Bandar Seri Alam, Masai · Completed 2019 · Subsale
Opal Residenz
A gated freehold enclave of 174 double-storey cluster and semi-detached homes by UMLand in Bandar Seri Alam, with built-ups of roughly 2,230–2,440 sq ft and covered parking for two cars side by side.
Replies on WhatsApp from Jason himself · No obligation
Answer block
Opal Residenz 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
Opal Residenz
Two sections; the second, launched in 2017 as Opal 2, added 82 homes (EdgeProp)
Address
Persiaran Seri Alam
Bandar Seri Alam, 81750 Masai
Tenure
Freehold
PropertyGuru, StarProperty and EdgeProp
Completed
2019
PropertyGuru
Homes
174
26 semi-detached and 148 cluster homes, per StarProperty; PropertyGuru also gives 174
Land
17.15 acres
StarProperty, October 2018
Layouts
About 2,230–2,440 sq ft
Five designs, all double-storey (StarProperty, PropertyGuru)
Foreign buyers
Larger homes only
Asking prices start around RM960,000
Why this address
Four things buyers weigh at Opal Residenz
A low-density gated enclave in an established township. Here is the case, and the catch.
Big homes on freehold land
Every design is a double-storey cluster or semi-detached home of more than 2,200 sq ft, on freehold title.
Gated, with card access
StarProperty lists CCTV and a vehicle access card reader, and PropertyGuru notes perimeter fencing and 24-hour security.
Daily needs close by
PropertyGuru puts a Tesco hypermarket about two minutes away and AEON Mall about ten minutes away.
What to weigh: thin resale market
PropertyGuru showed only six homes for sale and none for rent in October 2026, so there are few recent comparables. Ask for recorded transactions before you make an offer.
The development
Opal Residenz, decoded
Double-storey cluster and semi-detached homes on freehold land in Bandar Seri Alam, Masai.
Facilities
As listed by PropertyGuru and StarProperty.
Security
Gated community
- 24-hour security
- Perimeter fencing
- CCTV
- Vehicle access card reader
Outdoors
Shared spaces
- Jogging track
- Landscaped garden
- Playground
Home
In each house
- Covered parking for two cars side by side
- Unifi broadband provision
Where the project is now
Layouts
All 5 Opal Residenz layouts
Five designs, from 2,228 to 2,443 sq ft. Sizes from StarProperty’s October 2018 report and PropertyGuru’s building page. Tap any layout and the drawing comes to your WhatsApp.
Zircon (cluster) — 2,228 sq ft
Cluster home · 2,228 sq ft (StarProperty)
Get this floor planAsk price & availability →Ivory (cluster) — 2,296 sq ft
Cluster home · 4+1 bed 4 bath · 2,296 sq ft (StarProperty, PropertyGuru)
Get this floor planAsk price & availability →Amber (semi-D) — 2,303 sq ft
Semi-detached · 4+1 bed 5 bath · 2,303 sq ft (PropertyGuru)
Get this floor planAsk price & availability →Ruby (cluster) — 2,361 sq ft
Cluster home · 2,361 sq ft (StarProperty)
Get this floor planAsk price & availability →Amethyst (semi-D) — 2,443 sq ft
Semi-detached · 2,443 sq ft (StarProperty)
Get this floor planAsk price & availability →Price and rent by layout
What each layout is asking at Opal Residenz
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 |
|---|---|---|---|---|
| Ivory (cluster) | 2,296 sq ft | RM960,000–1.15m | – | 4 |
| Amber (semi-D) | 2,303 sq ft | RM980,000 | – | 2 |
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 Opal Residenz sits
Persiaran Seri Alam, Bandar Seri Alam, 81750 Masai, 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 |
|---|---|---|
| Launch price 2017 (Opal 2) | From RM788,000 | EdgeProp news, May 2017 |
| Launch price 2018 designs | RM769,800–894,800 | StarProperty, October 2018 |
| Asking price for sale, all designs | From about RM960,000 · RM415–513 psf | PropertyGuru building page, Oct 2026 |
Launch prices are the developer’s published prices reported at the time. The asking row is from PropertyGuru in October 2026 (six homes for sale, none for rent) and is not a transaction record; no recorded transaction median was found.
