Gerbang Nusajaya, Iskandar Puteri · Under construction · Keys 2027
Aspira LakeHomes
The newer phases of UEM Sunrise’s freehold lakeside terrace estate in Gerbang Nusajaya: 253 double-storey homes in Phases 4 to 6, priced RM685,000 to RM1,530,600 on the advertising permits, with completion expected between April and September 2027.
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Answer block
Aspira LakeHomes 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 LakeHomes, Phases 4, 5 and 6
Part of UEM Sunrise’s Gerbang Nusajaya township; Phases 1–3 (366 homes) are already built
Developer
Nusajaya Rise Sdn Bhd
UEM Sunrise subsidiary; developer licence 14228/02-2029/1559(A), valid 8 Feb 2024 – 7 Feb 2029
Address
Gerbang Nusajaya, Iskandar Puteri
Sales office on Persiaran Sentral, 79200 Iskandar Puteri
Tenure
Freehold
Land encumbrance: none (developer’s permit page)
Homes
253 double-storey terraces
Phase 4: 65; Phase 5: 125 (5A 43, 5B 82); Phase 6: 63
Advertising permits
Three, one per phase
Phase 4: 14228-8/05-2027/0441(N)-(S), to 19 May 2027; Phase 5: 14228-12/09-2027/0793(N)-(S), to 2 Sep 2027; Phase 6: 14228-7/05-2027/0412(N)-(S), to 12 May 2027
Permit price band
RM685,000 – RM1,530,600
Phase 4 RM685,000–1,236,500; Phase 5 RM809,500–1,530,600; Phase 6 RM706,000–1,235,300
Keys due
April 2027 to September 2027
Expected completion on the developer’s permit page; construction progress not confirmed
Layouts
2,072–2,821 sq ft
Up to 4 bedrooms and 4 bathrooms, 2 car parks, lots from 24 × 75 ft
Foreign buyers
Not available
Developer says non-Malaysian citizens cannot buy; land carries a restriction in interest
Why this address
Four things buyers weigh at Aspira LakeHomes
Large freehold terraces in an established lakeside estate near the Second Link. Here is the case, and the catch.
Large lots and big built-ups
Homes sit on lots from 24 × 75 ft with built-ups of about 2,072 to 2,821 sq ft, larger than many terraces in the township.
Near the Second Link
The estate is close to the Gerbang Nusajaya interchange; UEM Sunrise puts the drive to the Tuas checkpoint at about 15 minutes.
An estate that already exists
Phases 1 to 3 are built and lived in, so buyers can see the neighbourhood, the lake and the facilities before committing.
What to weigh: completion, eligibility and supply
Keys are expected from April to September 2027 and the ministry’s progress figures could not be checked, so confirm the SPA date and progress before you sign. Foreigners cannot buy, and the developer’s Phase 4 and 5A pages list Bumiputera lots only. Aspira Hills (901 terraces, keys 2026–2027), Aspira ParkHomes and the earlier LakeHomes phases mean plenty of similar homes for resale and rent.
The development
Aspira LakeHomes, decoded
Three new phases of double-storey terraces added to the existing Aspira LakeHomes estate in Gerbang Nusajaya, Iskandar Puteri. Phases 4 and 6 opened for sale in July 2024 and Phase 5 in September 2024.
Facilities
As listed on the developer’s project pages, October 2026. Floor levels and locations are not published.
Active
Sport and fitness
- Gymnasium and sauna
- Multipurpose hall with 2 badminton courts
- Tennis court
Residents
Community
- Community clubhouse
- Surau
- Lakes within the estate
Where the project is now
Layouts
All 6 Aspira LakeHomes layouts
Six of the published types, from 2,072 to 2,684 sq ft. Phase 5 adds Types C3, C4, D1 and D2, up to about 2,821 sq ft, whose individual sizes are not broken out. Sizes from UEM Sunrise’s project pages, checked October 2026. Tap any layout and the drawing comes to your WhatsApp.
Type B1 (intermediate) — 2,072 sq ft
2,072 sq ft · intermediate terrace · up to 4 bedrooms
Get this floor planAsk price & availability →Type C1 (corner) — 2,179 sq ft
2,179 sq ft · corner terrace
Get this floor planAsk price & availability →Type B2 (intermediate) — 2,263 sq ft
2,263 sq ft · intermediate terrace
Get this floor planAsk price & availability →Type C2 (corner) — 2,684 sq ft
2,684 sq ft · corner terrace
Get this floor planAsk price & availability →Gallery
Aspira LakeHomes in pictures
Images from the developer’s marketing material unless stated. Ask for the full set on WhatsApp.
Free PDF: JB Condo Prices & Rents 2026
Recorded prices and rents for 122 JB condos, plus asking prices, rents and yields by area. Compare this project with its neighbours before you make an offer. What is inside
Location & connectivity
Where Aspira LakeHomes sits
Gerbang Nusajaya, Iskandar Puteri, Johor. Sales office: Persiaran Sentral, Gerbang Nusajaya, 79200 Iskandar Puteri.
