Kota Puteri, Masai · New launch · Under construction
Pinegate Residency
Freehold serviced apartments by the Kimlun group in Kota Puteri, Masai: two phases of 896 two- and three-bedroom homes each, at RM344,725–512,860 on the advertising permit, with Phase 1 keys due in January 2028.
Replies on WhatsApp from Jason himself · No obligation
Jason’s take
This one is for first-time Malaysian buyers and families: every unit is two or three bedrooms, and the permit band starts at RM344,725. Phase 1 was about 81% built when I checked. Before you book, ask which phase the unit sits in, and whether it’s a Bumiputera lot.
Jason Lim · REN 84424 · IQI Realty Sdn. Bhd. E (1) 1584/6
Answer block
Pinegate Residency at a glance
Every figure here comes from the developer, the government housing register or the property records named at the foot of the page. Where sources disagree, the range is shown. Where nobody has published a number, it is not on this page.
Development
Pinegate Residency
Recorded on EdgeProp as Residensi Pinegate, developer Pinegate Development Sdn Bhd; marketed by Kimlun Land Sdn Bhd of Kimlun Corporation Berhad
Address
Jalan Kempas 12, Kota Puteri
81750 Masai, Johor (PropertyGuru)
Tenure
Freehold
PropertyGuru and EdgeProp
Towers
29–30 storeys
PropertyGuru gives 2 × 29 storeys; the KPKT record gives 30
Units
1,792 in two phases
896 in each phase on the KPKT record; the portals’ 896 matches one phase
Layouts
2 and 3 bedrooms
Records differ on sizes: EdgeProp shows 667 sq ft types; PropertyGuru lists 685, 775 and 886 sq ft
Advertising permit
30680-1/01-2028/0054(N)-(S) · 30680-2/10-2028/0839(N)-(S)
Phase 1 valid to 20 Jan 2028; Phase 2 valid to 9 Oct 2028 (KPKT TEDUH)
Permit price band
RM344,725 – RM512,860
Phase 1 RM344,725–478,210; Phase 2 RM374,850–512,860
Keys due
23 Jan 2028 (Phase 1), 18 Oct 2028 (Phase 2)
KPKT record; about 81% and 21% built in October 2026
Foreign buyers
Not eligible
Every listed price is far below RM1 million
Why this address
Four things buyers weigh at Pinegate Residency
An affordable freehold launch in an established Masai neighbourhood. Here is the case, and the catch.
Low entry price
Prices on the permit run from RM344,725 to RM512,860, and listings start lower, which puts it within reach of first-time Malaysian buyers.
Schools close by
EdgeProp names SJK (C) Chee Tong, SK Seri Kota Puteri and SMK Seri Kota Puteri among the nearby schools, with shops and clinics in Masai.
Freehold, family layouts
All units are two or three bedrooms with two bathrooms, a mix that suits owner-occupiers more than short-stay investors.
What to weigh: which phase and which quota
Phase 1 was about 81% built in October 2026 with keys due in January 2028; Phase 2 follows in October 2028. Check which phase the unit is in and whether it is a Bumiputera unit.
The development
Pinegate Residency, decoded
Serviced apartment towers of two- and three-bedroom homes on freehold land in Kota Puteri, Masai, released in two phases in 2025.
Facilities
As listed on PropertyGuru and EdgeProp; the developer’s full facility plan is not published online.
Water
Pools
- Swimming pool
- Wading pool
Active
Sports and fitness
- Gymnasium and fitness station
- Basketball court
- Badminton court
- Jogging track
- Reflexology path
Residents
Shared spaces
- Multi-purpose hall and cafe
- BBQ area
- Children’s playground
- Surau
- EV charging
- 24-hour security
Where the project is now
Layouts
All 3 Pinegate Residency layouts
3 layout types listed on PropertyGuru, from 685 to 886 sq ft; EdgeProp shows 667 sq ft for Types A and A1, so records differ. Checked October 2026. Tap any layout and the drawing comes to your WhatsApp.
Gallery
Pinegate Residency in pictures
Images from the developer’s marketing material unless stated. Ask for the full set on WhatsApp.
Location & connectivity
Where Pinegate Residency sits
Jalan Kempas 12, Kota Puteri, 81750 Masai, Johor.
The government record
The registered name is Residensi Pinegate
This is what the Ministry of Housing records from the developer’s statutory returns: the price band on the advertising permit and the certified construction progress. A brochure price can be revised; the permit price was filed.
| Project code | Registered name | Units | Price band on the permit | Built | Keys due |
|---|---|---|---|---|---|
| 30680-1 | Residensi Pinegate, Phase 1 | 896 | RM344,725 – RM478,210 | 81% | 23 Jan 2028 |
| 30680-2 | Residensi Pinegate, Phase 2 | 896 | RM374,850 – RM512,860 | 21% | 18 Oct 2028 |
Read from teduh.kpkt.gov.my on 9 October 2026. Filed advertisement (PDF): 30680-1 · 30680-2.
