Bandar Tiram, Ulu Tiram · Completed in phases, incl. 2024 · Subsale
Bandar Tiram
JLG Land’s freehold township in Ulu Tiram, about 20 km north-east of JB city centre, built out in gated neighbourhoods of mainly double-storey terraces. This page covers the completed phases, such as Nigella (144 terraces, due 2024), Verbena and Bandar Tiram 3.
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Answer block
Bandar Tiram 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
Bandar Tiram
By JLG Land Berhad (Johor Corporation group); phases such as Nigella and Verbena are registered to its subsidiary Advance Development Sdn Bhd. This page covers completed phases only
Address
Jalan Tiram 1/1, 81800 Ulu Tiram
Between Johor Bahru and Kota Tinggi, along Jalan Kota Tinggi (PropertyGuru, JLG Land)
Tenure
Freehold
JLG Land permit page (Nigella) and PropertyGuru
Size
Records differ
1,082 acres at the 2019 sales gallery opening (The Iskandarian); about 1,560 acres on PropertyGuru
Completed
In phases
Nigella due August 2024 on its permit, listed as completed 2024 on PropertyGuru; Bandar Tiram 3 terraces listed as 2026 on PropertyGuru. Newer phases are still being built and are not covered here
Homes
Mainly 2-storey terraces
Usually 4 bedrooms and 3 bathrooms; Bandar Tiram 3 built-ups about 1,541–1,800 sq ft
Foreign buyers
None at prices seen
Asking prices are well below RM1 million; Nigella land carries a restriction on transfer to non-citizens
Why this address
Four things buyers weigh at Bandar Tiram
A freehold, gated terrace township on the north-eastern edge of Johor Bahru. Here is the case, and the catch.
Freehold landed homes
The completed phases are mostly double-storey terraces on 18 × 70 ft and 20 × 70 ft lots, typically with four bedrooms.
Gated neighbourhoods
PropertyGuru describes gated and guarded phases, and the Verbena phase lists 24-hour security, perimeter fencing, a clubhouse and a jogging track.
Road links north and east
JLG Land places the township beside Jalan Kota Tinggi and the Senai–Desaru Expressway; PropertyGuru puts Hospital Sultan Ismail about 12 minutes away by car.
What to weigh: distance and supply
It is about 20 km from JB city centre, rental demand is thinner than in the city, and new phases are still being built nearby. Listings are few, so compare several before you offer.
The development
Bandar Tiram, decoded
A freehold township of gated neighbourhoods by JLG Land, launched with a sales gallery in 2019, with green spaces planned through the estate.
Facilities
As described by PropertyGuru for the township and the Verbena phase; facilities vary by phase.
Security
Gated living
- Gated and guarded phases
- Perimeter fencing
- 24-hour security (Verbena)
Outdoors
Green spaces
- Forest parks
- Jogging tracks
- Rain gardens
- Bicycle lanes
Residents
Shared spaces
- Clubhouse (Verbena)
Where the project is now
Layouts
All 2 Bandar Tiram layouts
Typical sizes from PropertyGuru building pages, October 2026. For Nigella, PropertyGuru gives about 1,400 sq ft, which matches the lot area, so confirm the built-up on the title or SPA. Tap any layout and the drawing comes to your WhatsApp.
Nigella terrace — 1,400 sq ft
4 bed 3 bath · 20 × 70 ft lot · double-storey
Get this floor planAsk price & availability →Bandar Tiram 3 terrace — 1,541–1,800 sq ft
4 bed 3 bath · 18 × 70 ft or 20 × 70 ft lot · double-storey
Get this floor planAsk price & availability →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 Bandar Tiram sits
Jalan Tiram 1/1, Bandar Tiram, 81800 Ulu Tiram, 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 |
|---|---|---|
| Transacted price township | No usable figures found | Checked EdgeProp, Oct 2026 |
| Price on the original permit Nigella, 144 terraces (2022) | RM617,100 – RM746,500 | JLG Land permits page, Oct 2026 |
| Asking price Bandar Tiram 3, 2-storey terraces | From about RM568,000 · RM366–529 psf · 3 listings | PropertyGuru building page, Oct 2026 |
| Asking price Verbena, 2-storey terraces | About RM168–366 psf · 4 listings | PropertyGuru building page, Oct 2026 |
| Asking rent Bandar Tiram 3, whole houses | From about RM1,800 a month · 2 listings | PropertyGuru building page, Oct 2026 |
No transacted figures were found on EdgeProp in October 2026. The permit row is the price band filed for the Nigella phase in 2022, not today’s value. Sale and rent rows are asking prices seen on PropertyGuru in October 2026, from very few listings, and the psf ranges are wide, so treat them as a rough guide.
