Bandar Seri Alam, Masai · Completed 2018 · Subsale
Emerald Residenz
A gated and guarded freehold scheme of 255 double-storey terrace homes by UMLand in Bandar Seri Alam, in two series of 2,187 and 2,553 sq ft, with car porches that take up to four cars.
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Answer block
Emerald Residenz 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
Emerald Residenz
Also listed as Emerald Residenz @ Bandar Baru Seri Alam; by Seri Alam Properties Sdn Bhd (UMLand)
Address
Jalan Seri Alam
Bandar Baru Seri Alam, 81750 Masai
Tenure
Freehold
PropertyGuru
Completed
2018
PropertyGuru; launched in August 2013
Homes
255
98 Crowne and 157 Tiara homes, per PropertyGuru
Layouts
2,187–2,553 sq ft
4+2 bedrooms and 4+1 bathrooms in both series (PropertyGuru)
Foreign buyers
Some larger homes only
Asking prices start around RM798,000
Why this address
Four things buyers weigh at Emerald Residenz
Large terrace homes behind a guarded gate. Here is the case, and the catch.
Generous terrace sizes
Both series have six bedroom spaces (4+2) and five bathrooms, with built-ups of 2,187 or 2,553 sq ft.
Room for four cars
PropertyGuru notes a car porch that fits up to four vehicles, which is rare for a terrace home.
Gated and guarded
PropertyGuru lists 24-hour security, perimeter fencing and key-card access.
What to weigh: few rentals, wide spread
PropertyGuru showed nine homes for sale but only one for rent in October 2026, and asking prices ran from about RM325 to RM552 psf. Compare the series and condition carefully.
The development
Emerald Residenz, decoded
Double-storey terrace homes on freehold land in Bandar Seri Alam, Masai.
Facilities
As listed by PropertyGuru.
Security
Gated and guarded
- 24-hour security
- Perimeter fencing
- Key-card access
Home
In each house
- Car porch for up to four cars
Outdoors
Shared spaces
- Playground
Where the project is now
Layouts
All 2 Emerald Residenz layouts
Two series, 2,187 and 2,553 sq ft. Sizes from PropertyGuru’s building page, checked October 2026. Tap any layout and the drawing comes to your WhatsApp.
Tiara series — 2,187 sq ft
2-storey terrace · 4+2 bed 4+1 bath · 2,187 sq ft · 157 homes
Get this floor planAsk price & availability →Crowne series — 2,553 sq ft
2-storey terrace · 4+2 bed 4+1 bath · 2,553 sq ft · 98 homes
Get this floor planAsk price & availability →Price and rent by layout
What each layout is asking at Emerald Residenz
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 |
|---|---|---|---|---|
| Tiara Series | 2,187 sq ft | RM798,000–850,000 | – | 3 |
| Crowne Series | 2,553 sq ft | RM830,000–865,000 | – | 2 |
| – | about 1,500–1,600 sq ft | RM850,000 | – | 1 |
| – | about 1,800–1,900 sq ft | RM848,000–850,000 | – | 2 |
| – | about 2,800–2,900 sq ft | RM950,000 | – | 1 |
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 Emerald Residenz sits
Jalan Seri Alam, Bandar Baru Seri Alam, 81750 Masai, 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 |
|---|---|---|
| Launch price August 2013 | About RM300 psf | PropertyGuru building page, Oct 2026 |
| Asking price for sale, both series | From about RM798,000 · RM325–552 psf | PropertyGuru building page, Oct 2026 |
| Asking rent whole homes | From about RM3,500 a month | PropertyGuru building page, Oct 2026 |
Sale and rent rows are asking prices on PropertyGuru in October 2026 (nine for sale, one for rent), not transactions; with one rental listing the rent is only a pointer. No recorded transaction median was found.
Track record
About Seri Alam Properties Sdn Bhd
Emerald Residenz was built by Seri Alam Properties Sdn Bhd, the UMLand subsidiary behind the Bandar Seri Alam township.
PropertyGuru records a launch in August 2013 and completion in 2018.
Around the building
What is near Emerald Residenz
The closest places on the map, measured in a straight line from the building. Driving distances are longer.
🚉 Getting around
- Terminal Bas~3.6 km
🛍️ Malls
- Box in Box~600 m
- Big Box Retail Park~800 m
- Mall of Medini~4.0 km
🎓 Schools
- Sunway International School~300 m
- SJK (C) Cheah Fah~300 m
- SK Pendas Laut~2.1 km
🏛️ Colleges and universities
- Newcastle University Medicine Malaysia~4.7 km
- University of Reading Malaysia~4.7 km
- University of Southampton~4.8 km
🏥 Hospitals
- Afiniti Wellness~3.8 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 2,187 to 2,553 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 RM800,000, 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 | RM800,000 | RM800,000 |
| Down payment | RM80,000 | RM240,000 |
| Loan amount | RM720,000 | RM560,000 |
| Stamp duty on transfer (MOT) | RM18,000 | RM64,000 |
| Stamp duty on loan (0.5%) | RM3,600 | RM2,800 |
| Lawyer, sale agreement (incl. 8% SST) | RM9,990 | RM9,990 |
| Lawyer, loan agreement (incl. 8% SST) | RM9,126 | RM7,398 |
| Cash needed before keys | RM120,716 | RM324,188 |
| 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 homes are there and what sizes?
PropertyGuru records 255 double-storey terraces in two series: 157 Tiara homes of 2,187 sq ft and 98 Crowne homes of 2,553 sq ft, each with 4+2 bedrooms and 4+1 bathrooms.
Is Emerald Residenz freehold?
Yes. PropertyGuru records freehold tenure.
Can a foreigner buy here?
In Johor a foreign buyer generally needs to pay at least RM1 million per 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. PropertyGuru asking prices at Emerald Residenz start around RM798,000 (RM325–552 psf), so only some of the larger Crowne homes priced at RM1 million or more could qualify, and only if the lot is not a Bumiputera lot.
How much does a home rent for?
The single PropertyGuru rental listing in October 2026 asked about RM3,500 a month. Check recent tenancies before relying on that figure.
Berapa harga Emerald Residenz?
Harga tawaran di PropertyGuru (Oktober 2026) bermula sekitar RM798,000, iaitu RM325 hingga RM552 sekaki persegi. Rumah teres dua tingkat ini pegangan bebas dan siap pada 2018.
Emerald Residenz 价格多少？租金多少？
根据PropertyGuru（2026年10月），挂牌价约RM79.8万起，每平方尺约RM325至RM552；唯一的出租广告月租约RM3,500。共255间双层排屋，永久地契，2018年完工。
Which schools are near Emerald Residenz?
On map data, the nearest schools are Sunway International School (~300 m), SJK (C) Cheah Fah (~300 m), SK Pendas Laut (~2.1 km). Distances are straight-line from the building.
Is there a train or bus station near Emerald Residenz?
The nearest stations on map data are Terminal Bas (~3.6 km).
What is the nearest hospital and mall to Emerald Residenz?
The nearest hospital on map data is Afiniti Wellness (~3.8 km), and the nearest mall is Box in Box (~600 m).
How much cash do I need to buy at Emerald Residenz?
For a unit at RM800,000,, a Malaysian buyer with a 90% loan needs about RM7,398 before getting the keys, covering the down payment, stamp duty and legal fees. A foreign buyer with a 70% loan needs about RM120,716, 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 Emerald Residenz
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.