Gerbang Nusajaya, Iskandar Puteri · Under construction
Aspira Hills
UEM Sunrise’s freehold, individual-title estate of double-storey terraces in Gerbang Nusajaya, released in seven phases since 2024: about 900 homes of 1,673–2,146 sq ft, with later phases at RM1.05m–1.50m on the advertising permits. Sold to Malaysians only.
Replies on WhatsApp from Jason himself · No obligation
Jason’s take
A freehold terrace on its own title near the Gerbang Nusajaya interchange, for Malaysian families, from RM680,000 on the permit. Phase 1 is almost built, and KPKT lists one phase as behind schedule. Ask which phase your unit is in and check the keys date in the SPA. It’s not open to foreign buyers.
Jason Lim · REN 84424 · IQI Realty Sdn. Bhd. E (1) 1584/6
Answer block
Aspira Hills 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
Aspira Hills, Gerbang Nusajaya
Developer company Nusajaya Rise Sdn Bhd, a UEM Sunrise subsidiary; developer licence 14228/02-2029/1559(A). No separate registered (Taman) name was shown
Address
Jalan Sentral 2, Gerbang Nusajaya
Iskandar Puteri, by the Gerbang Nusajaya interchange of the Second Link Expressway
Tenure
Freehold, individual title
UEM Sunrise permit page and project pages, Oct 2026
Homes
901 terraces
Phase 1A 142, 1B 121, 1C 190, 2A 192, 3A 132, 3B 77, 4 47 (UEM Sunrise permit page)
Advertising permits
Seven permits, one per phase
Phases 1A–1C renewed to Aug 2027 (14228-10, -9, -11); Phases 2A and 3A valid to 23 Jun 2027 (14228-14, -13); Phases 3B and 4 valid to 27 Oct 2027 (14228-15, -16), per KPKT TEDUH
Permit price band
RM680,000 – RM1,495,000
Phases 1A–1C RM680,000–1,260,000; Phases 2A–4 RM1,046,250–1,495,000
Keys due
13 Oct 2026 (Phase 1) to 26 Dec 2027
KPKT record: Phase 1 about 95–97% built; Phase 2A 27 Jul 2027, 3A 30 Jul 2027, 3B 20 Dec 2027, 4 26 Dec 2027. KPKT flags Phase 1A as behind schedule (“sakit”)
Foreign buyers
Not available
The developer states the project is not for sale to non-Malaysian citizens, and the land carries a restriction in interest
Why this address
Four things buyers weigh at Aspira Hills
A large, phased terrace estate close to the Second Link. Here is the case, and the catch.
By the Second Link interchange
The estate sits off the Gerbang Nusajaya interchange, with a direct road to the Tuas checkpoint, according to UEM Sunrise.
Individual titles
Each terrace is freehold with its own title rather than a strata title, which the developer highlights for this project.
Park-based layout
A 6-acre community park, eight pocket gardens and a jogging track are planned inside a guarded neighbourhood.
What to weigh: Malaysians only, and supply
Foreigners cannot buy here. Phases 2A to 4 are due between April and August 2027, and neighbouring Aspira ParkHomes, Senadi Hills and KSL’s Riveria Garden are adding similar terraces, so resale and rental competition will be real.
The development
Aspira Hills, decoded
Double-storey, individual-title terraces in UEM Sunrise’s Gerbang Nusajaya township, released phase by phase since 2024.
Facilities
As listed by UEM Sunrise (Oct 2026) and PropertyGuru’s project page (Oct 2026).
Outdoors
Parks and play
- 6-acre community park
- 8 pocket gardens
- Jogging track
- Playground
- Football field
- Basketball court
Security
Living
- Guarded neighbourhood
- Guard patrols
- Perimeter fencing
Where the project is now
Layouts
All 3 Aspira Hills layouts
Three of the Phase 3B and 4 layouts from UEM Sunrise’s project pages, October 2026. Earlier phases run from about 1,673 sq ft. Bathroom counts are the developer’s “up to” figures. Tap any layout and the drawing comes to your WhatsApp.
Type A intermediate (20 × 70 ft) — 1,743 sq ft
4 bed · 1,743 sq ft · lot 20 × 70 ft
Get this floor planType A end/corner (22 × 70 ft) — 1,987 sq ft
4 bed · 1,987 sq ft · lot 22 × 70 ft
Get this floor planType B end/corner (22 × 70 ft) — 2,146 sq ft
4 bed · 2,146 sq ft · lot 22 × 70 ft
Get this floor planGallery
Aspira Hills in pictures
Images from the developer’s marketing material unless stated. Ask for the full set on WhatsApp.
