that matters is the liquidated damages provision in your agreement. For landed housing under the statutory agreement the rate is 10% per annum of the purchase price, running from the date fixed in that agreement. And because progress payments release against certified stages, re-read this register page before each one.
A note on 4919-22’s expired permit
4919-22’s licence lapsed on 4 July 2026, and that phase is 100% complete with a CCC. That is the normal end of the process: an advertising and developer’s licence exists so that units which do not yet exist may be sold. Once the houses are finished there is nothing to sell off-plan and the licence is not renewed.
An expired permit is a warning sign in the opposite case — still building, still being marketed, permit date in the past. Watch 4919-26 for that: it is at 55% with a permit running to 14 July 2027.
Foreign buyers: the terraces straddle the threshold, the semi-Ds clear it
Johor’s minimum purchase price for a non-citizen outside the designated exempt zones is RM1,000,000.
The terrace bands run from RM836,000 to RM1,548,111 — so some terraces sit below the threshold and some clear it. It is a phase-by-phase and house-by-house question: the older 187–198 sq m houses are largely below, the newer 234–256 sq m houses largely above.
Every semi-detached house clears it comfortably.
Clearing the price floor only entitles you to apply for state consent, and on landed property in Johor that is the slowest and least predictable step in the whole purchase. Ask how long consent has taken recently for houses in the completed phases — the developer has that answer and it is real local evidence.
Ask for documents using the registered name
Use Taman Puncak Selatan, the project code, and Countryland Realty Sdn Bhd. A request about “South Hills” can be answered accurately with “no such project”.
About Countryland Realty Sdn. Bhd. (Southland)
The name on the signboard is Southland. The name on the sale and purchase agreement is Countryland Realty Sdn. Bhd. (123630-K), and that is the entity whose developer licence, 4919/02-2029/1546(A), runs from 10 February 2024 to 9 February 2029. If you see South Hills described anywhere as “a Southland Sdn Bhd project”, that is a brand name being mistaken for a legal person. Check the counterparty on the SPA, not the logo on the hoarding.
Southland states that it has completed 23 projects and roughly 3,000 homes and commercial units across Johor. It is a mid-sized Johor developer, not a listed group, so there is no annual report to read and no Bursa announcement trail. What there is instead is unusually good disclosure: full statutory APDL panels for all seven product runs, dated site-progress photographs, and a separate e-brochure per lot width. That is more than most of its peers publish.
The land is charged to Hong Leong Bank Berhad and Hong Leong Islamic Bank Berhad. That is normal bridging-finance practice and it is disclosed on the APDL, but it does mean your lawyer will need a redemption statement and a disclaimer of interest from the chargee before your individual title can be transferred clean. Ask for that timeline early — on a phase that is already CCC, it is the thing most likely to slow you down.
Frequently asked questions
Can foreigners or Singaporeans buy at South Hills @ Seri Alam?
No. Not one of the 638 units qualifies, and this is the first thing you should know about the project.
Johor sets a minimum purchase price of RM2,000,000 for a non-citizen buying landed property. (The RM1,000,000 figure people quote is the strata floor — it does not apply to a terrace house.) The most expensive unit Southland has published at South Hills is RM1,548,111, in Phase 4 Type E. Every other run is cheaper.
Separately, every title here carries a Sekatan Kepentingan — a restriction in interest printed on the APDL stating that the land cannot be sold or transferred to a non-citizen or foreign company without state authority consent. Even a hypothetical RM2m-plus unit would still need that consent, plus the Johor foreign buyer levy of 3% or RM30,000 (whichever is higher) and the flat 8% stamp duty that has applied to non-citizen residential purchases since 1 January 2026.
If you are a Singaporean or other foreign buyer looking at Johor landed property, the honest answer is that you need to be shopping above RM2m, which is a different set of projects entirely. Message me and I will send you those instead of wasting your Saturday here.
How many units are there at South Hills, and how are they split?
638 units across four phases and seven separately-licensed product runs, adding up the unit counts Southland publishes in its own APDL panels.
Phase 1: S1 (62) and S2A (78) = 140. Phase 2: S1 (96) and S2B (121) = 217. Phase 3: S3A (69) and S3B (88) = 157. Phase 4: Type E (73) and Type F (51) = 124.
All seven runs sit under a single developer licence, 4919/02-2029/1546(A), held by Countryland Realty Sdn. Bhd. and valid until 9 February 2029.
What is the built-up area of a South Hills house?
Southland does not publish built-up areas on its website, so this page does not print one.
What is published is the lot size: 20ft, 22ft or 24ft frontage, all on a 70ft depth. The built-up figure is printed inside the type-specific e-brochure PDFs — a separate one for S1, S2A, S2B, S3A and S3B, latest edition dated 15 January 2026.
