Nusa Bayu, Iskandar Puteri · Completed 2017 · Subsale
Bayu Angkasa @ Nusa Bayu
A freehold apartment scheme of 322 units in two blocks at UEM Sunrise’s Nusa Bayu township, completed in 2017, with a recorded median near RM450 psf.
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Answer block
Bayu Angkasa @ Nusa Bayu 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
Bayu Angkasa Apartments @ Nusa Bayu
By UEM Sunrise Berhad, per PropertyGuru and EdgeProp
Address
Persiaran Bayu
Nusa Bayu, Iskandar Puteri (Gelang Patah); PropertyGuru
Tenure
Freehold
PropertyGuru; PropertyGenie also lists the Nusa Bayu township as freehold
Completed
2017
PropertyGuru’s field says 2017 and its description says 2016, so records differ
Blocks
2 blocks, 16 and 17 storeys
PropertyGuru
Units
322
PropertyGuru and EdgeProp agree
Layouts
About 810–950 sq ft
PropertyGuru; EdgeProp’s sales history includes units of 807 to 1,278 sq ft, so records differ
Foreign buyers
None at typical prices
Typical recorded prices are around RM400,000, well below RM1 million
Why this address
Four things buyers weigh at Bayu Angkasa
A freehold apartment scheme in a UEM Sunrise township with a lower price point. Here is the case, and the catch.
Freehold, at an accessible price
EdgeProp records a median of about RM450 psf over 48 months, with a typical range of RM396–489 psf.
Part of the Nusa Bayu township
PropertyGenie describes Nusa Bayu as a township aimed at first-time buyers, close to Kota Iskandar, EduCity and Puteri Harbour.
A reported yield
EdgeProp puts the implied gross yield at about 6.97%; check current rents against your own price.
What to weigh: few listings
PropertyGuru showed only a handful of listings for sale and rent in October 2026, so comparing prices may need EdgeProp’s recorded sales.
The development
Bayu Angkasa @ Nusa Bayu, decoded
Two freehold apartment blocks of 16 and 17 storeys in Nusa Bayu, Iskandar Puteri.
Facilities
As listed by PropertyGuru; floor levels are not published.
Water
Pools
- Swimming pool
Active
Sports and fitness
- Jogging track
Residents
Shared spaces
- Multi-purpose hall
- Playground
- Nursery
- Surau
Where the project is now
Layouts
All 2 Bayu Angkasa @ Nusa Bayu layouts
2 layout types, checked October 2026. Tap any layout and the drawing comes to your WhatsApp.
Type A2 — 810 sq ft
810 sq ft · 3 bed · 2 bath · Block A; 2 parking lots
Get this floor planAsk price & availability →
Type A1 — 975 sq ft
975 sq ft · 3 bed · 2 bath · Block A; 2 parking lots
Get this floor planAsk price & availability →Price and rent by layout
What each layout is asking at Bayu Angkasa @ Nusa Bayu
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 A2 | 810 sq ft | – | RM2,500/mo | 1 |
| Type A1 | 975 sq ft | RM500,000 | – | 1 |
| – | about 900–1,000 sq ft | – | RM1,900/mo | 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 Bayu Angkasa @ Nusa Bayu sits
Persiaran Bayu, Nusa Bayu, Iskandar Puteri, 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 |
|---|---|---|
| Transacted price median, last 48 months | RM450 psf · typical RM396–489 psf | EdgeProp, viewed Oct 2026 |
| Asking price for sale | One listing from about RM500,000 (RM513 psf) | PropertyGuru building page, Oct 2026 |
| Asking rent whole units | About RM1,000–1,500 a month | PropertyGuru building page, 3 listings, Oct 2026 |
The transacted row is EdgeProp’s record of completed sales over 48 months; EdgeProp puts the implied gross yield at about 6.97%. The sale and rent rows are the few asking figures seen on PropertyGuru in October 2026, not transactions.
Track record
About UEM Sunrise Berhad
PropertyGuru and EdgeProp record UEM Sunrise Berhad as the developer of Bayu Angkasa.
Bayu Angkasa sits inside the Nusa Bayu township, which PropertyGenie describes as aimed at first-time homebuyers.
Around the building
What is near Bayu Angkasa @ Nusa Bayu
The closest places on the map, measured in a straight line from the building. Driving distances are longer.
🚉 Getting around
- GP Sentral~1.9 km
🛍️ Malls
None found nearby on the map
🎓 Schools
- Tenby International School Setia Eco Gardens~1.6 km
- SJK (C) Pai Tze~1.7 km
- SMK Taman Nusajaya~2.5 km
- SK Nusantara~2.7 km
🏛️ Colleges and universities
- University of Southampton Malaysia~5.0 km
- Multi Varsity Complex~5.9 km
- Netherlands Maritime Institute of Technology~5.9 km
🏥 Hospitals
- Columbia Asia Hospital Iskandar Puteri~4.1 km
- Afiniti Wellness~7.3 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 810 to 975 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.
- ⚠️ 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 RM500,000, 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 | RM500,000 | RM500,000 |
| Down payment | RM50,000 | RM150,000 |
| Loan amount | RM450,000 | RM350,000 |
| Stamp duty on transfer (MOT) | RM9,000 | RM40,000 |
| Stamp duty on loan (0.5%) | RM2,250 | RM1,750 |
| Lawyer, sale agreement (incl. 8% SST) | RM6,750 | RM6,750 |
| Lawyer, loan agreement (incl. 8% SST) | RM6,075 | RM4,725 |
| Cash needed before keys | RM74,075 | RM203,225 |
| 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 EdgeProp record 322 units in two blocks of 16 and 17 storeys (PropertyGuru). PropertyGuru gives sizes of about 810 to 950 sq ft; EdgeProp’s sales history includes units from 807 to 1,278 sq ft, so records differ.
Is Bayu Angkasa freehold?
PropertyGuru records freehold tenure. Ask your lawyer to confirm it from the title.
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. Typical recorded prices at Bayu Angkasa are far below RM1 million, so foreign buyers could generally not buy here.
How much does a unit rent for?
PropertyGuru showed three rental listings in October 2026, asking about RM1,000 to RM1,500 a month.
Berapa harga Bayu Angkasa?
Harga transaksi median sekitar RM450 sekaki persegi (EdgeProp, 48 bulan terakhir), julat biasa RM396 hingga RM489. Pegangan bebas, 322 unit dan siap pada 2017 menurut PropertyGuru.
Bayu Angkasa 价格多少？
根据EdgeProp，过去48个月成交中位价约每平方尺RM450（常见区间RM396至RM489）。永久地契，共322个单位，2017年完工（据PropertyGuru）。
Which schools are near Bayu Angkasa @ Nusa Bayu?
On map data, the nearest schools are Tenby International School Setia Eco Gardens (~1.6 km), SJK (C) Pai Tze (~1.7 km), SMK Taman Nusajaya (~2.5 km). Distances are straight-line from the building.
Is there a train or bus station near Bayu Angkasa @ Nusa Bayu?
The nearest stations on map data are GP Sentral (~1.9 km).
How much cash do I need to buy at Bayu Angkasa @ Nusa Bayu?
For a unit at RM500,000,, a Malaysian buyer with a 90% loan needs about RM4,725 before getting the keys, covering the down payment, stamp duty and legal fees. A foreign buyer with a 70% loan needs about RM74,075, before the state consent fee. The full table is in "What buying here costs in 2026".
Compare
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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 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 Bayu Angkasa @ Nusa Bayu
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.