Pandan City, Johor Bahru · Completed 2016 · Subsale
Pandan Residence 1
A single 30-storey block of 285 serviced residences off Pandan City in Tebrau, on leasehold land, with 1- to 4-bedroom layouts from about 604 sq ft and a recorded median of about RM455 psf.
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Answer block
Pandan Residence 1 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
Pandan Residence 1
Also recorded as Pandan Residence I or Residensi Pandan 1
Developer
Records differ
SKS Group lists it as an SKS Southern Sdn Bhd project; PropertyGuru and PropertyGenie name MB World Group and EdgeProp names Mahabuilders
Address
Jalan Pandan Ria 7
Off Pandan City, Tebrau, 81100 Johor Bahru (PropertyGuru)
Tenure
Leasehold
SKS Group, PropertyGuru and PropertyGenie; the lease term is not published
Completed
2016
PropertyGuru; PropertyGenie gives January 2016; SKS Group lists it as completed
Building
1 block, 30 storeys
SKS Group
Units
285
SKS Group, EdgeProp and PropertyGenie; PropertyGuru gives 281
Layouts
About 604 to 3,276 sq ft
1 to 4 bedrooms (PropertyGuru)
Foreign buyers
Largest units only
Asking prices seen start from about RM280,000; only the largest units could reach RM1 million
Why this address
Four things buyers weigh at Pandan Residence 1
A mid-priced serviced residence beside the Pandan City shops. Here is the case, and the catch.
Next to Pandan City
The block sits just off the Pandan City commercial area, with AEON Big and other shops listed nearby by PropertyGuru.
Solid recorded prices
EdgeProp records a median of about RM455 psf over 48 months, with most sales between about RM388 and RM513 psf.
Highway access
PropertyGuru notes access to the Pasir Gudang, Tebrau and North–South highways.
What to weigh: leasehold land and mixed records
The land is leasehold and the remaining lease is not published, and portals name different developers. Ask for the title details and remaining lease, and check the maintenance charge before you offer.
The development
Pandan Residence 1, decoded
A 30-storey leasehold serviced-residence block off Pandan City, Tebrau, Johor Bahru.
Facilities
As listed by PropertyGuru and PropertyGenie; floor levels are not published.
Water
Pool
- Swimming pool
Active
Fitness
- Gymnasium
Residents
Shared spaces
- BBQ area
- Children’s playground
Security
Access and parking
- 24-hour security
- CCTV
- Car park
Where the project is now
Gallery
Pandan Residence 1 in pictures
Images from the developer’s marketing material unless stated. Ask for the full set on WhatsApp.
Price and rent by layout
What each layout is asking at Pandan Residence 1
Asking prices and rents seen on PropertyGuru 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 |
|---|---|---|---|---|
| – | about 600 sq ft (studio) | RM280,000–299,000 | RM1,200/mo | 4 |
| – | about 930–940 sq ft (2-bedroom / 2+1) | RM380,000–558,000 | – | 16 |
| – | about 1,490 sq ft (2-bedroom) | RM450,000 | – | 2 |
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 Pandan Residence 1 sits
Jalan Pandan Ria 7, off Pandan City, 81100 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 |
|---|---|---|
| Transacted price median, last 48 months | RM455 psf · typical RM388–513 psf | EdgeProp, viewed Oct 2026 |
| Asking price for sale, all sizes | From about RM280,000 · RM302–600 psf | PropertyGuru building page, Oct 2026 |
| Asking rent whole units | From about RM1,100 a month | PropertyGuru building page, Oct 2026 |
The transacted row is EdgeProp’s record of completed sales over 48 months; EdgeProp puts the implied gross yield at about 4.7%. Sale and rent rows are asking prices seen on PropertyGuru in October 2026 (about 20 units for sale and 22 for rent), not transactions.
Track record
About SKS Southern Sdn Bhd
SKS Group lists Pandan Residence I as a completed project of SKS Southern Sdn Bhd: one 30-level block of 285 serviced apartments on about 1.86 acres of leasehold land.
PropertyGuru and PropertyGenie name MB World Group as the developer and EdgeProp names Mahabuilders, so records differ.
Around the building
What is near Pandan Residence 1
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
- Paragon Market Place~2.4 km
- The Mall, Mid Valley Southkey~3.2 km
- SKS City Mall Larkin (Larkin Junction)~3.5 km
🎓 Schools
- Sekolah Menengah Kebangsaan Majidi Baru 2~500 m
- SJK (C) Pandan~800 m
- Sekolah Kebangsaan Kangkar Tebrau~1.0 km
- Sekolah Kebangsaan Sri Amar~1.1 km
🏛️ Colleges and universities
- City University Malaysia~3.1 km
- Kolej Komuniti YPJ~3.3 km
- Kolej Kemahiran Johor~3.4 km
🏥 Hospitals
- Pusat Pakar Bersalin Tebrau~1.8 km
- Columbia Asia Hospital~2.9 km
- KPJ Bandar Dato Onn Specialist Hospital~3.2 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.
