Taman Mutiara Mas, Skudai · Completed 2021 · Subsale
The Garden Residences @ Taman Mutiara Mas
Scientex’s four-tower, 1,148-unit leasehold residence on a 7-acre site at the heart of Taman Mutiara Mas, Skudai, with studio to 3+1-bedroom layouts and a 5-storey car park under landscaped lawns. NAPIC records a median of RM380,000 (about RM430 psf).
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Answer block
The Garden Residences @ Taman Mutiara Mas 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
The Garden Residences
Includes the later Garden Residences Premier towers; Scientex lists the whole scheme as ready to move in
Address
Off Jalan Gelang Patah
Taman Mutiara Mas, 81300 Skudai (StarProperty)
Tenure
Leasehold
Scientex and myrumahbaru; one StarProperty description says freehold, so confirm on the title
Completed
2021
myrumahbaru; StarProperty gave an estimated 2014 date for the first two blocks, so records differ by phase
Towers
4 towers, 20–21 storeys
Scientex, with a 5-storey car park beneath lawns
Units
1,148
Scientex; StarProperty counts 518 units in the first two blocks
Layouts
About 492–1,776 sq ft
Five designs from studio to 3+1 bedrooms (Scientex)
Foreign buyers
None on price
Recorded and asking prices are well below RM1 million
Why this address
Four things buyers weigh at The Garden Residences
A large, green mid-market residence in Skudai’s Mutiara Mas township. Here is the case, and the catch.
Mostly open space
Scientex says more than 85% of the 7-acre site is greenery and recreation, with parking tucked into a 5-storey car park under the lawns.
Full facilities
StarProperty and myrumahbaru list a pool, clubhouse, gym, sauna, tennis court, BBQ area and playground, with three-tier security.
Mid-market entry
NAPIC records via myrumahbaru show a median of about RM380,000, and rooms and whole units are let from about RM1,300 a month.
What to weigh: leasehold and a big supply
With 1,148 units, there is a lot of similar stock for sale and to let at any time, and the title is leasehold. Check the remaining lease and compare recorded prices by type before you offer.
The development
The Garden Residences @ Taman Mutiara Mas, decoded
Four leasehold residential towers with ground-floor shops in Taman Mutiara Mas, Skudai.
Facilities
As listed by StarProperty and myrumahbaru (viewed Oct 2026); the developer does not itemise facilities.
Water
Pool and wellness
- Swimming pool
- Sauna
Active
Sports and fitness
- Gymnasium
- Tennis court
- Walkways
Residents
Shared spaces
- Clubhouse
- BBQ area
- Children’s playground
- Landscaped garden
Security
Access and parking
- Three-tier security
- CCTV
- Guard house
- 5-storey covered car park
Where the project is now
Layouts
All 4 The Garden Residences @ Taman Mutiara Mas layouts
Four main layouts from 641 to 1,302 sq ft, as given by StarProperty and myrumahbaru, checked October 2026. Scientex quotes a wider overall range of about 492 to 1,776 sq ft across five designs. Tap any layout and the drawing comes to your WhatsApp.
Gallery
The Garden Residences @ Taman Mutiara Mas 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 The Garden Residences @ Taman Mutiara Mas sits
Taman Mutiara Mas, off Jalan Gelang Patah, 81300 Skudai, 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 last 3 years, 30 sales | Median RM380,000 · RM430 psf · RM332–525 psf | NAPIC via myrumahbaru, viewed Oct 2026 |
| Launch price first phase | About RM260,800–868,800 | StarProperty |
| Asking price for sale, 39 listings | From about RM260,000 | myrumahbaru, Oct 2026 |
| Asking rent 20 listings | About RM1,300 (room) to RM2,799 (whole unit) a month | myrumahbaru, Oct 2026 |
The transacted row is NAPIC data shown on myrumahbaru for the last three years; the page is not fully clear whether every record is inside this scheme. Sale and rent rows are asking prices seen on myrumahbaru in October 2026, not transactions.
Track record
About Scientex Berhad
The Garden Residences was developed by Scientex Berhad at the centre of its 145-acre Taman Mutiara Mas township in Skudai, according to Scientex.
Scientex lists four towers of 1,148 units and 44 retail shops on a 7-acre site, all marked ready to move in.
