Puteri Harbour, Iskandar Puteri · Phase 1A completed · Landed homes
Emerald Bay
A freehold waterfront enclave of about 250 landed homes on 111 acres at Puteri Harbour, including bungalows with private boat berths, from about RM3.39 million. Phase 1A (82 units) is completed.
Replies on WhatsApp from Jason himself · No obligation
Jason’s take
Waterfront homes with their own berth on a canal system, and finished homes you can view. This is a RM3.39m to RM7m purchase. Check recent transactions, not asking prices.
Jason Lim · REN 84424 · IQI Realty Sdn. Bhd. E (1) 1584/6
Answer block
Emerald Bay 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 Bay
Project code 12446-3
Address
Puteri Harbour, Iskandar Puteri
On the waterfront
Tenure
Freehold
Completed
Phase 1A, January 2017
82 homes handed over
Land
111 acres
Seawater-fed canals with lock gates
Homes
About 250
Other sources cite a plan of 1,649 homes in 12 phases
Sizes
3,262–6,728 sq ft
Phase 1A: waterfront villas, semi-detached and three- and four-storey courtyard homes of 3,292–5,896 sq ft (some sources give 3,262 sq ft for the smallest); Phase 1B ‘The Island’ villas 6,728 sq ft
Foreign buyers
Eligible
Prices are above Johor’s minimum; state consent needed
Why this address
Four things buyers weigh at Emerald Bay
Freehold canal-front homes a short drive from Medini and the Second Link. Here is the case, and the catch.
Waterfront living
Selected bungalows have their own berth and pool on a seawater-fed canal system with lock gates.
Completed homes to view
Phase 1A of 82 homes was handed over in January 2017, and completed homes can be viewed by appointment.
Open to foreign buyers
Prices start from about RM3.39 million, above Johor’s minimum for foreigners, subject to state consent.
What to weigh: the price point
These are multi-million-ringgit homes: about RM3.39 million for a semi-detached and about RM7.05 million for a bungalow. Check recent transactions, not asking prices.
The development
Emerald Bay, decoded
About 250 landed homes on 111 acres around seawater-fed canals. Phase 1A of 82 homes (16 waterfront villas, 26 four-storey and 16 three-storey courtyard homes, and 24 semi-detached homes) was handed over in January 2017. Phase 1B, ‘The Island’, has 12 three-storey waterfront villas of 6,728 sq ft.
Facilities
As listed by other sources.
Water
Canals and pools
- Seawater-fed canal system with lock gates
- Private berths for selected villas
- Clubhouse pools
- Sauna and spa pool
Active
Sports and wellness
- Gym
- Yoga and therapy rooms
- Tennis courts
Residents
Clubhouse
- Library
- Function hall
- Kids’ centre
- Dining pavilions
- 24-hour security
Where the project is now
Layouts
All 5 Emerald Bay layouts
5 layout types, from 3,262 to 6,728 sq ft. Sizes from the developer’s published plans, checked October 2026. Other layouts may exist; ask for the full list. Tap any layout and the drawing comes to your WhatsApp.
3-storey courtyard home (Terrace Link A) — 3,262 sq ft
3,262 sq ft · Phase 1A · 16 units · 3 storeys
Get this floor planAsk price & availability →
Semi-detached home — 4,285 sq ft
4,285 sq ft · Phase 1A · 24 units
Get this floor planAsk price & availability →4-storey courtyard home (Terrace Link B) — 4,321 sq ft
4,321 sq ft · Phase 1A · 26 units · 4 storeys
Get this floor planAsk price & availability →
Waterfront villa / bungalow — 5,896 sq ft
5,896 sq ft · Phase 1A · 16 units · private berth and pool
Get this floor planAsk price & availability →The Island waterfront villa — 6,728 sq ft
6,728 sq ft · Phase 1B ‘The Island’ · 12 three-storey villas
Get this floor planAsk price & availability →Price and rent by layout
What each layout is asking at Emerald Bay
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 |
|---|---|---|---|---|
| Semi-detached home | 4,285 sq ft | RM2.92m–4.2m | – | 9 |
| 4-storey courtyard home (Terrace Link B) | 4,321 sq ft | RM3.9m | – | 1 |
| The Island waterfront villa | 6,728 sq ft | RM7.5m | – | 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
Gallery
Emerald Bay in pictures
Images from the developer’s marketing material unless stated. Ask for the full set on WhatsApp.
Location & connectivity
Where Emerald Bay sits
Puteri Harbour waterfront, Iskandar Puteri.
The government record
The statutory name is Emerald Bay
This is the project as recorded by the Ministry of Housing from the developer’s statutory returns. Phase 1A is complete and its homes now trade on the subsale market.
| Project code | Registered name | Units | Price band on the permit | Built | Keys due |
|---|---|---|---|---|---|
| 12446-3 | Emerald Bay | About 250 | From about RM3.39 million (developer) | Phase 1A completed | Jan 2017 (Phase 1A) |
Read from KPKT TEDUH, project 12446-3.
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 |
|---|---|---|
| Developer price developer’s starting prices | From about RM3.39 million | Developer |
| Asking price about 147 listings | About RM2.75 million – RM15 million | PropertyGuru, Oct 2026 |
| Asking rent listing portals | About RM8,000 – RM15,000 a month | PropertyGuru, Oct 2026 |
Listing prices are asking prices, not transactions. Ask Jason for recent transactions.
