Bandar Indera Mahkota, Kuantan · Completed 2020 · Subsale
Mahkota Valley
Three 16-storey freehold blocks in Indera Mahkota, Kuantan’s university and government suburb, with 1,001 compact studios and small 2-bedroom units listed from about RM205,000.
Replies on WhatsApp from Jason himself · No obligation
Answer block
Mahkota Valley 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
Mahkota Valley
Units marketed as Valley Suite
Address
Jalan IM 9/2
25200 Kuantan
Tenure
Freehold
Completed
2020
Blocks
3 × 16 storeys
Blocks A, B and C; car parks on floors 1–4, homes on 5–16
Units
1,001
Layouts
465–646 sq ft
Studio to 2 bedrooms
Foreign buyers
Not eligible
Every price is far below RM1 million
Why this address
Four things buyers weigh at Mahkota Valley
A low-priced freehold flat next to the universities. Here is the case, and the catch.
Next to the campuses
TAR UC is within walking distance and IIUM about 1 km away, which supports student and staff rentals.
A low entry price
Asking prices are about RM205,000–245,000 for a freehold unit (PropertyGuru, October 2026).
Daily needs nearby
Kuantan Medical Centre is about 2 km away and East Coast Mall about 3.8 km.
What to weigh: small units, thin resale
Units are small (465–646 sq ft), and PropertyGuru recorded no sale transactions in the past 12 months, so resale can be slow.
The development
Mahkota Valley, decoded
Three 16-storey blocks (A, B and C); floors 1 to 4 are car parks and floors 5 to 16 are homes.
Facilities
As listed on PropertyGuru.
Water
Pools
- Indoor pool
- Kids’ pool
Active
Fitness
- Gymnasium
Residents
Shared spaces
- Playground
- Garden
- 24-hour security
Where the project is now
Layouts
All 3 Mahkota Valley layouts
3 layout types, from 465 to 646 sq ft. Sizes from the developer’s published plans, checked October 2026. Tap any layout and the drawing comes to your WhatsApp.
Price and rent by layout
What each layout is asking at Mahkota Valley
Asking prices and rents seen on iProperty and 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 | 465 sq ft | RM209,000–245,000 | RM1,350–1,400/mo | 4 |
| Type B | 483 sq ft | RM235,000 | RM1,200–1,600/mo | 3 |
Gallery
Mahkota Valley in pictures
Images from the developer’s marketing material unless stated. Ask for the full set on WhatsApp.
Location & connectivity
Where Mahkota Valley sits
Jalan IM 9/2, Bandar Indera Mahkota, 25200 Kuantan, Pahang.
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 past 12 months | No sales recorded | PropertyGuru, viewed Oct 2026 |
| Asking price for sale | RM205,000 – RM245,000 · about RM424–507 psf | PropertyGuru, Oct 2026 |
| Asking rent studio to 2 bedrooms | RM1,200 – RM1,600 a month | PropertyGuru listings, Oct 2026 |
Listing figures are asking prices, not transactions.
Track record
About Aim Realty Development Sdn Bhd
Aim Realty Development Sdn Bhd is a subsidiary of Zenith Aim Group.
Mahkota Valley was its serviced apartment project in Bandar Indera Mahkota, completed in 2020.
Around the building
What is near Mahkota Valley
The closest places on the map, measured in a straight line from the building. Driving distances are longer.
🚉 Getting around
- Terminal Sentral Kuantan (TSK)~1.2 km
🛍️ Malls
- TMG Leisure Mall Indera Mahkota~1.3 km
- East Coast Mall~4.6 km
- Dhaasani Mall~4.8 km
🎓 Schools
- International School of Kuantan~900 m
- Sekolah Berasrama Penuh Integrasi Kuantan~1.4 km
- Sekolah Jenis Kebangsaan (Tamil) Bandar Indera Mahkota~1.7 km
- Sekolah Kebangsaan Tunku Azizah~1.7 km
🏛️ Colleges and universities
- Tunku Abdul Rahman University College Pahang Branch~200 m
- Kolej Yayasan Pahang~1.1 km
- Universiti Islam Antarabangsa Malaysia Kampus Kuantan~2.1 km
🏥 Hospitals
- KMI Kuantan Medical Centre~1.5 km
- International Islamic University of Malaysia Medical Centre~1.7 km
- Kuantan Medical Diagnostic Centre~4.3 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 465 to 646 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.
