Taman Bukit Gemilang, Skudai · Completed · Apartments
KSL Bukit Gemilang
A completed apartment project by KSL in Taman Bukit Gemilang, Skudai, with 476 family-size 3-bedroom units of 850–915 sq ft from RM377,800 on the permit. Vacant possession was given in August 2025.
Replies on WhatsApp from Jason himself · No obligation
Jason’s take
Finished 3-bedroom apartments with two parking bays and a very low maintenance fee of about RM85 to RM92 a month. A practical family home. It's on a 991-year lease, so a subsale needs state consent and takes longer.
Jason Lim · REN 84424 · IQI Realty Sdn. Bhd. E (1) 1584/6
Answer block
KSL Bukit Gemilang 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
KSL Bukit Gemilang
Registered as Pangsapuri KSL Bukit Gemilang (3390-73)
Address
Jalan Gemilang 5, Taman Bukit Gemilang
Off Jalan Gelang Patah–Skudai
Tenure
Leasehold
991 years, to 2911; KSL’s own marketing describes it as freehold
Completed
8 August 2025
CCC issued
Blocks
2 × 21 floors
14 units per floor
Units
476
Plus 24 ground-floor shops
Sizes
850–915 sq ft
Type B (850 sq ft) and Type A (915 sq ft), both 3 bedrooms and 2 bathrooms; 2 parking bays each
Foreign buyers
Generally not eligible
Every price on the permit is below RM1 million
Why this address
Four things buyers weigh at KSL Bukit Gemilang
A ready, family-size apartment in Skudai with a low maintenance fee. Here is the case, and the catch.
Ready to move in
Completed in August 2025, so you can view the actual unit before you buy.
Family-size units
Every home is a 3-bedroom of 850–915 sq ft with 2 parking bays, and some units come with extra land.
Low maintenance fee
RM0.10 per sq ft plus 10% sinking fund, about RM85–92 a month, which is low for a new strata project.
What to weigh: leasehold title
It is a 991-year lease. Transfers of leasehold land in Johor usually need state consent, which adds time to a subsale completion.
The development
KSL Bukit Gemilang, decoded
Two blocks of 21 floors with 14 units per floor and 24 ground-floor shop lots. The CCC was issued on 8 August 2025.
The towers
Facilities
As listed by the developer and other sources.
Water
Pools and spa
- Infinity pool
- Children’s wading pool
- Sauna
Active
Fitness and play
- Gym
- Playground
Residents
Shared spaces
- Multipurpose hall
- Prayer room
- Café
- Childcare centre
- 24 ground-floor shops
Where the project is now
Layouts
All 2 KSL Bukit Gemilang layouts
2 layout types, from 850 to 915 sq ft. Sizes from the developer’s published plans, checked October 2026. Tap any layout and the drawing comes to your WhatsApp.
Type B — 850 sq ft
3 bed 2 bath · 850 sq ft · 2 parking bays
Get this floor planAsk price & availability →
Type A — 915 sq ft
3 bed 2 bath · 915 sq ft · 2 parking bays · larger layout
Get this floor planAsk price & availability →Price and rent by layout
What each layout is asking at KSL Bukit Gemilang
Asking prices and rents seen on PropertyGuru and iProperty in October 2026, matched to each layout by size. Asking prices are not sale prices; compare them with the recorded transactions above.
| Layout | Size | Asking price | Asking rent | Listings |
|---|---|---|---|---|
| Type B | 850 sq ft | RM337,280–432,000 | RM1,900–2,300/mo | 5 |
| Type A | 915 sq ft | RM345,780–488,888 | RM2,100–2,200/mo | 5 |
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
Gallery
KSL Bukit Gemilang in pictures
Images from the developer’s marketing material unless stated. Ask for the full set on WhatsApp.
Location & connectivity
Where KSL Bukit Gemilang sits
Jalan Gemilang 5, Taman Bukit Gemilang, Skudai, off Jalan Gelang Patah–Skudai.