The government record
The permit record for Aspira LakeHomes, Phases 4 to 6
These are the details the developer must publish under its advertising and sales permit: the phase, the number of homes, the price band filed for the permit and the expected handover date. A brochure price can change; the permit band is what was filed.
| Project code | Phase or type | Units | Price band on the permit | Keys due |
|---|---|---|---|---|
| 14228-8 | Phase 4 | 65 | RM685,000 – RM1,236,500 | Apr 2027 |
| 14228-12 | Phase 5 (5A and 5B) | 125 | RM809,500 – RM1,530,600 | Sep 2027 |
| 14228-7 | Phase 6 | 63 | RM706,000 – RM1,235,300 | Apr 2027 |
Advertising and sales permits: Phase 4 14228-8/05-2027/0441(N)-(S), valid 20 May 2024 to 19 May 2027; Phase 5 14228-12/09-2027/0793(N)-(S), valid 3 Sep 2024 to 2 Sep 2027; Phase 6 14228-7/05-2027/0412(N)-(S), valid 13 May 2024 to 12 May 2027. Developer licence 14228/02-2029/1559(A), Nusajaya Rise Sdn Bhd (UEM Sunrise). Read on UEM Sunrise’s permits and licences page, 15 October 2026.
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 4 (65 homes) | RM685,000 – RM1,236,500 | UEM Sunrise permits page, Oct 2026 |
| Price on the permit Phase 5 (125 homes) | RM809,500 – RM1,530,600 | UEM Sunrise permits page, Oct 2026 |
| Price on the permit Phase 6 (63 homes) | RM706,000 – RM1,235,300 | UEM Sunrise permits page, Oct 2026 |
| Built-up all published types | About 2,072 – 2,821 sq ft | UEM Sunrise project pages, Oct 2026 |
| Asking sale, nearby completed Phases 1–3, not this project | From about RM730,000 | PropertyGuru, Oct 2026 |
| Asking rent, nearby completed Phases 1–3, not this project | From about RM900 a month | PropertyGuru, Oct 2026 |
The permit rows are the price bands on each phase’s advertising and sales permit as published by UEM Sunrise, read 15 October 2026; the project page shows “from RM712,300”, so records differ at the low end. They are not transactions. The last two rows are asking prices for the completed earlier phases of the estate, not the new phases. No maintenance fee has been published.
Track record
About Nusajaya Rise Sdn Bhd (UEM Sunrise)
Aspira LakeHomes is developed by Nusajaya Rise Sdn Bhd, a subsidiary of UEM Sunrise Berhad, the master developer of Gerbang Nusajaya.
The developer licence is 14228/02-2029/1559(A), valid to February 2029. Building plans were approved by Majlis Bandaraya Iskandar Puteri.
Around the building
What is near Aspira LakeHomes
The closest places on the map, measured in a straight line from the building. Driving distances are longer.
🚉 Getting around
- Gelang Patah Bus Terminal~3.3 km
🛍️ Malls
- Big Box Retail Park~4.4 km
- Mall of Medini~4.6 km
- Box in Box~4.7 km
🎓 Schools
- SK Ladang Pendas~900 m
- Raffles American International School~2.7 km
🏛️ Colleges and universities
- Multi Varsity Complex~2.5 km
- University of Southampton~2.5 km
- Netherlands Maritime Institute of Technology~2.5 km
🏥 Hospitals
- Afiniti Wellness~4.7 km
Map data © OpenStreetMap contributors. Names as recorded on the map; check opening and enrolment details yourself.
Straight answers
Frequently asked questions
When will it be completed?
The developer’s permit page gives April 2027 for Phases 4 and 6 and September 2027 for Phase 5. Construction progress figures from the ministry could not be checked, so confirm progress and the completion date in your SPA, which is the date that counts for late delivery claims.
Can foreigners buy at Aspira LakeHomes?
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, the land carries a restriction in interest against sale to non-citizens without state consent, and the Phase 4 and 5A pages list Bumiputera lots only, so foreigners should look elsewhere. Check another project with Can a foreigner buy it?
What homes are there, and at what prices?
All 253 homes are freehold double-storey terraces of about 2,072 to 2,821 sq ft with up to four bedrooms. The advertising permits give RM685,000 to RM1,236,500 for Phase 4, RM809,500 to RM1,530,600 for Phase 5 and RM706,000 to RM1,235,300 for Phase 6.
Berapa harga Aspira LakeHomes dan bila siap?
Julat harga dalam permit iklan ialah RM685,000 hingga RM1,530,600 bagi Fasa 4 hingga 6 (laman permit UEM Sunrise, Oktober 2026). Semua rumah teres dua tingkat pegangan bebas, dijangka siap April 2027 (Fasa 4 dan 6) dan September 2027 (Fasa 5). Tidak dibuka kepada bukan warganegara.
Aspira LakeHomes 价格多少？什么时候完工？
根据UEM Sunrise公布的广告准证，第4至6期价格约RM68.5万至RM153万，均为永久地契双层排屋，面积约2,072至2,821平方尺。预计第4、6期2027年4月完工，第5期2027年9月完工。外国人不可购买。
Which schools are near Aspira LakeHomes?
On map data, the nearest schools are SK Ladang Pendas (~900 m), Raffles American International School (~2.7 km). Distances are straight-line from the building.
Is there a train or bus station near Aspira LakeHomes?
The nearest stations on map data are Gelang Patah Bus Terminal (~3.3 km).
What is the nearest hospital and mall to Aspira LakeHomes?
The nearest hospital on map data is Afiniti Wellness (~4.7 km), and the nearest mall is Big Box Retail Park (~4.4 km).
Compare
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View project →Get the current price list and units available at Aspira LakeHomes
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.