Pulai, Iskandar Puteri · Completed 2018 · Subsale
Taman Pulai Mutiara
A freehold Scientex township of about 326 acres in Pulai, with first homes handed over in 2018 and a mix of double-storey link houses, 2½-storey terraces, cluster homes and affordable apartments.
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Answer block
Taman Pulai Mutiara 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
Taman Pulai Mutiara
Scientex township; Taman Pulai Mutiara 2 is a separate Scientex and Amber Land joint venture
Address
Persiaran Taman Pulai Mutiara
Pulai, 81300 Johor Bahru district (Scientex and PropertyGuru)
Tenure
Freehold
Scientex; PropertyGuru notes some apartment parcels may differ
Completed
2018 onwards
Precinct 1 (Aster) opened in 2018 (Wikipedia; PropertyGuru); later precincts followed
Homes
Several precincts
626 double-storey link houses (Aster) and 585 2½-storey terraces (Acacia), per Wikipedia; 492 cluster homes (Lavender), per Scientex
Still building
Affordable apartments
Scientex lists a 210-unit RMMJ apartment parcel (SP10) as under construction; this page covers completed homes only
Foreign buyers
None at typical prices
Asking prices are mostly well below RM1 million, and affordable units and Bumiputera lots are closed to foreigners
Why this address
Four things buyers weigh at Taman Pulai Mutiara
A newer freehold township on Johor Bahru’s western edge. Here is the case, and the catch.
Freehold and newer stock
Scientex describes the land as freehold, and the first homes date from 2018, so most houses are less than ten years old.
A range of home types
Double-storey link houses, 2½-storey terraces, cluster homes and affordable apartments let buyers move up within the same township.
Road links being added
Scientex points to a new arterial road towards Gelang Patah and the Second Link Expressway a short drive away.
What to weigh: a township still filling in
Some parcels are still being built, and Wikipedia lists the shopping complex, school and mosque as planned. Many lots are Bumiputera lots, so check the title status and recent sale prices for your house type before you offer.
The development
Taman Pulai Mutiara, decoded
A freehold Scientex township in Pulai, Iskandar Puteri, with terraces, cluster homes and affordable apartments.
Facilities
As listed by Scientex and Wikipedia; some amenities are planned rather than built.
Community
Built
- Pulai Boulevard
- Surau Al-Aqsa (precinct 1)
- Perimeter fencing at Aster
Planned
Not yet built
- Shopping complex
- School
- Masjid Taman Pulai Mutiara
Where the project is now
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 Taman Pulai Mutiara sits
Persiaran Taman Pulai Mutiara, Taman Pulai Mutiara, 81300 Johor Bahru, Johor.
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 |
|---|---|---|
| Asking price all listings, about 26 for sale | From about RM278,000 · RM241–534 psf | PropertyGuru project page, Oct 2026 |
| Asking price one Acacia 2½-storey terrace, 1,170 sq ft | RM530,000 | EdgeProp listing, Sep 2026 |
| Asking rent about 10 listings | From about RM800 a month | PropertyGuru project page, Oct 2026 |
All rows are asking prices, not transactions: PropertyGuru’s project page in October 2026 mixes apartments and houses, and the EdgeProp row is a single listing from September 2026. Transacted figures could not be checked for this page.
Track record
About Scientex Berhad
Taman Pulai Mutiara is a Scientex Berhad township in Pulai, described by the developer as a 326-acre freehold integrated development.
Wikipedia records that the first development has eight precincts and that Scientex plans a further Taman Pulai Mutiara 3 on land bought from Keck Seng Plantation.
Around the building
What is near Taman Pulai Mutiara
The closest places on the map, measured in a straight line from the building. Driving distances are longer.
🚉 Getting around
None found nearby on the map
🛍️ Malls
- U Mall~5.0 km
- AEON Mall Taman Universiti~5.5 km
🎓 Schools
None found nearby on the map
🏛️ Colleges and universities
- Aeu Asia e University Johor Bahru Johor~5.6 km
- UTMSPACE (School of Professional and Continuing Education)~5.8 km
🏥 Hospitals
- Columbia Asia Hospital Iskandar Puteri~7.9 km
Map data © OpenStreetMap contributors. Names as recorded on the map; check opening and enrolment details yourself.
Is it for you?
Which kind of buyer are you?
The same building suits different people for different reasons. Pick the line that sounds like you.
🏠 Living here yourself
Ask me which stacks get the better view and the least afternoon sun; that changes the price more than the floor.
