Suria Hills @ Iskandar Puteri

Why this is the one landed scheme worth asking about

Across the 41 developments I found on competing agency sites but not on mine, almost every one prices below the thresholds a non-citizen must clear. The landed schemes are the starkest: Johor requires a non-citizen to pay at least RM2,000,000 per landed unit, and the KSL landed developments that publish anything at all start around RM848,000.

Suria Hills is the exception. An agency site quotes RM2,600,000 for this scheme. That is an agent’s figure rather than the developer’s, and I am not converting it into a verdict — but it is the only landed number in the whole group that sits above the floor, and on 4,150 to 5,580 sq ft of freehold land in Iskandar Puteri it is not an implausible one.

Clearing the price is necessary, not sufficient

Two further gates apply to landed property, and buyers routinely discover them late.

State consent. A non-citizen buying landed residential property needs the state authority’s consent to the transfer. It is applied for against a specific development and a specific title, it takes time, and the SPA will run to its own timetable regardless. Ask at the outset how long consent has taken for earlier buyers in this scheme, and what happens to your deposit if it is refused.

Whether the lots are Bumiputera-reserved. A reserved lot cannot be transferred to a non-Bumiputera buyer at any price. Developers commonly mix reserved and open lots within one phase. Ask which lots are open before you choose a plot, not after.

The landed rules, the consent process and the restricted categories are set out here.

Both Suria Hills designs

The developer publishes plot dimensions, bedroom and bathroom counts and a render for each of the two designs, and no price and no floor plan drawing for either. The images below are the developer’s own renders of the houses, not plans. Message me and I will ask for the floor plans and the price list. The comparison that matters is at the bottom of this section: Avalon carries 34% more land than Brixton, and on bungalows land is what the resale market prices.

Brixton — 50′ × 83′ plot

4,150 sq ft of land · 386 sqm · 4 bed 5 bath · maid’s room · powder room · price not published

🛏 4 Bed🛁 5 BathEntry design

Get this floor plan

Avalon — 60′ × 93′ plot

5,580 sq ft of land · 518 sqm · 5 bed 6 bath · maid’s room · powder room · price not published

🛏 5 Bed🛁 6 BathLargest

Get this floor plan

Plot dimensions, bedroom and bathroom counts and the renders are the developer’s own, from suriahills.com.my read on 26 August 2026. Land areas and square-metre conversions are my arithmetic and are the land area, not the built-up area — the developer has not published built-up areas. When the price list arrives, compare the two on price per square foot of land, not on the price of the house: if the gap between them is less than 34%, the larger plot is the better value.

The two designs, as the developer shows them

Taken from suriahills.com.my on 26 August 2026 and hosted on this site. These are artist’s impressions of the two house designs.

Source: the developer’s own project website, read 26 August 2026. I attempted to download several larger gallery images from the same site; those requests timed out, so only these two are hosted here. The rest can be seen on the developer’s own site.

Iskandar Puteri, and a note on the award

The developer places the scheme in Iskandar Puteri. Third-party listings give a street address in Taman Bukit Suria and describe a 65-acre freehold site with 61 units in the current phase. Those figures are from property portals, not from the developer, so they are not in the table above — I mention them only so you recognise them when you see them.

The developer states that Suria Hills won the International Property Awards 2024–2025 for Architecture Multiple Residence, Malaysia. That is the developer’s own claim and I have not independently verified it.

What an award of this kind does and does not tell you is worth being clear about. It is an entered competition judged largely on submitted design material. It says something real about the architecture. It says nothing about construction quality, delivery timing, or the developer’s completion record, which are the three things that determine whether you take vacant possession on schedule. Treat it as a point in favour of the design, not as due diligence.

The developer has not published coordinates or a title reference on the project site, so this page carries no map and no travel times.

The developer published nothing. The government published everything — including a cancelled permit.

Everything above this line is what the developer has made public: two bungalow designs, two plot sizes, no price, no unit count, no permit number, no completion date. Below this line is the same development as the housing register records it. The contrast is the point.

Swipe sideways to see the full table →

How to run this check yourself — the seven status words, why searching by marketing name fails, and the register status of all 175 developments on this site →

Read from teduh.kpkt.gov.my on 27 August 2026. District recorded as Johor Bahru. Pull it yourself: teduh.kpkt.gov.my/semakan-status-kemajuan?kodProjek=20206-1 and ?kodProjek=20206-2

Read this before anything else on the page

Phase 20206-1 — 114 houses — carries the status “Permit Telah Dibatalkan”. The advertising and developer’s licence for that phase has been cancelled. Of those 114 houses, 95 stand at 0.63% built and 8 have not started at all.

I want to be precise about what that does and does not mean, because it is easy to over-read.

It does not mean the land is gone or that existing purchasers have lost their money. A licence can be cancelled for a number of reasons, including a developer withdrawing a phase, restructuring it, or failing to renew when the phase was not proceeding anyway. The phase can be re-permitted under a new code.

What it does mean is that as things stand, that phase may not lawfully be advertised or sold to you. If you are shown a house and told it is in this development, the first question is which project code it sits under — 20206-1 or 20206-2. If the answer is 20206-1, or if nobody will give you a code, stop and get it in writing before any money moves.

The two phases are not the same purchase at all

This is the part that no brochure would tell you, and it changes the risk completely:

Phase 20206-2 is 93% built. Sixty-one houses, structurally almost done, permit valid to July 2027, status on schedule. You can go and look at them.