The government record
The statutory name is Pangsapuri KSL Bukit Gemilang
This is what the Ministry of Housing records from the developer’s statutory returns: the price band on the advertising permit. The project is complete, so units now trade on the subsale market.
| Project code | Registered name | Units | Price band on the permit | Built | Keys due |
|---|---|---|---|---|---|
| 3390-73 | Pangsapuri KSL Bukit Gemilang | 476 | RM377,800 – RM572,800 | Completed | CCC 8 Aug 2025 |
Read from KPKT TEDUH, project 3390-73.
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 developer’s filed range | RM377,800 – RM572,800 | KPKT TEDUH |
| Asking price listing portals | About RM337,000 – RM489,000 | PropertyGuru, Oct 2026 |
| Asking rent listing portals | About RM1,500 – RM2,300 a month | iProperty, Oct 2026 |
| Asking price per sq ft listing portals, 5 listings | About RM378 – RM534 psf | PropertyGuru, Oct 2026 |
Listing prices are asking prices, not transactions. Ask Jason for recent transactions.
Completed project
Buying, selling or renting at KSL Bukit Gemilang
KSL Bukit Gemilang was completed in 2025, so units here are bought and sold on the subsale market and many are rented out. Asking prices on property portals are not what buyers actually paid. Recorded transaction prices are published in the NAPIC open transaction data, and Jason can pull recent transactions for the unit type you are interested in.
- Leasehold. Check the remaining lease. Transfers of leasehold land in Johor usually need state consent, which adds time to completion.
- Arrears and condition. Ask for the management statement, recent quit rent and assessment receipts, and check for defects or renovation work.
- Tenanted or vacant? A tenanted unit gives rental income from day one, but the tenancy may continue after the sale.
- Foreign buyers. A subsale unit must still meet Johor’s minimum price for foreigners (generally RM1 million) and needs state consent; stamp duty for foreigners buying a home is 8% from 2026, and Johor’s consent levy is 3% of the price or RM30,000, whichever is higher.
Own a unit here, or want one?
Owners get a free valuation or rental estimate. Buyers and tenants get recent transacted prices and available units. Jason replies on WhatsApp.
Step-by-step guides: buying a subsale property · selling your property · renting out or renting
Track record
About Khoo Soon Lee Realty Sdn. Bhd.
KSL Bukit Gemilang is developed by Khoo Soon Lee Realty Sdn. Bhd., part of KSL Holdings Bhd, a Johor developer founded in 1979 and listed on Bursa since 2002.
Some Bumiputera lots have been released for sale; ask Jason what is available.
Around the building
What is near KSL Bukit Gemilang
The closest places on the map, measured in a straight line from the building. Driving distances are longer.
🚉 Getting around
- Kulai Bus Terminal~1.7 km
- Kulai Bus Terminal~1.8 km
- Kulai~1.8 km
🛍️ Malls
- Kulai Centre Point~2.1 km
- The Commune Lifestyle Mall~2.3 km
- AEON Mall Kulaijaya~3.9 km
🎓 Schools
- Sekolah Menengah Kebangsaan Munshi Abdullah~1.4 km
- Sekolah Jenis Kebangsaan (Cina) Kulai Besar~1.5 km
- SJK (C) Kulai 1~1.9 km
- SMK Sultan Ibrahim~2.2 km
🏛️ Colleges and universities
- TNB ILSAS Kulai~2.5 km
- Institut Latihan Teknikal Putra (Hexa Pro)~3.5 km
- Sekolah Menengah Pendidikan Khas Vokasional Indahpura~4.3 km
🏥 Hospitals
- Temenggung Seri Maharaja Tun Ibrahim Hospital~4.4 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 850 to 915 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.
