Puteri Harbour, Iskandar Puteri · Completed 2017 · Subsale
Estuari Gardens
A gated freehold precinct of 350 two-storey terrace homes by UEM Sunrise at Puteri Harbour, with built-ups of about 2,708–3,780 sq ft on 24 × 75 ft lots, completed in 2017.
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Answer block
Estuari Gardens 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
Estuari Gardens
By UEM Sunrise Berhad; EdgeProp names the developing subsidiary as Bandar Nusajaya Development Sdn Bhd
Address
Persiaran Dato Bentara Luar
Puteri Harbour, 79100 Iskandar Puteri (PropertyGuru); EdgeProp gives Lebuh Kota Iskandar
Tenure
Freehold
UEM Sunrise and PropertyGuru
Completed
2017
PropertyGuru
Homes
350
PropertyGuru and EdgeProp agree
Type
2-storey terraces
UEM Sunrise and PropertyGuru; lots of 24 × 75 ft, per UEM Sunrise
Layouts
About 2,708–3,780 sq ft
4+1 or 5+1 bedrooms; UEM Sunrise lists types A1, A2, B and C
Foreign buyers
Many units, if not on a Bumiputera lot
Typical recorded and asking prices are above RM1 million
Why this address
Four things buyers weigh at Estuari Gardens
Large freehold terrace homes in a gated precinct next to Puteri Harbour. Here is the case, and the catch.
A gated, low-density layout
UEM Sunrise describes cul-de-sac streets, a 4.9-acre central garden and about 13 acres of landscaping inside a guarded perimeter.
Big built-ups for a terrace
Every type is over 2,700 sq ft, with 4+1 or 5+1 bedrooms and up to three parking bays, per UEM Sunrise and PropertyGuru.
Near schools and a hospital
PropertyGuru puts Raffles American School about 0.9 km away and Gleneagles Medini about 2.1 km away, with Puteri Harbour next door.
What to weigh: a wide asking spread
Asking prices on PropertyGuru run from about RM312 to RM1,033 psf, while EdgeProp’s recorded median over 48 months is about RM696 psf. Compare like-for-like types and use transacted figures for your offer.
The development
Estuari Gardens, decoded
A gated precinct of freehold 2-storey terrace homes at Puteri Harbour, Iskandar Puteri.
Facilities
As listed by UEM Sunrise, PropertyGuru and EdgeProp.
Outdoors
Gardens
- 4.9-acre central garden
- Themed gardens
- Jogging track
Family
Play
- Children’s playground
Security
Gated and guarded
- 24-hour security
- Card access
- CCTV
- Perimeter fencing
Where the project is now
Layouts
All 4 Estuari Gardens layouts
4 house types, from 2,708 to 3,550 sq ft. Sizes from UEM Sunrise’s project page, checked October 2026; PropertyGuru gives a top size of 3,780 sq ft. Tap any layout and the drawing comes to your WhatsApp.
Type A1 — 2,708 sq ft
Up to 5 bed 5 bath · 2,708 sq ft (251 sq m) · 3 parking bays
Get this floor planAsk price & availability →Price and rent by layout
What each layout is asking at Estuari Gardens
Asking prices and rents seen on EdgeProp 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 A1 | 2,708 sq ft | RM1.45m–1.55m | – | 2 |
| Type B | 3,032 sq ft | – | RM7,200/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
Gallery
Estuari Gardens in pictures
Images from the developer’s marketing material unless stated. Ask for the full set on WhatsApp.
Location & connectivity
Where Estuari Gardens sits
Persiaran Dato Bentara Luar, Puteri Harbour, 79100 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 | RM696 psf · typical RM584–759 psf | EdgeProp, viewed Oct 2026 |
| Asking price for sale, about 96 listings | From about RM850,000 · RM312–1,033 psf | PropertyGuru building page, Oct 2026 |
| Asking rent whole houses, about 91 listings | From about RM4,500 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 4.12%. Sale and rent rows are asking prices seen on PropertyGuru in October 2026, not transactions.
Track record
About UEM Sunrise Berhad
Estuari Gardens was developed by UEM Sunrise Berhad; EdgeProp names its subsidiary Bandar Nusajaya Development Sdn Bhd as the developer of record.
UEM Sunrise lists the project as sold out, and PropertyGuru records completion in 2017.
Around the building
What is near Estuari Gardens
The closest places on the map, measured in a straight line from the building. Driving distances are longer.
🚉 Getting around
- Terminal Bas~1.0 km
🛍️ Malls
- Mall of Medini~2.1 km
- Box in Box~4.4 km
- Big Box Retail Park~4.5 km
🎓 Schools
- Raffles American International School~700 m
- SK Medini~1.3 km
- SK Sikijang~1.4 km
- Invictus International School~2.2 km
🏛️ Colleges and universities
- Marlborough College Malaysia~1.5 km
- University of Reading Malaysia~4.0 km
- University of Southampton Malaysia~4.1 km
🏥 Hospitals
- Afiniti Wellness~1.9 km
- Columbia Asia Hospital Iskandar Puteri~5.7 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 2,708 to 3,550 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.
- ⚠️ 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 RM850,000, 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 | RM850,000 | RM850,000 |
| Down payment | RM85,000 | RM255,000 |
| Loan amount | RM765,000 | RM595,000 |
| Stamp duty on transfer (MOT) | RM19,500 | RM68,000 |
| Stamp duty on loan (0.5%) | RM3,825 | RM2,975 |
| Lawyer, sale agreement (incl. 8% SST) | RM10,530 | RM10,530 |
| Lawyer, loan agreement (incl. 8% SST) | RM9,612 | RM7,776 |
| Cash needed before keys | RM128,467 | RM344,281 |
| 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 homes are there and what sizes?
There are 350 two-storey terrace homes. UEM Sunrise lists four types from 2,708 to 3,550 sq ft on 24 × 75 ft lots, with up to 5 bedrooms; PropertyGuru gives a top built-up of 3,780 sq ft.
Is Estuari Gardens freehold?
Yes. UEM Sunrise and PropertyGuru record 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. At EdgeProp’s recorded median of about RM696 psf, most homes here would cost well over RM1 million, so many could qualify, provided the house is not on a Bumiputera lot. Ask your lawyer to check the title.
How much does a house rent for?
PropertyGuru showed about 91 rental listings in October 2026, from about RM4,500 a month.
Berapa harga rumah di Estuari Gardens?
Harga transaksi median sekitar RM696 sekaki persegi (EdgeProp, 48 bulan terakhir), julat biasa RM584 hingga RM759. Rumah teres dua tingkat pegangan bebas, 350 unit, siap pada 2017.
Estuari Gardens 价格和租金多少？
根据EdgeProp，过去48个月成交中位价约每平方尺RM696；PropertyGuru月租约RM4,500起。永久地契双层排屋，共350间，2017年完工。
Which schools are near Estuari Gardens?
On map data, the nearest schools are Raffles American International School (~700 m), SK Medini (~1.3 km), SK Sikijang (~1.4 km). Distances are straight-line from the building.
Is there a train or bus station near Estuari Gardens?
The nearest stations on map data are Terminal Bas (~1.0 km).
What is the nearest hospital and mall to Estuari Gardens?
The nearest hospital on map data is Afiniti Wellness (~1.9 km), and the nearest mall is Mall of Medini (~2.1 km).
How much cash do I need to buy at Estuari Gardens?
For a unit at RM850,000,, a Malaysian buyer with a 90% loan needs about RM7,776 before getting the keys, covering the down payment, stamp duty and legal fees. A foreign buyer with a 70% loan needs about RM128,467, 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 Estuari Gardens
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.