Phase 20206-1 is essentially bare land. One hundred and fourteen houses at 0.63%, 0.00% and 5.45%, with the licence cancelled.

Same name, same developer, same gate. Standing in the sales gallery, you cannot tell them apart. The project code can.

What the register tells you that the developer did not

The unit count is 175 across both phases. The developer has published no unit count anywhere.

The permitted price range runs from RM2,180,000 to RM4,828,000. The developer has published no price. That band is a legal ceiling the developer may not exceed — it is not an asking price and not evidence of value — but it does tell you the order of magnitude you are being invited into, and it tells you that the cheapest permitted house here is above RM2.1 million.

The houses are 4 and 5 bedroom, 6 and 7 bathroom, with recorded areas of 331 to 507 square metres (roughly 3,560 to 5,460 sq ft). The developer published plot dimensions but not floor areas.

Ask for documents using the registered name

The register has never heard of “Suria Hills”. The licensed scheme is Taman Bukit Suria. Write to the developer, the land office or the local authority asking about Suria Hills and a correct, unhelpful answer is “no such project”. Use Taman Bukit Suria, RA Suria Sdn Bhd, project code 20206-1 or 20206-2.

Foreign buyers

Every permitted price here clears Johor’s RM1,000,000 minimum for non-citizens by a wide margin, so price is not the obstacle. State consent is. These are landed houses, consent is granted transaction by transaction, and on landed property in Johor it is the slowest and least predictable step in the whole purchase. Ask how long consent has taken for the houses already sold in phase 20206-2 — that is real, local, recent evidence, and the developer has it.

How I matched this record

RA Suria Sdn Bhd is named on this page, and it holds exactly two licensed schemes in the entire national register — these two. Both are recorded in the Johor Bahru district, both are detached houses, and both sit in the price and size range this development is marketed in. There is no other candidate.

Questions I actually get asked

Can a foreigner buy a bungalow here?

Quite possibly, and that makes this unusual among the developments I have been adding. You would need the price to be at or above RM2,000,000, the lot to not be Bumiputera-reserved, and state consent to be granted. The developer has not published prices, so start by asking for the price list and the permit number.

Is 4,150 sq ft of land a lot for a bungalow?

It is a genuine bungalow plot rather than a semi-detached in disguise, but it is at the compact end for the format. The more useful comparison is not against other bungalows but against what you would get for similar money in a semi-detached on a larger plot. On resale, land area and frontage do more work than the number of bathrooms.

How long does state consent take?

It varies by state and by how complete the application is, and nobody can promise you a date. What you can do is make the SPA reflect reality: ask your solicitor whether the agreement addresses what happens if consent is delayed or refused, and do not rely on a verbal assurance that it “always goes through”.

The developer won an award. Does that make it a safe buy?

It makes the design well-regarded by that competition’s judges. Safety of your money comes from the developer licence, the advertising permit, the completion record of the licensed entity and the terms of your SPA. Those are four separate checks and none of them is an award.

Avalon or Brixton — how do I choose between the two designs?

They are different houses, not two finishes of one. Avalon sits on a 60 by 93 foot plot with five bedrooms and six bathrooms; Brixton is 50 by 83 with four and five. That is roughly 5,580 sq ft of land against 4,150 — a third more ground, and on a bungalow the ground is most of the value.

Choose on the land first and the layout second, because the plot is the part you cannot change later. Ask which design sits on which lot on the layout plan, and whether any lots are corner or end positions, since those carry a premium the brochure will not separate out.

This is the one landed scheme here that could clear RM2,000,000. What does that actually mean?

It means eligibility is possible rather than proven. Two-storey bungalows on 4,150 to 5,580 sq ft in Iskandar Puteri are the kind of product that reaches the Johor landed floor of RM2,000,000 — but the developer has published no price, so nothing is confirmed.

Treat that as a reason to ask, not to assume. The test applies per unit at the price in your sale and purchase agreement, so a Brixton and an Avalon may well fall on opposite sides of the line within the same scheme.

What should I check before paying anything on a bungalow?

The advertising and sale permit number with its expiry, the licensed company name, the lot number and mukim, the land area and plot dimensions, the built-up area, and the completion date the developer will commit to.

On a bungalow, add one more: the restrictive covenants in the scheme. Gated bungalow developments commonly restrict what you may build, extend or rent out, and those conditions travel with the title rather than expiring when the developer leaves.

What does a bungalow cost to hold, beyond the mortgage?

Quit rent and assessment, both annual and both set by authority, and on this size of plot neither is trivial. Fire insurance on the building is yours, not a management corporation’s. Then the security and common-area charge that a gated scheme carries, which is not regulated the way strata maintenance is.

And then the house itself: roof, external walls, drainage, landscaping, pool if there is one. There is no sinking fund behind a bungalow, so a realistic annual maintenance budget is part of the purchase decision, not an afterthought.

Why is there no price on this page?

Because the developer has not published one on its website. When it does, or when you send me the price list, I will put the figures here and date the change.

Before you go further

• Price floors, restricted property and state consent
• Foreign buyer guide — the ten numbers that will cost you money
• The full timeline, stamp duty and holding costs
• How to check a developer and a permit before you pay a booking fee
• Other Iskandar Puteri developments on this site

Published 2026-08-26 · Last verified 2026-08-26 against the developer’s own project website suriahills.com.my. The website publishes layouts, plot dimensions, room counts and features, and does not publish a price, built-up area, unit count, advertising permit number or completion date. Figures attributed to property portals and agency sites are reproduced as those sources state them and are not verified. This page is marketing information, not an offer or a contract.