East Ledang, Iskandar Puteri · Bungalow lots sold from 2007 · Subsale
Ledang Heights
One of UEM Sunrise’s first Nusajaya projects: a gated, freehold estate of 571 bungalow lots near EduCity, where owners have built their own homes. Built bungalows were asking about RM3.9m–6.5m and most vacant lots about RM1.2m–2.1m in October 2026.
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Jason’s take
Big bungalow lots, mostly 10,000 sq ft or more, about eight minutes from the Second Link. It’s for buyers who want to build their own house or buy a finished bungalow. Every house is different and few sell each year, so get a proper valuation before you offer.
Jason Lim · REN 84424 · IQI Realty Sdn. Bhd. E (1) 1584/6
Answer block
Ledang Heights 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
Ledang Heights
An early UEM Sunrise development in the East Ledang area of Iskandar Puteri (PropertyGuru; NST)
Address
Persiaran Ledang Heights
79250 Iskandar Puteri, Johor (PropertyGuru)
Tenure
Freehold
PropertyGuru and NST
Completion
Lots on sale from about 2007
NST reported 2007 land prices in 2017; homes have been built by owners since, so ages vary
Lots
571 bungalow lots
NST reported all lots sold by 2017
Land
133 ha
NST, 2017; PropertyGuru’s description gives a 360-acre plot, so records differ
Typical sizes
Lots ~10,000–20,000 sq ft
Built bungalows on recent listings run to roughly 3,900–8,000 sq ft (PropertyGuru, Oct 2026)
Foreign buyers
Most built homes, on price
Built bungalows ask about RM3.9 million and up; NST reported many buyers from Singapore
Why this address
Four things buyers weigh at Ledang Heights
Large freehold lots in an early, gated Nusajaya estate. Here is the case, and the catch.
Big lots, your own design
Lots are typically 10,000 sq ft or more, so buyers can build or rebuild a house to their own plan rather than buy a standard layout.
Close to Singapore
PropertyGuru’s description puts the Second Link about eight minutes’ drive away, with EduCity and Puteri Harbour nearby.
A long price record
NST reported land at about RM35 psf in 2007, roughly RM80 psf five years later and RM150–250 psf by 2017, according to valuers.
What to weigh: thin sales and varied houses
PropertyGuru recorded only three sale transactions in the past 12 months, and every house is different in age, size and finish. A vacant lot also means a build budget and a long wait before you can move in.
The development
Ledang Heights, decoded
A gated estate of freehold bungalow lots in East Ledang, sold by UEM Sunrise from about 2007 and built up by owners since.
Facilities
As listed on PropertyGuru’s project page (Oct 2026).
Clubhouse
Residents’ club
- Swimming pool
- Gym
- Spa
- Café and restaurants
- Multi-purpose hall
Outdoors
Parks and play
- Lake with walkway
- Jogging path
- Playground
- BBQ area
Security
Living
- Gated and guarded
- 24-hour security
- CCTV
- Mini-mart
Where the project is now
Location & connectivity
Where Ledang Heights sits
Persiaran Ledang Heights, 79250 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 |
|---|---|---|
| Land price valuers’ estimate, 2017 | RM150 – RM250 psf of land | NST, Jun 2017 |
| Asking price built bungalows, 9 listings on page 1 | RM3.9m – RM12m · most RM3.9m–6.5m | PropertyGuru, Oct 2026 |
| Asking price 4-bedroom homes (25 listed) | Average about RM4.10m | PropertyGuru, Oct 2026 |
| Asking price 5-bedroom and larger (68 listed) | Average about RM6.32m | PropertyGuru, Oct 2026 |
| Asking price vacant lots, 11 listings on page 1 | RM998,000 – RM4.91m · about RM95–140 psf of land | PropertyGuru, Oct 2026 |
| Asking rent 45 listings | RM13,500 – RM36,990 a month | PropertyGuru project page, Oct 2026 |
The 2017 row is a valuers’ estimate reported by NST. All other rows are asking prices seen on PropertyGuru in October 2026 (about 220 homes and lots for sale), not transactions; PropertyGuru recorded only three sales in the past 12 months. Several listings misstate built-up areas, so check each one.
Track record
About UEM Sunrise Berhad
UEM Sunrise Berhad is the master developer of Iskandar Puteri, formerly Nusajaya, and Ledang Heights was one of its earliest projects there.
The neighbouring East Ledang area also holds UEM Sunrise’s Ledang Urban Retreat, opened in 2010, and the Tranquility Park villas.
Straight answers
Frequently asked questions
What is for sale and what sizes?
Ledang Heights has 571 freehold bungalow lots. Recent listings show vacant lots of about 10,000–20,000 sq ft and owner-built bungalows of roughly 3,900–8,000 sq ft, most with four to six bedrooms.
Is Ledang Heights freehold?
Yes. PropertyGuru and NST 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. Built bungalows here ask about RM3.9 million and up, and most vacant lots ask above RM1 million, so most non-Bumiputera properties clear the price floor. Ask a lawyer how state consent applies to a vacant lot.
How much does a bungalow rent for?
PropertyGuru showed 45 rental listings in October 2026, asking about RM13,500 to RM36,990 a month.
Berapa harga banglo di Ledang Heights?
Pada Oktober 2026, banglo siap di PropertyGuru ditawarkan sekitar RM3.9 juta hingga RM6.5 juta, manakala kebanyakan lot kosong sekitar RM1.2 juta hingga RM2.1 juta. Ia pegangan bebas dengan 571 lot banglo.
Ledang Heights 价格多少？
根据PropertyGuru（2026年10月），已建独立洋房挂牌价多在约RM390万至RM650万，空地多在约RM120万至RM210万。永久地契，共571个洋房地段，有门禁保安。
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View project →Get the current price list and units available at Ledang Heights
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.