Kota Syahbandar, Melaka · Completed 2022 · Subsale
Bali Residences
Two 99-year leasehold towers by Teladan with 848 units, from 477 sq ft studios to 3,174 sq ft five-bedroom homes, an Olympic-length pool and shops at the base, about five minutes by car from Jonker Street.
Replies on WhatsApp from Jason himself · No obligation
Answer block
Bali Residences 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
Bali Residences
Plus 18 shop units
Address
Jalan KSB 11, Kota Syahbandar
75200 Melaka
Tenure
Leasehold
99 years
Completed
January 2022
Construction began in 2018 (developer)
Towers
2
Tower A and Tower B
Units
848
On 1.5072 hectares
Layouts
477–3,174 sq ft
1 bed to 5 bed
Foreign buyers
Large units only, check zoning
4- and 5-bedroom units are priced above RM500,000
Why this address
Four things buyers weigh at Bali Residences
The newest of the completed towers here, with very large family units. Here is the case, and the catch.
Completed in 2022
The youngest building on this page, with every layout sold out by the developer.
Very large family units
Four- and five-bedroom units of 1,795 to 3,174 sq ft, with up to three car parks, are rare in Melaka.
Resort facilities
An Olympic-length pool, children’s pool, tennis, basketball and squash courts, sauna and jacuzzi.
What to weigh: some units ask below launch
The developer’s list put a 676 sq ft 1-bedroom unit at RM354,200; 1-bedroom units are now asked at about RM305,000 on average. Check what similar units have actually sold for before you offer.
The development
Bali Residences, decoded
Two towers on 1.5072 hectares, with 18 shop units at the base.
The towers
Facilities
As listed on PropertyGuru and the developer’s project page.
Water
Pools
- Olympic-length pool
- Children’s pool
- Jacuzzi
- Sauna
Active
Sports
- Gymnasium
- Tennis court
- Basketball court
- Squash court
- Jogging track
Residents
Shared spaces
- Multipurpose hall
- BBQ area
- Playground
- Community garden
Where the project is now
Layouts
All 12 Bali Residences layouts
12 layout types, from 477 to 3,174 sq ft. Sizes from published floor plans and property records, checked October 2026. Tap any layout and the drawing comes to your WhatsApp.
Type A1 — 477 sq ft
1 bed 1 bath · 477 sq ft · mirror/variant of Type A
Get this floor planAsk price & availability →
Type B1 — 676 sq ft
1 bed 1 bath · 676 sq ft · variant of Type B
Get this floor planAsk price & availability →
Type G — 2,016 sq ft
4 bed 3 bath · 2,016 sq ft · variant of Type F
Get this floor planAsk price & availability →
Type I — 3,174 sq ft
5 bed 5 bath · 3,174 sq ft · largest
Get this floor planAsk price & availability →Price and rent by layout
What each layout is asking at Bali Residences
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 |
|---|---|---|---|---|
| Type A | 477 sq ft | RM218,000–320,000 | RM1,000–1,600/mo | 9 |
| Type B | 676 sq ft | RM235,000–360,000 | RM1,300–1,900/mo | 11 |
| Type C | 864 sq ft | RM370,000–560,000 | RM2,000/mo | 6 |
| Type D | 1,076 sq ft | RM370,000–598,000 | – | 3 |
| Type H | 2,801 sq ft | RM998,000 | – | 1 |
Location & connectivity
Where Bali Residences sits
Jalan KSB 11, Taman Kota Syahbandar, 75200 Melaka.
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 | Not published on EdgeProp | EdgeProp, viewed Oct 2026 |
| Launch price developer’s list | RM264,190 (477 sq ft) to RM1,449,600 (3,174 sq ft) | Teladan project page |
| Asking price for sale | RM185,000–998,000 · studios about RM295,000, 4 bedrooms about RM974,000 | PropertyGuru listings, Oct 2026 |
| Asking rent whole unit | RM1,000–2,000 a month · studios about RM1,000, 1 bedroom RM1,400–1,600 | PropertyGuru listings, Oct 2026 |
| Asking price per sq ft listing portals | About RM299 – RM755 psf | PropertyGuru, Oct 2026 |
Listing figures are asking prices, not transactions.
Track record
About Asal Harta Sdn Bhd (Teladan Group)
Teladan’s project page names Asal Harta Sdn Bhd, a Teladan Group company, as the developer. The group builds mainly in Melaka and also built Atlantis Residences on the same road, completed in 2017.
Around the building
What is near Bali Residences
The closest places on the map, measured in a straight line from the building. Driving distances are longer.