- ⚠️ 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 RM250,000, 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 | RM250,000 | RM250,000 |
| Down payment | RM25,000 | RM75,000 |
| Loan amount | RM225,000 | RM175,000 |
| Stamp duty on transfer (MOT) | RM4,000 | RM20,000 |
| Stamp duty on loan (0.5%) | RM1,125 | RM875 |
| Lawyer, sale agreement (incl. 8% SST) | RM3,375 | RM3,375 |
| Lawyer, loan agreement (incl. 8% SST) | RM3,038 | RM2,363 |
| Cash needed before keys | RM36,538 | RM101,613 |
| 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
How much is a unit at Mahkota Valley?
Asking prices are about RM205,000 to RM245,000 (PropertyGuru, October 2026).
What can it rent for?
Listed rents are about RM1,200 to RM1,600 a month for studio to 2-bedroom units.
Can a foreigner buy here?
Pahang allows a foreigner to buy a home priced at RM1 million or more. Every purchase needs approval from the state executive council (EXCO) and a state levy is payable; ask your lawyer for the current amount. Stamp duty on the transfer of a home is a flat 8% for foreign buyers from 1 January 2026. Malay reserve land, Bumiputera lots and low-cost units are not open to foreigners. Every unit here is priced far below that, so it is not open to foreign buyers.
Berapa harga Mahkota Valley?
Harga tawaran sekitar RM205,000 hingga RM245,000, dan sewa sekitar RM1,200 hingga RM1,600 sebulan (PropertyGuru, Okt 2026). Pegangan bebas, siap 2020.
Mahkota Valley 价格多少？
PropertyGuru挂牌价约RM20.5万至RM24.5万，月租约RM1,200至RM1,600。永久地契，2020年完工，靠近IIUM和TAR UC。
Which schools are near Mahkota Valley?
On map data, the nearest schools are International School of Kuantan (~900 m), Sekolah Berasrama Penuh Integrasi Kuantan (~1.4 km), Sekolah Jenis Kebangsaan (Tamil) Bandar Indera Mahkota (~1.7 km). Distances are straight-line from the building.
Is there a train or bus station near Mahkota Valley?
The nearest stations on map data are Terminal Sentral Kuantan (TSK) (~1.2 km).
What is the nearest hospital and mall to Mahkota Valley?
The nearest hospital on map data is KMI Kuantan Medical Centre (~1.5 km), and the nearest mall is TMG Leisure Mall Indera Mahkota (~1.3 km).
How much cash do I need to buy at Mahkota Valley?
For a unit at RM250,000,, a Malaysian buyer with a 90% loan needs about RM36,538 before getting the keys, covering the down payment, stamp duty and legal fees. A foreign buyer with a 70% loan needs about RM101,613, 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.
Pahang · Brinchang, Cameron Highlands
Crown Imperial Court
Leasehold, 320 three-bedroom apartments in Brinchang, completed 2011. Asking about RM320,000–380,000.
View project →Pahang · Genting Highlands
Geo38 Residence
Freehold single tower of 579 units, 642 to 3,038 sq ft, completed 2019. Asking RM400,000–1.89m.
View project →Pahang · Tanjung Lumpur, Kuantan
Imperium Residence
650 to 714 serviced units (records differ) beside the Swiss-Belhotel, 2 km from Kuantan town, completed 2019. Asking RM280,000–680,000.
View project →Get the current price list and units available at Mahkota Valley
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.