The recorded numbers
The price numbers
Recorded sales and asking prices are different things. Transacted figures come from deals recorded with the government valuation department; asking figures are what owners or the developer are listing at.
| Measure | Figure | Source and date |
|---|---|---|
| Price on the permit Phases 1 and 2 | RM344,725 – RM512,860 | KPKT TEDUH, Oct 2026 |
| Listed launch price new-launch portal | From RM344,725 to RM374,850 (two EdgeProp pages differ) | EdgeProp, Oct 2026 |
| Asking price listing portal | From RM290,000 · RM418–489 psf | PropertyGuru project page, Oct 2026 |
There are no transacted prices because the project is under construction, and no rents yet. The permit row is the price band filed with the Ministry of Housing; the other rows are portal prices seen in October 2026, not transactions. The lowest PropertyGuru listing is a Bumiputera unit.
Track record
About Kimlun Land Sdn Bhd
Kimlun Land Sdn Bhd is part of Kimlun Corporation Berhad, a Johor-based construction and property group listed on Bursa Malaysia. EdgeProp records the developing company as Pinegate Development Sdn Bhd.
Kimlun’s 2025 annual report says the group launched Pinegate Residency and Taman Nusa Melati that year, with a combined estimated gross development value of about RM890 million.
Straight answers
Frequently asked questions
How many units are there and what sizes?
The KPKT record lists two phases of 896 units each, all two or three bedrooms with two bathrooms. PropertyGuru lists 685, 775 and 886 sq ft layouts, while EdgeProp shows 667 sq ft, so records differ.
Is it freehold, and when will it be ready?
PropertyGuru and EdgeProp both record freehold tenure. The KPKT record gives keys due on 23 January 2028 for Phase 1 and 18 October 2028 for Phase 2. Check the date in your sale and purchase agreement.
Can a foreigner buy here?
In Johor a foreign buyer generally needs a purchase price of at least RM1 million per home, plus state consent; since 1 July 2025 the state also charges foreigners a consent levy of 3% of the price or RM30,000, whichever is higher, and stamp duty on transfers to foreigners is a flat 8% from 1 January 2026. Bumiputera lots, low-cost and affordable units, Malay Reserve land and single or one-and-a-half-storey terraces are closed to foreigners. Every listed price at Pinegate Residency is far below RM1 million, so it is not open to foreign buyers.
What rent could a unit earn?
There are no rental listings yet because the towers are not complete. Compare rents at completed apartments in Kota Puteri and Masai before relying on a figure.
Berapa harga Pinegate Residency?
Julat harga dalam permit iklan ialah RM344,725 hingga RM512,860. Kunci Fasa 1 dijadualkan diserahkan pada 23 Januari 2028 dan Fasa 2 pada 18 Oktober 2028. Pegangan bebas.
Pinegate Residency 价格多少？什么时候完工？
广告准证价格范围为RM344,725至RM512,860。永久地契；根据房屋部记录，第一期2028年1月23日交屋，第二期2028年10月18日交屋。
Compare
Worth putting beside this one
Same area first, then a similar budget. Chosen so you can compare the numbers yourself, not for which one pays the agent more.
Tropicana Danga Cove, Masai
Ayera Residences @ Tropicana Danga Cove
Freehold terraced houses in Tropicana Danga Cove, 577 units, completed 2021. Asking from about RM770,000.
View project →Permas Jaya, Masai
Central Residences
Freehold, 291 apartments by Permas Jaya Sdn Bhd about ten minutes from the CIQ, completed 2023. Asking from about RM488,000.
View project →Bandar Baru Permas Jaya, Masai
D’Ambience Residences
Freehold, 780 serviced residences by IJM Land in Permas Jaya, completed 2014. Asking from about RM250,000.
View project →Get the current price list and units available at Pinegate Residency
Prices move and the better units go first. Tell me your budget and whether you are buying to live in or to rent out, and I will send back the units that fit, not a generic brochure.
Buying, selling or renting: one conversation, no obligation.
Jason Lim
10 years in Malaysian property · Johor Bahru & Kuala Lumpur · REN 84424 · IQI Realty Sdn. Bhd. E (1) 1584/6
I work with local families, investors and buyers from Singapore and overseas. If a project is not right for what you need, I will say so; that is usually worth more than the brochure.