🚉 Getting around
- Melaka Sentral~3.5 km
🛍️ Malls
- Mahkota Parade~2.1 km
- The Shore Mall~2.1 km
- Dataran Pahlawan Melaka Megamall~2.1 km
🎓 Schools
- Sekolah Menengah Kebangsaan (Perempuan) Methodist~1.0 km
- Sekolah Kebangsaan (Perempuan) Methodist (1)~1.0 km
- Sekolah Menengah Kebangsaan Gajah Berang~1.2 km
- SK Tengkera 1 & 2~1.3 km
🏛️ Colleges and universities
- Melaka College of Science & Management~1.4 km
- Kolej Profesional MARA Bandar Melaka~1.9 km
- Oriental Nilam College of Nursing and Health Sciences~2.2 km
🏥 Hospitals
- Klinik Kesihatan Tengkera~2.1 km
- Mahkota Medical Centre~2.3 km
- Putra Specialist Hospital~2.4 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 477 to 3,174 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.
- ⚠️ 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.
- ⚠️ 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 RM970,000, 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 | RM970,000 | RM970,000 |
| Down payment | RM97,000 | RM291,000 |
| Loan amount | RM873,000 | RM679,000 |
| Stamp duty on transfer (MOT) | RM23,100 | RM77,600 |
| Stamp duty on loan (0.5%) | RM4,365 | RM3,395 |
| Lawyer, sale agreement (incl. 8% SST) | RM11,826 | RM11,826 |
| Lawyer, loan agreement (incl. 8% SST) | RM10,778 | RM8,683 |
| Cash needed before keys | RM147,069 | RM392,504 |
| 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
Is Bali Residences freehold?
No. It is a 99-year leasehold.
How much does a unit cost?
Asking prices run from about RM185,000 to RM998,000. Studios average about RM295,000 and 4-bedroom units about RM974,000 (PropertyGuru, October 2026).
What were the launch prices?
The developer listed RM264,190 for a 477 sq ft unit up to RM1,449,600 for a 3,174 sq ft 5-bedroom unit. All layouts are sold out.
Can a foreigner buy here?
In Melaka a foreigner can generally buy a strata home priced above RM500,000 (RM1 million for a landed home), with State Authority consent through the Melaka Land and Mines Office (PTG Melaka). The state charges a RM5,000 processing fee and an approval fee of 3% of the price (at least RM30,000), the unit cannot be transferred or leased for five years, and foreign ownership is not allowed in Melaka’s heritage zone. Stamp duty on the transfer of a home is a flat 8% for foreign buyers from 1 January 2026. The 4- and 5-bedroom units here are priced above RM500,000. The developer markets the location as part of Melaka’s UNESCO heritage area, so have the lawyer confirm the title is outside the heritage zone where foreign ownership is barred.
Berapa harga Bali Residences Melaka?
Harga yang diminta sekitar RM185,000 hingga RM998,000 (PropertyGuru, Oktober 2026). Pajakan 99 tahun, siap 2022, 848 unit.
Bali Residences 马六甲价格多少？
目前挂牌价约RM18.5万至RM99.8万（PropertyGuru，2026年10月）。99年租赁地契，2022年完工，共848个单位，最大单位3,174平方尺。
Which schools are near Bali Residences?
On map data, the nearest schools are Sekolah Menengah Kebangsaan (Perempuan) Methodist (~1.0 km), Sekolah Kebangsaan (Perempuan) Methodist (1) (~1.0 km), Sekolah Menengah Kebangsaan Gajah Berang (~1.2 km). Distances are straight-line from the building.
Is there a train or bus station near Bali Residences?
The nearest stations on map data are Melaka Sentral (~3.5 km).
What is the nearest hospital and mall to Bali Residences?
The nearest hospital on map data is Klinik Kesihatan Tengkera (~2.1 km), and the nearest mall is Mahkota Parade (~2.1 km).
How much cash do I need to buy at Bali Residences?
For a unit at RM970,000,, a Malaysian buyer with a 90% loan needs about RM8,683 before getting the keys, covering the down payment, stamp duty and legal fees. A foreign buyer with a 70% loan needs about RM147,069, before the state consent fee. The full table is in "What buying here costs in 2026".
Compare
Worth putting beside this one
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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1,440 leasehold condominiums in Kota Laksamana with a 4-acre park; asking RM340k–550k and rents of RM1,300–2,500 in Oct 2026.
View project →Get the current price list and units available at Bali Residences
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.