Around the building
What is near The Garden Residences @ Taman Mutiara Mas
The closest places on the map, measured in a straight line from the building. Driving distances are longer.
🚉 Getting around
- Terminal Taman Universiti~2.5 km
- Terminal Bas Taman Universiti~2.5 km
🛍️ Malls
- Tasek Central~2.7 km
- AEON Mall Taman Universiti~3.0 km
- U Mall~3.5 km
🎓 Schools
- Sekolah Kebangsaan Taman Mutiara Rini 2~300 m
- SMK Mutiara Rini~900 m
- SJK(C) Thorburn~1.2 km
- SK Taman Mutiara Rini~1.4 km
🏛️ Colleges and universities
- Aeu Asia e University Johor Bahru Johor~2.6 km
- UTMSPACE (School of Professional and Continuing Education)~3.0 km
- Faculty of Built Environment and Surveying~4.8 km
🏥 Hospitals
- Columbia Asia Hospital Iskandar Puteri~4.2 km
- Poliklinik Taman Anggerik~6.7 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 641 to 1,302 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.
- ⚠️ Leasehold title. Check how many years remain on the lease; banks lend less, and buyers pay less, as the lease gets shorter.
- ⚠️ Most asking prices here are below RM1 million, so most units cannot be sold to foreigners in Johor. On resale, your buyers will mainly be locals.
- ⚠️ 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 RM870,000, 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 | RM870,000 | RM870,000 |
| Down payment | RM87,000 | RM261,000 |
| Loan amount | RM783,000 | RM609,000 |
| Stamp duty on transfer (MOT) | RM20,100 | RM69,600 |
| Stamp duty on loan (0.5%) | RM3,915 | RM3,045 |
| Lawyer, sale agreement (incl. 8% SST) | RM10,746 | RM10,746 |
| Lawyer, loan agreement (incl. 8% SST) | RM9,806 | RM7,927 |
| Cash needed before keys | RM131,567 | RM352,318 |
| 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
How many units are there and what sizes?
Scientex lists 1,148 units in four towers of 20 to 21 storeys, in five designs from studios to 3+1 bedrooms of about 492 to 1,776 sq ft. The main layouts are about 641 to 1,302 sq ft.
Is The Garden Residences freehold?
No. Scientex and myrumahbaru record leasehold strata title. One StarProperty description says freehold, so ask your lawyer to confirm the tenure and remaining lease on the title.
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. Recorded and asking prices at The Garden Residences are well below RM1 million, so in practice no unit meets the foreign-buyer price line.
How much does a unit rent for?
myrumahbaru listings in October 2026 asked about RM1,300 a month for a room up to about RM2,799 for a whole 3-bedroom unit.
Berapa harga The Garden Residences Skudai?
Data NAPIC melalui myrumahbaru menunjukkan harga median RM380,000 (kira-kira RM430 sekaki persegi) bagi 30 transaksi dalam tiga tahun. Pegangan pajakan, siap pada 2021.
The Garden Residences 价格多少？租金多少？
根据myrumahbaru显示的NAPIC数据，过去三年30宗成交中位价约RM38万（每平方尺约RM430）；月租约RM1,300（单间）至RM2,799（整间）。租赁地契，2021年完工。
Which schools are near The Garden Residences @ Taman Mutiara Mas?
On map data, the nearest schools are Sekolah Kebangsaan Taman Mutiara Rini 2 (~300 m), SMK Mutiara Rini (~900 m), SJK(C) Thorburn (~1.2 km). Distances are straight-line from the building.
Is there a train or bus station near The Garden Residences @ Taman Mutiara Mas?
The nearest stations on map data are Terminal Taman Universiti (~2.5 km), Terminal Bas Taman Universiti (~2.5 km).
What is the nearest hospital and mall to The Garden Residences @ Taman Mutiara Mas?
The nearest hospital on map data is Columbia Asia Hospital Iskandar Puteri (~4.2 km), and the nearest mall is Tasek Central (~2.7 km).
How much cash do I need to buy at The Garden Residences @ Taman Mutiara Mas?
For a unit at RM870,000,, a Malaysian buyer with a 90% loan needs about RM7,927 before getting the keys, covering the down payment, stamp duty and legal fees. A foreign buyer with a 70% loan needs about RM131,567, 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 The Garden Residences @ Taman Mutiara Mas
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.