Sungai Bedaun, Labuan · Completed 2003–2004 · Subsale
Taman Mutiara, Sungai Bedaun
Five-storey walk-up flats built by the national housing company SPNB at Kampung Sungai Bedaun: launched in 1996, revived and completed around 2004, with 623 and 860 sq ft units now listed from about RM128,000.
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Answer block
Taman Mutiara, Sungai Bedaun 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 Mutiara
At Kampung Sungai Bedaun
Address
Jalan Bebuloh, Kampung Sungai Bedaun
87000 Labuan
Tenure
Leasehold
99-year lease per one listing; one listing says freehold
Completed
2003–2004
Records differ; launched 1996 and revived
Blocks
5-storey walk-ups
Block names such as L11 and M67
Units
320 medium-cost homes
First phase, plus 20 shop houses
Layouts
623 and 860–863 sq ft
Listings give 3 and 4 bedrooms
Foreign buyers
Not eligible
Prices are far below RM1 million
Why this address
Four things buyers weigh at Taman Mutiara
Labuan’s lowest-priced flats. Here is the case, and the catch.
The lowest entry price on the island
Units are listed at about RM128,000 to RM185,000, around RM175–215 psf.
Services on site
A community clinic sits within the estate, with SK Sungai Bedaun about 0.7 km away and a minimart, surau and shops nearby.
Low running costs
One listing gives a service charge of RM40 a month, and units rent for about RM850–1,200 a month.
What to weigh: age and stairs
These are walk-up blocks with no lifts, completed over 20 years ago after a stalled start. About 67 years remain on the lease, according to one listing.
The development
Taman Mutiara, Sungai Bedaun, decoded
Five-storey walk-up blocks of medium-cost flats, launched by SPNB in 1996 and completed after a rehabilitation programme.
Facilities
PropertyGuru lists only a car park; the services below are named in listings.
Estate
On site
- Car park
- Community clinic
- Minimart
Nearby
Daily needs
- Surau
- Schools
- Family Shopping Mart
Where the project is now
Layouts
All 2 Taman Mutiara, Sungai Bedaun layouts
2 layout types, from 623 to 863 sq ft. Sizes from published floor plans and property records, checked October 2026. Tap any layout and the drawing comes to your WhatsApp.
Smaller flat — 623 sq ft
2 bath · 623 sq ft · so bedrooms left blank
Get this floor planAsk price & availability →Location & connectivity
Where Taman Mutiara, Sungai Bedaun sits
Jalan Bebuloh, Kampung Sungai Bedaun, 87000 Federal Territory of Labuan.
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 623 sq ft, 3 bedrooms | RM128,000 · about RM205 psf | Mudah listing, Sep 2026 |
| Asking price 860 sq ft, 4 bedrooms | RM150,000 – RM185,000 · about RM174–215 psf | Mudah listings, Aug–Sep 2026 |
| Asking rent 860–862 sq ft | RM850 – RM1,200 a month | Mudah listings, Jul–Sep 2026 |
No transacted median was published for this estate on the portals we checked. Listing figures are asking prices, not transactions. One listing at RM2 million has been ignored as an obvious error.
Track record
About Syarikat Perumahan Negara Berhad
SPNB is the federal government’s housing company, set up to build affordable homes and to revive stalled projects.
Taman Mutiara was launched in 1996 and completed after a rehabilitation programme, with infrastructure improvements funded in 2020.
Around the building
What is near Taman Mutiara, Sungai Bedaun
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
- Supermarket~5.1 km
🎓 Schools
- SJK (C) Chung Hwa, Labuan~2.7 km
- SMK Rancha-Rancha~2.7 km
- SK Sungai Lada~2.9 km
🏛️ Colleges and universities
- GiatMARA Labuan~3.4 km
- University Malaysia Sabah (UMS) Labuan Campus~3.9 km
🏥 Hospitals
- Labuan Hospital~3.4 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 623 to 863 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 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.
- ⚠️ An older building (completed 2003). Check the lifts, plumbing, sinking fund balance and any repairs the management has planned.
- ⚠️ Leasehold title. Check how many years remain on the lease; banks lend less, and buyers pay less, as the lease gets shorter.
- ⚠️ 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 RM190,000, 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 | RM190,000 | RM190,000 |
| Down payment | RM19,000 | RM57,000 |
| Loan amount | RM171,000 | RM133,000 |
| Stamp duty on transfer (MOT) | RM2,800 | RM15,200 |
| Stamp duty on loan (0.5%) | RM855 | RM665 |
| Lawyer, sale agreement (incl. 8% SST) | RM2,565 | RM2,565 |
| Lawyer, loan agreement (incl. 8% SST) | RM2,309 | RM1,796 |
| Cash needed before keys | RM27,529 | RM77,226 |
| State consent fee for foreigners | – | Set by each state; ask me for the figure |
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
Who built Taman Mutiara?
Syarikat Perumahan Negara Berhad (SPNB), the national housing company.
How much are the flats?
2026 listings ask about RM128,000 for a 623 sq ft unit and RM150,000–185,000 for an 860 sq ft unit.
Is it leasehold?
Most records say leasehold, with one listing giving a 99-year lease and about 67 years left; another listing says freehold. Check the title.
Can a foreigner buy here?
Labuan is a Federal Territory, and published guides agree that a foreign buyer needs a property priced at RM1 million or more, plus consent from the land authority. Stamp duty on the transfer of a home is a flat 8% for foreign buyers from 1 January 2026. Units here are listed at well under RM200,000, so they are not open to foreign buyers.
Berapa harga flat di Taman Mutiara, Sungai Bedaun?
Harga tawaran sekitar RM128,000 untuk unit 623 kaki persegi dan RM150,000 hingga RM185,000 untuk unit 860 kaki persegi (Mudah, 2026). Sewa sekitar RM850 hingga RM1,200 sebulan.
纳闽 Taman Mutiara 公寓价格多少？
2026年挂牌价约RM12.8万（623平方尺）至RM18.5万（860平方尺），月租约RM850至RM1,200。由国家房屋公司SPNB兴建，约2003至2004年完工。
Which schools are near Taman Mutiara, Sungai Bedaun?
On map data, the nearest schools are SJK (C) Chung Hwa, Labuan (~2.7 km), SMK Rancha-Rancha (~2.7 km), SK Sungai Lada (~2.9 km). Distances are straight-line from the building.
Is there a train or bus station near Taman Mutiara, Sungai Bedaun?
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 Mutiara, Sungai Bedaun?
The nearest hospital on map data is Labuan Hospital (~3.4 km), and the nearest mall is Supermarket (~5.1 km).
How much cash do I need to buy at Taman Mutiara, Sungai Bedaun?
For a unit at RM190,000,, a Malaysian buyer with a 90% loan needs about RM77,226 before getting the keys, covering the down payment, stamp duty and legal fees. A foreign buyer with a 70% loan needs about RM500,000, 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 Taman Mutiara, Sungai Bedaun
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.