Mutiara Bestari, Skudai · Completed in phases from 2018 · Subsale
KSL Mutiara Bestari
A gated freehold KSL estate of double- and three-storey cluster and semi-detached homes beside Taman Nusa Bestari, Skudai. NAPIC records a median resale price of about RM1.1 million, and the portals show more than 80 homes for sale.
Replies on WhatsApp from Jason himself · No obligation
Jason’s take
Wide cluster homes and three-storey semi-Ds with layered security, and plenty of sales records around RM1.1 million. It’s for families upgrading in Skudai. There are many units on sale at once, so you have room to negotiate, but expect resale to take time too.
Jason Lim · REN 84424 · IQI Realty Sdn. Bhd. E (1) 1584/6
Answer block
KSL Mutiara Bestari 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
KSL Mutiara Bestari
Also filed as Taman Mutiara Bestari; next to Taman Nusa Bestari 2, Skudai
Tenure
Freehold
PropertyGuru, PropertyGenie and IQI listings
Completion
Phase 1 in 2018
Records differ on the month (January, February or August 2018); the IQI listing gave August 2022 for Phase 3
Units
704 in three phases
IQI listing (2021); Phase 1 has 218
Phase 1 mix
218 units
88 two-storey cluster (34 × 70 ft), 52 two-storey end cluster (34 × 75 ft), 52 three-storey cluster (34 × 70 ft), 26 three-storey semi-D (39 × 100 ft)
Recorded sales
280 (2021–2026)
227 cluster houses, 44 semi-Ds and 9 terraces; 258 of them in 2023–2024 (NAPIC via List.my)
Security
Gated
Checkpoint at each block entrance, access cards, CCTV and perimeter fencing (PropertyGuru)
Foreign buyers
Most units, on price
Recorded sales cluster around RM1.05m–1.15m and asking prices start at about RM1.05m
Why this address
Four things buyers weigh at Mutiara Bestari
Large cluster and semi-detached homes in a gated Skudai estate. Here is the case, and the catch.
Wide cluster lots
Cluster homes sit on 34-ft-wide lots, and the three-storey semi-Ds on 39 × 100 ft lots, with four or five bedrooms and en-suite bathrooms.
Layered security
Listings describe a checkpoint at each block entrance, access-card entry, CCTV and a fenced perimeter.
Deep resale evidence
NAPIC holds 280 recorded sales since 2021, tightly grouped around RM1.1 million, and PropertyGuru showed 84 homes for sale and 20 for rent in October 2026.
What to weigh: price and supply
At around RM1.1 million, homes here sit well above nearby Taman Mutiara Rini, where NAPIC’s median is about RM620,000. With more than 80 listings at once, sellers face competition, so resale can take time. Senai Airport is about 25 minutes away by car.
The development
KSL Mutiara Bestari, decoded
Double- and three-storey cluster and semi-detached homes in a gated KSL estate in Skudai, completed in phases from 2018.
Facilities
As listed on PropertyGuru and PropertyGenie (October 2026).
Security
Gated living
- Checkpoint at each block entrance
- Access-card system
- CCTV
- Perimeter fencing
- 24-hour security
Estate
Shared
- Community garden
- Recreation room
- Drop-off points
- Two-car porch per house
Where the project is now
Gallery
KSL Mutiara Bestari in pictures
Images from the developer’s marketing material unless stated. Ask for the full set on WhatsApp.
Location & connectivity
Where KSL Mutiara Bestari sits
Jalan Mutiara Bestari 7, Taman Mutiara Bestari, 81300 Skudai, 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 All types, 280 records 2021–2026 | Median RM1,102,000 · RM473 psf · most RM1.05m–1.15m | NAPIC via List.my, Oct 2026 |
| Asking price for sale, 84 listings | From about RM1,050,000 | PropertyGuru project page, Oct 2026 |
| Asking price by Phase 1 type | 2-storey cluster from RM1,127,000; end cluster from RM1,209,000; 3-storey cluster from RM1,296,500; semi-D from RM1,920,000 | PropertyGenie project page, Oct 2026 |
| Asking rent 20 listings | From about RM3,500 a month | PropertyGuru project page, Oct 2026 |
The transacted row is NAPIC data published by List.my for Taman Mutiara Bestari, typically about six months behind; most of the 280 records fall in 2023 and 2024, and the record does not split them by phase. Asking rows are portal figures seen in October 2026, not transactions.
Track record
About KSL Holdings Berhad
KSL Holdings Berhad is a Johor Bahru-based listed developer known for KSL City Mall.
In Skudai it also built D’Inspire Residence in Taman Nusa Bestari and KSL Bukit Gemilang.
Straight answers
Frequently asked questions
How many homes are there and what sizes?
An IQI listing records 704 cluster and semi-detached homes in three phases. Phase 1 has 218: two- and three-storey cluster homes on 34-ft-wide lots and 26 three-storey semi-Ds on 39 × 100 ft lots, with about 2,561–3,452 sq ft across the estate.
Is Mutiara Bestari freehold?
Yes. PropertyGuru, PropertyGenie and IQI 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 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. Recorded sales here cluster around RM1.05 million to RM1.15 million and asking prices start at about RM1.05 million, so most non-Bumiputera homes clear the price floor.
How much does a house rent for?
PropertyGuru showed 20 rental listings from about RM3,500 a month in October 2026.
Berapa harga rumah di Mutiara Bestari Skudai?
Rekod NAPIC (2021–2026) menunjukkan harga median sekitar RM1,102,000, kebanyakannya antara RM1.05 juta dan RM1.15 juta. Rumah kluster dan berkembar pegangan bebas oleh KSL, fasa pertama siap pada 2018.
KSL Mutiara Bestari 价格多少？
根据NAPIC记录（2021至2026年），转售中位价约RM110.2万，多数介于RM105万至RM115万之间。KSL发展的永久地契围篱Cluster及半独立式洋房，第一期于2018年完工。
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View project →Get the current price list and units available at KSL Mutiara Bestari
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.