💰 Buying to rent out
Compare the recorded rents in "The price numbers" above with the instalment on your loan. Smaller layouts usually rent faster; larger ones hold tenants longer.
👨👩👧 Family with children
Check the school and clinic distances in the location section, the number of car parks per unit and how busy the lifts are at 7.30 am.
✈️ Buying from overseas
Foreigners can only buy above the state minimum price (RM1 million in Johor) and pay 8% stamp duty from 2026. Ask me which units here qualify before you shortlist.
Straight talk
What I will not hide from you
Every project has trade-offs. These are the ones I would want to know before paying a deposit.
- ⚠️ A newer project, so many owners are renting out at the same time. Expect competition for tenants for the first few years.
- ⚠️ Landed homes: check the land title, the facing, and whether the house has had extensions that need approved plans.
- ⚠️ Asking prices are not sale prices. Compare any offer with the recorded transacted price per sq ft above before you commit.
The real cost
What buying here costs in 2026
Worked example for a unit at RM530,000, around the typical asking price here. Your figures will differ with the price and the bank.
| Malaysian buyer (90% loan) | Foreign buyer (70% loan) | |
|---|---|---|
| Purchase price | RM530,000 | RM530,000 |
| Down payment | RM53,000 | RM159,000 |
| Loan amount | RM477,000 | RM371,000 |
| Stamp duty on transfer (MOT) | RM9,900 | RM42,400 |
| Stamp duty on loan (0.5%) | RM2,385 | RM1,855 |
| Lawyer, sale agreement (incl. 8% SST) | RM7,074 | RM7,074 |
| Lawyer, loan agreement (incl. 8% SST) | RM6,440 | RM5,009 |
| Cash needed before keys | RM78,799 | RM215,338 |
| State consent fee for foreigners | – | 3% of the price or RM30,000 (Johor) |
Estimates only. Stamp duty: 1–4% tiers for Malaysians and PRs, 8% flat for foreigners from 1 Jan 2026. Legal fees follow the Solicitors’ Remuneration Order 2023. First-time Malaysian buyers of homes up to RM500,000 may get a stamp duty exemption until 2027. Valuation, disbursements and moving costs are not included.
Get these numbers for a real unitCalculate my exact costs →Straight answers
Frequently asked questions
What homes are there?
Wikipedia lists 626 double-storey link houses in precinct 1 (Aster) and 585 2½-storey terraces in precinct 2 (Acacia), with more terraces, cluster homes and affordable apartments in later precincts. Scientex lists 492 cluster homes in Lavender.
Is Taman Pulai Mutiara freehold?
Scientex describes the township as freehold. PropertyGuru notes that some apartment parcels may differ, so check each title.
Can a foreigner buy here?
In Johor a foreign buyer generally needs to pay at least RM1 million for a residential property, with Johor 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. Asking prices at Taman Pulai Mutiara start near RM278,000 and are mostly well below RM1 million, and affordable apartments and Bumiputera lots are excluded, so foreign buyers could generally not buy here.
How much does a home rent for?
PropertyGuru’s project page in October 2026 showed asking rents from about RM800 a month, mainly for apartments.
Berapa harga rumah di Taman Pulai Mutiara?
Harga tawaran di PropertyGuru pada Oktober 2026 bermula sekitar RM278,000. Satu rumah teres 2½ tingkat di Acacia ditawarkan RM530,000 di EdgeProp (September 2026). Taman ini pegangan bebas oleh Scientex.
Taman Pulai Mutiara 价格多少？租金多少？
根据PropertyGuru（2026年10月），挂牌售价约RM27.8万起，月租约RM800起；EdgeProp上一间Acacia两层半排屋挂牌RM53万（2026年9月）。永久地契，由Scientex发展，首批房屋于2018年交付。
Is there a train or bus station near Taman Pulai Mutiara?
Map data shows no train or bus station within about 4 km, so most residents drive or use e-hailing.
What is the nearest hospital and mall to Taman Pulai Mutiara?
The nearest hospital on map data is Columbia Asia Hospital Iskandar Puteri (~7.9 km), and the nearest mall is U Mall (~5.0 km).
How much cash do I need to buy at Taman Pulai Mutiara?
For a unit at RM530,000,, a Malaysian buyer with a 90% loan needs about RM5,009 before getting the keys, covering the down payment, stamp duty and legal fees. A foreign buyer with a 70% loan needs about RM78,799, before the state consent fee. The full table is in "What buying here costs in 2026".
Compare
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View project →Get the current price list and units available at Taman Pulai Mutiara
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.