- ⚠️ 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 RM490,000, 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 | RM490,000 | RM490,000 |
| Down payment | RM49,000 | RM147,000 |
| Loan amount | RM441,000 | RM343,000 |
| Stamp duty on transfer (MOT) | RM8,800 | RM39,200 |
| Stamp duty on loan (0.5%) | RM2,205 | RM1,715 |
| Lawyer, sale agreement (incl. 8% SST) | RM6,615 | RM6,615 |
| Lawyer, loan agreement (incl. 8% SST) | RM5,954 | RM4,631 |
| Cash needed before keys | RM72,574 | RM199,161 |
| 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 is the price of KSL Bukit Gemilang?
The price band on the advertising permit for KSL Bukit Gemilang is RM377,800 to RM572,800, according to KPKT TEDUH records. Final prices depend on the unit and floor.
Is KSL Bukit Gemilang completed?
KSL Bukit Gemilang is completed (August 2025).
Who is the developer of KSL Bukit Gemilang, and is it freehold?
KSL Bukit Gemilang is developed by KSL Holdings. The tenure is leasehold (991 years), although KSL’s own marketing describes it as freehold, so check the title.
Where is KSL Bukit Gemilang located?
KSL Bukit Gemilang is an apartment project in Taman Bukit Gemilang, Skudai, Johor, with 476 units. The map and nearby landmarks are in the fact sheet above.
Can foreigners buy KSL Bukit Gemilang?
Foreign buyers in Johor generally need a property priced at RM1 million or more (the state minimum can vary by area and type), plus state consent, and cannot buy Bumiputera lots. At KSL Bukit Gemilang, the prices on record are all below RM1 million, so units are generally not open to foreign buyers. Read the full guide: Can foreigners buy property in Malaysia?
How do I get the latest price list, floor plans or a viewing for KSL Bukit Gemilang?
WhatsApp Jason Lim (REN 84424, IQI Realty) at +60 16-341 6299. He can send the latest price list and available units, floor plans, a full cost estimate, and arrange a viewing. There is no obligation.
Berapa harga KSL Bukit Gemilang dan bila siap?
KSL Bukit Gemilang terletak di Taman Bukit Gemilang, Skudai, Johor (pangsapuri). Julat harga dalam permit iklan ialah RM377,800 hingga RM572,800 (rekod KPKT TEDUH). Sudah siap (Ogos 2025). WhatsApp Jason untuk harga terkini, pelan lantai dan lawatan.
KSL Bukit Gemilang 价格多少？什么时候完工？
KSL Bukit Gemilang位于士古来，属于公寓项目。根据房屋及地方政府部（KPKT TEDUH）记录，广告准证价格范围约RM37.8万至RM57.3万。已于2025年8月完工。欢迎WhatsApp Jason索取最新价格表、平面图或预约看房。
Which schools are near KSL Bukit Gemilang?
On map data, the nearest schools are Sekolah Menengah Kebangsaan Munshi Abdullah (~1.4 km), Sekolah Jenis Kebangsaan (Cina) Kulai Besar (~1.5 km), SJK (C) Kulai 1 (~1.9 km). Distances are straight-line from the building.
Is there a train or bus station near KSL Bukit Gemilang?
The nearest stations on map data are Kulai Bus Terminal (~1.7 km), Kulai Bus Terminal (~1.8 km), Kulai (~1.8 km).
What is the nearest hospital and mall to KSL Bukit Gemilang?
The nearest hospital on map data is Temenggung Seri Maharaja Tun Ibrahim Hospital (~4.4 km), and the nearest mall is Kulai Centre Point (~2.1 km).
How much cash do I need to buy at KSL Bukit Gemilang?
For a unit at RM490,000,, a Malaysian buyer with a 90% loan needs about RM4,631 before getting the keys, covering the down payment, stamp duty and legal fees. A foreign buyer with a 70% loan needs about RM72,574, before the state consent fee. The full table is in "What buying here costs in 2026".
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View project →Get the current price list and units available at KSL Bukit Gemilang
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.
No agent fee is payable by the buyer on new developer launches.
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.