Track record
About JLG Land Berhad
Bandar Tiram is developed by JLG Land Berhad, previously known as Johor Land Berhad (JLand), the property arm of the Johor Corporation group.
Phases such as Nigella and Verbena are registered to its subsidiary Advance Development Sdn Bhd. The group also developed Bandar Dato’ Onn.
At the 2019 sales gallery opening the township was reported at 1,082 acres with a gross development value of about RM2.6 billion (The Iskandarian).
Around the building
What is near Bandar Tiram
The closest places on the map, measured in a straight line from the building. Driving distances are longer.
🚉 Getting around
- Terminal Ulu Tiram~1.9 km
🛍️ Malls
- Desa Mall~5.5 km
🎓 Schools
- Madrasah Alattas Alarabiah Johor~500 m
- Sekolah Kebangsaan Ulu Tiram~1.6 km
- SJK (C) Tiram~1.9 km
🏥 Hospitals
- KLINIK PERGIGIAN CEMERLANG~6.3 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
Layouts here run from about 1,400 to 1,800 sq ft. 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 RM620,000, 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 | RM620,000 | RM620,000 |
| Down payment | RM62,000 | RM186,000 |
| Loan amount | RM558,000 | RM434,000 |
| Stamp duty on transfer (MOT) | RM12,600 | RM49,600 |
| Stamp duty on loan (0.5%) | RM2,790 | RM2,170 |
| Lawyer, sale agreement (incl. 8% SST) | RM8,046 | RM8,046 |
| Lawyer, loan agreement (incl. 8% SST) | RM7,376 | RM5,859 |
| Cash needed before keys | RM92,812 | RM251,675 |
| 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 and what sizes?
The completed phases are mainly freehold double-storey terraces with four bedrooms and three bathrooms. PropertyGuru gives lots of 18 × 70 ft and 20 × 70 ft and built-ups of about 1,541 to 1,800 sq ft at Bandar Tiram 3. The Nigella phase had 144 terraces on its 2022 permit.
Can a foreigner buy here?
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. At Bandar Tiram the completed homes are mainly double-storey terraces with asking prices well below RM1 million, and JLG Land’s permit record for the Nigella phase notes a restriction on transfer to non-citizens without state consent, so in practice none of the completed homes seen for sale would qualify. Check a specific unit with Can a foreigner buy it?
How much does a house rent for?
Rental listings are few. In October 2026 PropertyGuru showed whole double-storey terraces at Bandar Tiram 3 from about RM1,800 a month.
Berapa harga rumah di Bandar Tiram?
Harga tawaran rumah teres dua tingkat di Bandar Tiram 3 bermula sekitar RM568,000 (PropertyGuru, Oktober 2026), dan sewa bermula sekitar RM1,800 sebulan. Bandar Tiram ialah perbandaran pegangan bebas oleh JLG Land di Ulu Tiram.
Bandar Tiram 价格多少？
Bandar Tiram是JLG Land在新山乌鲁地南的永久地契城镇，以双层排屋为主。根据PropertyGuru（2026年10月），Bandar Tiram 3的双层排屋挂牌价约RM56.8万起，月租约RM1,800起。
Which schools are near Bandar Tiram?
On map data, the nearest schools are Madrasah Alattas Alarabiah Johor (~500 m), Sekolah Kebangsaan Ulu Tiram (~1.6 km), SJK (C) Tiram (~1.9 km). Distances are straight-line from the building.
Is there a train or bus station near Bandar Tiram?
The nearest stations on map data are Terminal Ulu Tiram (~1.9 km).
What is the nearest hospital and mall to Bandar Tiram?
The nearest hospital on map data is KLINIK PERGIGIAN CEMERLANG (~6.3 km), and the nearest mall is Desa Mall (~5.5 km).
How much cash do I need to buy at Bandar Tiram?
For a unit at RM620,000,, a Malaysian buyer with a 90% loan needs about RM5,859 before getting the keys, covering the down payment, stamp duty and legal fees. A foreign buyer with a 70% loan needs about RM92,812, before the state consent fee. The full table is in "What buying here costs in 2026".
Get the current price list and units available at Bandar Tiram
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.