- ⚠️ Leasehold title. Check how many years remain on the lease; banks lend less, and buyers pay less, as the lease gets shorter.
- ⚠️ Serviced apartments usually sit on commercial land. Utility tariffs and some loan terms can be less favourable than for a residential title.
- ⚠️ 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 RM280,000, 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 | RM280,000 | RM280,000 |
| Down payment | RM28,000 | RM84,000 |
| Loan amount | RM252,000 | RM196,000 |
| Stamp duty on transfer (MOT) | RM4,600 | RM22,400 |
| Stamp duty on loan (0.5%) | RM1,260 | RM980 |
| Lawyer, sale agreement (incl. 8% SST) | RM3,780 | RM3,780 |
| Lawyer, loan agreement (incl. 8% SST) | RM3,402 | RM2,646 |
| Cash needed before keys | RM41,042 | RM113,806 |
| 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 →Buying from Singapore
Looking at Pandan Residence 1 from Singapore?
Many of my buyers live or work in Singapore. These guides answer the questions they ask most, and I can show you Pandan Residence 1 in person on a weekend: I meet you at JB Sentral and drive you round.
- Upfront cost in RM and S$: stamp duty, legal fees, the Johor consent levy and monthly instalment
- Johor minimum price for foreigners: check the unit qualifies before you plan around it
- HDB, ABSD and tax: what owning a JB home means for your HDB flat and Singapore tax
- Financing from Singapore: Malaysian loan, Singapore loan or cash
- Other completed homes near the Causeway: compare before you decide
- Schools in JB: for families who work in Singapore
Straight answers
Frequently asked questions
How many units are there and what sizes?
SKS Group, EdgeProp and PropertyGenie give 285 units in one 30-storey block (PropertyGuru gives 281). Layouts run from about 604 sq ft to 3,276 sq ft, with 1 to 4 bedrooms.
Is Pandan Residence 1 freehold?
No. SKS Group, PropertyGuru and PropertyGenie record leasehold tenure. The lease term is not published, so check the remaining lease on the title.
Can a foreigner buy here?
In Johor a foreign buyer generally needs to pay at least RM1 million per residential property, with state consent from the Johor Land and Mines Office. 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 Pandan Residence 1 start from about RM280,000, so only the largest units priced at RM1 million or more could qualify, provided the unit is not on a Bumiputera lot.
How much does a unit rent for?
PropertyGuru listings in October 2026 ask from about RM1,100 a month for a whole unit; larger units ask more.
Berapa harga Pandan Residence 1?
Harga transaksi median ialah sekitar RM455 sekaki persegi (EdgeProp, 48 bulan terakhir). Harga tawaran semasa bermula sekitar RM280,000 dan sewa sekitar RM1,100 sebulan ke atas (PropertyGuru, Oktober 2026). Hartanah ini pajakan dan siap pada 2016.
Pandan Residence 1 价格多少？租金多少？
根据EdgeProp，过去48个月成交中位价约每平方尺RM455；2026年10月PropertyGuru挂牌价约RM28万起，整间月租约RM1,100起。租赁地契，2016年完工。
Which schools are near Pandan Residence 1?
On map data, the nearest schools are Sekolah Menengah Kebangsaan Majidi Baru 2 (~500 m), SJK (C) Pandan (~800 m), Sekolah Kebangsaan Kangkar Tebrau (~1.0 km). Distances are straight-line from the building.
Is there a train or bus station near Pandan Residence 1?
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 Pandan Residence 1?
The nearest hospital on map data is Pusat Pakar Bersalin Tebrau (~1.8 km), and the nearest mall is Paragon Market Place (~2.4 km).
How much cash do I need to buy at Pandan Residence 1?
For a unit at RM280,000,, a Malaysian buyer with a 90% loan needs about RM41,042 before getting the keys, covering the down payment, stamp duty and legal fees. A foreign buyer with a 70% loan needs about RM113,806, before the state consent fee. The full table is in "What buying here costs in 2026".
Compare
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Same area first, then a similar budget. Chosen so you can compare the numbers yourself, not for which one pays the agent more.
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View project →Get the current price list and units available at Pandan Residence 1
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.