You will find figures such as “2,188 to 2,522 sq ft” quoted on property portals. I could not tie any of those to a Southland document, and repeating an unsourced square footage on a page that people use to make a million-ringgit decision is not something I am willing to do. Ask me and I will send you the actual e-brochure for the run you are looking at.
Which phase should I buy — the completed one or Phase 4?
It comes down to two questions: when do you need the keys, and how much frontage do you want.
Phase 1 is handed over with CCC. You can inspect the actual house, the actual street and the actual neighbours before you pay. Entry price RM836,000 on a 20ft lot. This is the low-risk choice.
Phase 4 is the newest release, 24ft lots, Types E and F, registered completion May 2027, and it tops out at RM1,548,111. You are buying a drawing and a progress photograph, but you get the widest frontage and the newest specification.
The middle ground is Phase 3: also 24ft, registered for October 2026, and per Southland's own August 2026 update the roadworks are already done. If you want 24 feet but do not want to wait until 2027, that is where I would start.
How far is South Hills from the Causeway and the RTS Link?
About 11.5 km to the Causeway CIQ and 12.0 km to the RTS Link station at Bukit Chagar — both straight-line, measured from the registered map pin at the sales gallery.
Road distance is longer, because you exit onto Jalan Masai and pick up the Pasir Gudang Highway. I deliberately do not publish a drive time: the same run takes wildly different amounts of time at 7am and at 2pm, and a single number would be marketing.
Read that honestly. South Hills is not a Causeway-commuter product. It is a house in an established eastern township where the hospital is 1.4 km away and the mall is 4.2 km away. If daily crossing to Singapore is your requirement, look at the Bukit Chagar and JB city centre projects instead.
What does the 15% Bumiputera discount mean if I am not Bumiputera?
It means part of the scheme is priced 15% below the published figure for buyers who qualify — and that those lots usually carry a Bumiputera quota restriction on the title.
The practical consequence for a non-Bumiputera buyer is at resale, not at purchase. A quota lot released to a non-Bumi buyer normally needs state consent, which takes time and can be refused. That narrows the pool of buyers who can take the house off you later.
So ask a specific question before you choose a lot number: is this particular lot inside the Bumiputera quota? Get the answer in writing from the developer, not verbally from a sales agent.
Is Seri Alam oversupplied? What does the NAPIC data say?
Johor carried 3,852 completed unsold residential units in NAPIC's Q1 2026 snapshot — the second-highest state total after Perak's 4,063, out of 32,801 nationally. That is the residential overhang series, which is the right one to quote for a terrace house.
For context, do not confuse it with the serviced-apartment overhang, where Johor's 9,972 units are the worst in Malaysia. That number belongs to high-rise product in the city centre, not to landed housing in Seri Alam, and borrowing it here would be misleading.
Johor also recorded the highest new residential launch volume in the country in Q1 2026 at 2,693 units, with landed homes making up 61.1% of national launches and a national new-launch sales rate of just 11.5%. In plain terms: a lot of landed stock is coming to market in Johor and it is selling slowly.
What that means for you at South Hills specifically: negotiating power is real, but so is the resale queue. Buy the lot you would be happy to live in for ten years, not the one you expect to flip in three.
What is the price, the maintenance charge and the booking amount?
The price I can answer from the developer's own filings: RM836,000 to RM1,548,111 depending on run, before the 15% Bumiputera discount. Those are ceiling prices on the advertising permit, not necessarily what is on today's price list after rebates.
The maintenance or security charge for the gated scheme is not published by Southland, and I am not going to guess at it — on a guarded landed scheme it is a real monthly cost and getting it wrong by RM100 a month matters over ten years. The booking amount and current rebate package are also not published.
Message me and I will get the live price list, the current rebate structure, the monthly security charge and the remaining lot numbers direct from the developer, and send you exactly what applies to the phase you are looking at.
Can I get a Malaysian bank loan, and how much?
For a Malaysian citizen buying an owner-occupied first or second home here, the usual starting point is 90% margin of finance on a freehold landed property with individual title — this is mainstream, bankable stock.
The thing to plan around is approval rate, not margin. 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. Roughly three in five applications are being declined. Get a pre-approval before you pay a booking fee, not after.
One South Hills-specific point: the land is charged to Hong Leong Bank Berhad and Hong Leong Islamic Bank Berhad. That does not oblige you to bank with them, but your solicitor will need the chargee's redemption and disclaimer documents in the transfer chain. Build that into your timeline.
Tell me which phase, and I'll tell you what's left
Two phases here are already handed over, one lands in October 2026 and one in May 2027. Which one suits you depends on when you actually need the keys and how much land you want under your feet. Give me those two answers and I'll come back with the remaining lots and the current price for each.
No agent fee payable by the buyer on new developer launches
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 Countryland Realty Sdn. Bhd. (Southland)'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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