Puteri Harbour, Iskandar Puteri · Completed 2018 · Subsale
Almas Suites
A freehold 34-storey tower of 546 suites by UEM Sunrise, completed in 2018, with layouts from about 520 sq ft and a recorded median of about RM672 psf over 48 months.
Replies on WhatsApp from Jason himself · No obligation
Answer block
Almas Suites 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
Almas Suites
Also listed as Almãs Suites @ Puteri Harbour; by UEM Sunrise Berhad
Address
Persiaran Laksamana
Records differ: PropertyGuru and iProperty give off Persiaran Laksamana, 79100; UEM Sunrise gives Persiaran Sentral, Gerbang Nusajaya, 79200
Tenure
Freehold
PropertyGuru, iProperty and UEM Sunrise
Completed
2018
PropertyGuru and iProperty
Tower
1 tower, 34 storeys
PropertyGuru and iProperty
Units
546
PropertyGuru and iProperty agree
Layouts
About 520 sq ft up to 2,221 sq ft
UEM Sunrise lists types of 520, 896 and 2,221 sq ft; PropertyGuru gives 540 sq ft as the smallest
Foreign buyers
None at current asking prices
Asking prices seen top out near RM796,000, below RM1 million; large units were not seen listed
Why this address
Four things buyers weigh at Almas Suites
A freehold tower with an eco-deck and a recorded median in the RM600s psf. Here is the case, and the catch.
Freehold, with entry-level layouts
Layouts start at about 520 sq ft, and PropertyGuru asking prices begin at about RM272,000.
A 1.1-acre eco-deck
UEM Sunrise’s page lists a 1.1-acre eco-deck, indoor and outdoor gyms, a wellness terrace and pools.
A recorded median to anchor on
EdgeProp records a median of about RM672 psf over 48 months, with a typical range of RM615–729 psf.
What to weigh: a wide asking spread
PropertyGuru asking prices run from about RM405 to RM888 psf, well beyond EdgeProp’s typical recorded range. Use transacted figures for your offer.
The development
Almas Suites, decoded
One 34-storey tower of freehold suites at Puteri Harbour, Iskandar Puteri.
Facilities
As listed by UEM Sunrise, PropertyGuru and iProperty; floor levels are not published.
Water
Pools
- Swimming pool
- Wading pool
Active
Sports and fitness
- Indoor and outdoor gymnasiums
- Basketball court
- Reflexology path
Residents
Shared spaces
- 1.1-acre eco-deck
- Wellness terrace
- Multi-purpose hall
- BBQ area
- Children’s play area
- Surau
- Business centre
Where the project is now
Layouts
All 3 Almas Suites layouts
3 layout types, from 520 to 2,221 sq ft. Sizes from the developer’s published plans, checked October 2026. Tap any layout and the drawing comes to your WhatsApp.
Type C1 — 520 sq ft
520 sq ft (48 sq m) · developer’s plan
Get this floor planAsk price & availability →Type C2 — 896 sq ft
896 sq ft (83 sq m) · developer’s plan
Get this floor planAsk price & availability →Type C3 — 2,221 sq ft
2,221 sq ft (206 sq m) · developer’s plan
Get this floor planAsk price & availability →Price and rent by layout
What each layout is asking at Almas Suites
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 C1 | 520 sq ft | RM338,000–421,000 | – | 10 |
| Type C2 | 896 sq ft | RM530,000–698,000 | – | 10 |
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
Gallery
Almas Suites in pictures
Images from the developer’s marketing material unless stated. Ask for the full set on WhatsApp.
Location & connectivity
Where Almas Suites sits
Off Persiaran Laksamana, 79100 Iskandar Puteri, Johor (UEM Sunrise gives Persiaran Sentral, Gerbang Nusajaya).
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 | RM672 psf · typical RM615–729 psf | EdgeProp, viewed Oct 2026 |
| Asking price for sale, all sizes | About RM272,000–796,000 · RM405–888 psf | PropertyGuru building page, Oct 2026 |
| Asking rent whole units | About RM1,600–5,000 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 6.04%. Sale and rent rows are asking prices seen on PropertyGuru in October 2026, not transactions.
Track record
About UEM Sunrise Berhad
Almas Suites was developed by UEM Sunrise Berhad, according to PropertyGuru, iProperty and the developer’s own project page.
The developer’s page lists a 1.1-acre eco-deck and an entertainment venue on the 33rd floor.
Around the building
What is near Almas Suites
The closest places on the map, measured in a straight line from the building. Driving distances are longer.
🚉 Getting around
- Terminal Bas~1.3 km
🛍️ Malls
- Mall of Medini~3.2 km
- Box in Box~3.3 km
- Big Box Retail Park~3.5 km
🎓 Schools
- SK Medini~2.0 km
- SK Sikijang~2.3 km
- Raffles American International School~2.8 km
🏛️ Colleges and universities
- Marlborough College Malaysia~3.6 km
- University of Reading Malaysia~5.0 km
- Newcastle University Medicine Malaysia~5.1 km
🏥 Hospitals
- Afiniti Wellness~2.9 km
- Columbia Asia Hospital Iskandar Puteri~7.8 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 520 to 2,221 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.
- ⚠️ 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 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 units are there and what sizes?
PropertyGuru and iProperty record 546 units in one 34-storey tower. UEM Sunrise lists types of 520, 896 and 2,221 sq ft; PropertyGuru gives 540 sq ft as the smallest.
Is Almas Suites freehold?
Yes. PropertyGuru, iProperty and UEM Sunrise all record freehold tenure.
Can a foreigner buy here?
In Johor a foreign buyer generally needs to pay at least RM1 million for a residential property, with Johor 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. Asking prices seen at Almas Suites in October 2026 top out near RM796,000, so none of the listed units reaches RM1 million; only a large unit priced at RM1 million or more could qualify, and only if it is not on a Bumiputera lot.
How much does a unit rent for?
PropertyGuru asking rents in October 2026 run from about RM1,600 to RM5,000 a month, depending on size and furnishing.
Berapa harga Almas Suites?
Harga transaksi median sekitar RM672 sekaki persegi (EdgeProp, 48 bulan terakhir). Harga tawaran sekitar RM272,000 hingga RM796,000 (PropertyGuru, Oktober 2026). Pegangan bebas dan siap pada 2018.
Almas Suites 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RM672；PropertyGuru挂牌价约RM27.2万至RM79.6万，月租约RM1,600至RM5,000。永久地契，2018年完工。
Which schools are near Almas Suites?
On map data, the nearest schools are SK Medini (~2.0 km), SK Sikijang (~2.3 km), Raffles American International School (~2.8 km). Distances are straight-line from the building.
Is there a train or bus station near Almas Suites?
The nearest stations on map data are Terminal Bas (~1.3 km).
What is the nearest hospital and mall to Almas Suites?
The nearest hospital on map data is Afiniti Wellness (~2.9 km), and the nearest mall is Mall of Medini (~3.2 km).
How much cash do I need to buy at Almas Suites?
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
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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Leasehold serviced residences in Medini, completed 2016. Asking from RM299,000.
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View project →Medini, Iskandar Puteri
D’Pristine
Leasehold SoFo units opposite Legoland in Medini, completed 2017. Asking from about RM300,000; few recorded sales.
View project →Get the current price list and units available at Almas Suites
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.