Outside Johor Bahru, the same state sells space instead of volume

The sixteen

Fifteen of the sixteen are freehold (at Sunrise Garden & Tulip, the Sunrise Garden phase); The Maple has not published its tenure. Fourteen are landed and two are high-rise, and the two high-rises are both in Permas Jaya — an established township on Johor Bahru's edge rather than a separate market.

Emerald Bay is the top of the state

Emerald Bay is a gated waterfront enclave at Puteri Harbour on 111 acres, with 250 landed homes inside a 1,649-unit master plan, three to five bedrooms, built-ups of 3,301 to 8,870 sq ft and a published start of RM3,390,000. It is complete.

That is roughly nine times the floor area of a Johor Bahru entry unit and around twelve times the price. They are not competing products in any sense, and the only reason to see them on one page is to understand how wide the state is.

The two Permas Jaya towers are the JB product at a JB scale

Parkland By The River holds 1,078 homes across four 36-storey towers at eighteen to a floor, 562 to 1,020 sq ft, for Q4 2028. The Straits View DUO Residence holds 715 across two 33-storey towers at thirteen to a floor, 645 to 1,529 sq ft, for Q4 2029.

If you are shopping Johor Bahru high-rise, these belong on the same shortlist. The address differs; the product and the supply question do not.

The landed schemes, district by district

In Iskandar Puteri, KSL Pulai Bestari sits beside the Pulai Springs golf course: 748 terraces, cluster houses, semi-detached houses and a bungalow, every one with four bedrooms and four bathrooms, and the terraces and cluster houses already carry a certificate of completion. Ethos Residences, in KSL's Alma township at Gelang Patah, is 329 double-storey terraces of 1,848 to 2,015 sq ft. Riveria Garden Aluna, also by KSL, adds 530 four-bedroom terraces of 2,219 sq ft, due 24 months from the sale and purchase agreement.

In Permas Jaya, BRDB's The Straits View Garden puts 198 gated cluster homes, semi-detached houses and two bungalows beside the two towers, from 2,210 to 3,715 sq ft, for October 2027.

In Ulu Tiram, Meadow Heights in Bandar Tiram is 95 gated-and-guarded homes on a 19-acre master plan, four bedrooms, 2,024 sq ft built-up on lots of 24 by 60 to 24 by 65 feet, on a residential individual title, for 2029. Astera at Impian Hills is 264 gated double-storey terraces of 1,939 and 2,141 sq ft on 22 by 70 foot lots. KSL Aurora adds 181 four-bedroom terraces on 20 by 70 foot lots, on a residential title, due January 2026.

In Batu Pahat, Taman Bukit Indah is a gated freehold landed township by Parkland Group, rolled out in phases. BCB is building two smaller gated schemes in the same town, both due in January 2028: The Clover 2, 59 single-storey terraces at Bandar Putera Indah, and Straya Heights, 79 single- and double-storey terraces from 1,318 to 3,195 sq ft. BCB has three more in the town: The Maple, 347 three-bedroom terraces at Bandar Putera Indah; Sunrise Garden & Tulip, 81 terraces of three to five bedrooms, its Sunrise Garden phase due June 2027; and The Hilltop, 55 semi-detached houses and bungalows on lots of 40 by 80 to 80 by 100 feet, due between April 2027 and January 2028.

An individual title on a house is the cleanest ownership available. On a phased township, ask which phases are complete, which are selling, and when individual titles are expected to be issued for yours.

Before you book here

• If you are looking at Permas Jaya, compare it against Johor Bahru proper rather than treating it as a separate market.
• On a phased landed township, establish which phases are built and when your individual title is expected.
• For anything at Puteri Harbour, price it against the resale market there rather than against new launches in the city.
• Drive the commute into Johor Bahru at your real hour before deciding the space is worth it.