Completed phase
Buying, selling or renting at Emerald Bay
At Emerald Bay, phase 1A is completed, so finished homes here are already bought and sold on the subsale market and rented out. Asking prices on property portals are not what buyers actually paid. Recorded transaction prices are published in the NAPIC open transaction data, and Jason can pull recent transactions for the home type you are interested in.
- Title. The land is freehold. Confirm that the individual land title has been issued for the home, as this affects how the transfer is done.
- Arrears and condition. Ask for recent quit rent and assessment receipts, any guarded-community fee statement, and check for defects or extensions without approval.
- Tenanted or vacant? A tenanted home gives rental income from day one, but the tenancy may continue after the sale.
- Foreign buyers. A subsale home must still meet Johor’s minimum price for foreigners (generally RM1 million) and needs state consent; stamp duty for foreigners buying a home is 8% from 2026, and Johor’s consent levy is 3% of the price or RM30,000, whichever is higher.
Own a home here, or want one?
Owners get a free valuation or rental estimate. Buyers and tenants get recent transacted prices and available homes. Jason replies on WhatsApp.
Step-by-step guides: buying a subsale property · selling your property · renting out or renting
Track record
About Haute Property Sdn. Bhd.
Emerald Bay is developed by Haute Property Sdn Bhd, a 60:40 joint venture of BRDB Developments and UEM Sunrise.
BRDB Developments Sdn Bhd is now marketing Emerald Bay again (The Star, September 2026), and some portals list BRDB as the developer.
Around the building
What is near Emerald Bay
The closest places on the map, measured in a straight line from the building. Driving distances are longer.
🚉 Getting around
- Terminal Bas~1.7 km
🛍️ Malls
- Mall of Medini~3.4 km
- Box in Box~4.9 km
- Big Box Retail Park~5.1 km
🎓 Schools
- SK Sikijang~500 m
- Raffles American International School~1.9 km
- SK Medini~2.4 km
🏛️ Colleges and universities
- Marlborough College Malaysia~2.6 km
- University of Reading Malaysia~5.3 km
- University of Southampton Malaysia~5.5 km
🏥 Hospitals
- Afiniti Wellness~3.2 km
- Columbia Asia Hospital Iskandar Puteri~6.6 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 3,262 to 6,728 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.
- ⚠️ 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 RM3,390,000, 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 | RM3,390,000 | RM3,390,000 |
| Down payment | RM339,000 | RM1,017,000 |
| Loan amount | RM3,051,000 | RM2,373,000 |
| Stamp duty on transfer (MOT) | RM119,600 | RM271,200 |
| Stamp duty on loan (0.5%) | RM15,255 | RM11,865 |
| Lawyer, sale agreement (incl. 8% SST) | RM37,962 | RM37,962 |
| Lawyer, loan agreement (incl. 8% SST) | RM34,301 | RM26,978 |
| Cash needed before keys | RM546,118 | RM1,365,005 |
| 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
What is the price of Emerald Bay?
According to the developer, Emerald Bay starts from about RM3,390,000.
When will Emerald Bay be completed?
Emerald Bay has Phase 1A (82 units) completed.
Who is the developer of Emerald Bay, and is it freehold?
Emerald Bay is developed by Haute Property (BRDB and UEM Land joint venture). The tenure is freehold.
Where is Emerald Bay located?
Emerald Bay is a landed housing project in Puteri Harbour, Iskandar Puteri, with about 250 units. The map and nearby landmarks are in the fact sheet above.
Can foreigners buy Emerald Bay?
Foreign buyers in Johor generally need a property priced at RM1 million or more (the state minimum can vary by area and type), plus state consent, and cannot buy Bumiputera lots. At Emerald Bay, the prices start from RM3,390,000, so most units clear the usual minimum. Read the full guide: Can foreigners buy property in Malaysia?
How do I get the latest price list, floor plans or a viewing for Emerald Bay?
WhatsApp Jason Lim (REN 84424, IQI Realty) at +60 16-341 6299. He can send the latest price list and available units, floor plans, a full cost estimate, and arrange a viewing. There is no obligation.
Berapa harga Emerald Bay dan bila siap?
Emerald Bay terletak di Puteri Harbour, Iskandar Puteri (rumah bertanah). Harga bermula sekitar RM3,390,000 (menurut pemaju). Fasa 1A (82 unit) sudah siap. WhatsApp Jason untuk harga terkini, pelan lantai dan lawatan.
Emerald Bay 价格多少？什么时候完工？
Emerald Bay位于依斯干达公主城公主港，属于有地住宅项目。开发商价格约RM339万起。1A阶段（82个单位）已完工。欢迎WhatsApp Jason索取最新价格表、平面图或预约看房。
Which schools are near Emerald Bay?
On map data, the nearest schools are SK Sikijang (~500 m), Raffles American International School (~1.9 km), SK Medini (~2.4 km). Distances are straight-line from the building.
Is there a train or bus station near Emerald Bay?
The nearest stations on map data are Terminal Bas (~1.7 km).
What is the nearest hospital and mall to Emerald Bay?
The nearest hospital on map data is Afiniti Wellness (~3.2 km), and the nearest mall is Mall of Medini (~3.4 km).
How much cash do I need to buy at Emerald Bay?
For a unit at RM3,390,000,, a Malaysian buyer with a 90% loan needs about RM26,978 before getting the keys, covering the down payment, stamp duty and legal fees. A foreign buyer with a 70% loan needs about RM546,118, 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 Bay
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.
No agent fee is payable by the buyer on new developer launches.
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.