Location & connectivity
Where Aspira Hills sits
Jalan Sentral 2, Gerbang Nusajaya, 79200 Iskandar Puteri, Johor.
The government record
The registered name is Gerbang Nusajaya
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 |
|---|---|---|---|---|---|
| 14228-10 | Phase 1A (behind schedule) | 142 | RM680,000 – RM1,030,000 | 97% | 13 Oct 2026 |
| 14228-9 | Phase 1B | 121 | RM710,000 – RM990,000 | 97% | 13 Oct 2026 |
| 14228-11 | Phase 1C | 190 | RM740,000 – RM1,260,000 | 95% | 13 Oct 2026 |
| 14228-14 | Phase 2A | 192 | RM1,046,250 – RM1,312,500 | 70% | 27 Jul 2027 |
| 14228-13 | Phase 3A | 132 | RM1,046,250 – RM1,426,250 | 36% | 30 Jul 2027 |
| 14228-15 | Phase 3B | 77 | RM1,087,500 – RM1,495,000 | 35% | 20 Dec 2027 |
| 14228-16 | Phase 4 | 47 | RM1,106,250 – RM1,448,750 | 26% | 26 Dec 2027 |
Read from teduh.kpkt.gov.my on 9 October 2026. Filed advertisement (PDF): 14228-10 · 14228-9 · 14228-11 · 14228-14 · 14228-13 · 14228-15 · 14228-16.
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 Phase 1A (142 homes) | RM680,000 – RM1,030,000 | KPKT TEDUH and UEM Sunrise, Oct 2026 |
| Price on the permit Phase 1B (121 homes) | RM710,000 – RM990,000 | KPKT TEDUH and UEM Sunrise, Oct 2026 |
| Price on the permit Phase 1C (190 homes) | RM740,000 – RM1,260,000 | KPKT TEDUH and UEM Sunrise, Oct 2026 |
| Price on the permit Phase 2A (192 homes) | RM1,046,250 – RM1,312,500 | KPKT TEDUH and UEM Sunrise, Oct 2026 |
| Price on the permit Phase 3A (132 homes) | RM1,046,250 – RM1,426,250 | KPKT TEDUH and UEM Sunrise, Oct 2026 |
| Price on the permit Phase 3B (77 homes) | RM1,087,500 – RM1,495,000 | KPKT TEDUH and UEM Sunrise, Oct 2026 |
| Price on the permit Phase 4 (47 homes) | RM1,106,250 – RM1,448,750 | KPKT TEDUH and UEM Sunrise, Oct 2026 |
These are the price bands on each phase’s advertising and sales permit as published by UEM Sunrise, checked October 2026. They are not transactions. No transacted, asking or rent records were found for the project yet.
Track record
About Nusajaya Rise Sdn Bhd (UEM Sunrise)
UEM Sunrise Berhad is the master developer of Iskandar Puteri, formerly Nusajaya, and Aspira Hills is part of its Gerbang Nusajaya township.
The developing company named on the permits is its subsidiary Nusajaya Rise Sdn Bhd, which also holds the permits for Aspira LakeHomes.
Straight answers
Frequently asked questions
What homes are there and what sizes?
All 901 homes are double-storey terraces with up to four bedrooms, from about 1,673 to 2,146 sq ft on lots of 20 × 65 ft to 22 × 70 ft, spread over seven phases.
When will Aspira Hills be completed?
The developer gives July 2026 for Phases 1A to 1C, April 2027 for Phases 2A and 3A, and August 2027 for Phases 3B and 4. Confirm the date in your SPA.
Is it freehold, and who is the developer?
Yes, freehold with individual titles. The developing company is Nusajaya Rise Sdn Bhd, part of UEM Sunrise.
Can foreigners buy at Aspira Hills?
In Johor a foreign buyer generally needs to pay at least RM1 million for a residential property, with state consent. Since 1 July 2025 Johor charges foreign buyers 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. Here the developer states the project is not available to non-Malaysian citizens, and the land carries a restriction in interest against transfer to non-citizens without state approval, so foreigners should look elsewhere.
Berapa harga rumah di Aspira Hills?
Julat harga dalam permit iklan ialah RM680,000 hingga RM1,260,000 untuk Fasa 1A–1C dan RM1,046,250 hingga RM1,495,000 untuk Fasa 2A hingga 4. Semua rumah teres dua tingkat, pegangan bebas dengan hakmilik individu.
Aspira Hills 价格多少？什么时候完工？
广告准证价格：第1A至1C期约RM68万至RM126万，第2A至4期约RM105万至RM150万。永久地契独立地契双层排屋，后期预计2027年4月至8月完工，只限马来西亚公民购买。
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View project →Get the current price list and units available at Aspira Hills
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.