Track record
About Seri Alam Properties Sdn Bhd
Opal Residenz was built by Seri Alam Properties Sdn Bhd, the United Malayan Land (UMLand) subsidiary behind the Bandar Seri Alam township.
EdgeProp reported in 2017 that the first section had 84 cluster and 8 semi-detached homes, and that Opal 2 added 82 homes on 6.45 acres.
Around the building
What is near Opal Residenz
The closest places on the map, measured in a straight line from the building. Driving distances are longer.
🚉 Getting around
- Terminal Bas Masai~3.5 km
🛍️ Malls
None found nearby on the map
🎓 Schools
- MRSM Johor Bahru~400 m
- SJK (T) Bandar Seri Alam~500 m
- Sekolah Menengah Kebangsaan Seri Alam 2~600 m
- Sekolah Seni Johor Bahru~1.2 km
🏛️ Colleges and universities
- Universiti Kuala Lumpur (UNIKL)~800 m
- MARA University of Technology Pasir Gudang Campus~2.4 km
- Politeknik Ibrahim Sultan~3.1 km
🏥 Hospitals
- Regency Specialist Hospital Sdn Bhd~3.2 km
- Hospital Pasir Gudang~3.6 km
- KPJ Pasir Gudang Specialist Hospital~4.5 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 2,228 to 2,443 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 RM890,000, 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 | RM890,000 | RM890,000 |
| Down payment | RM89,000 | RM267,000 |
| Loan amount | RM801,000 | RM623,000 |
| Stamp duty on transfer (MOT) | RM20,700 | RM71,200 |
| Stamp duty on loan (0.5%) | RM4,005 | RM3,115 |
| Lawyer, sale agreement (incl. 8% SST) | RM10,962 | RM10,962 |
| Lawyer, loan agreement (incl. 8% SST) | RM10,001 | RM8,078 |
| Cash needed before keys | RM134,668 | RM360,355 |
| 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?
PropertyGuru and StarProperty give 174 homes in total: 26 semi-detached and 148 cluster homes in five double-storey designs. Built-ups run from 2,228 to 2,443 sq ft.
Is Opal Residenz freehold?
Yes. PropertyGuru, StarProperty and EdgeProp all record freehold tenure.
Can a foreigner buy here?
In Johor a foreign buyer generally needs to pay at least RM1 million per 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. PropertyGuru asking prices at Opal Residenz start around RM960,000 (RM415–513 psf), so only the larger homes priced at RM1 million or more could qualify, and only if the lot is not a Bumiputera lot.
How much does a home rent for?
No rental listings were live on PropertyGuru in October 2026, so there is no current asking rent to quote. Ask for recent tenancies in the township before you rely on rental income.
Berapa harga Opal Residenz?
Harga tawaran di PropertyGuru (Oktober 2026) bermula sekitar RM960,000, iaitu RM415 hingga RM513 sekaki persegi. Rumah kluster dan berkembar dua tingkat ini pegangan bebas dan siap pada 2019.
Opal Residenz 价格多少？
根据PropertyGuru（2026年10月），挂牌价约RM96万起，每平方尺约RM415至RM513。共174间双层集群式及半独立式住宅，永久地契，2019年完工。
Which schools are near Opal Residenz?
On map data, the nearest schools are MRSM Johor Bahru (~400 m), SJK (T) Bandar Seri Alam (~500 m), Sekolah Menengah Kebangsaan Seri Alam 2 (~600 m). Distances are straight-line from the building.
Is there a train or bus station near Opal Residenz?
The nearest stations on map data are Terminal Bas Masai (~3.5 km).
How much cash do I need to buy at Opal Residenz?
For a unit at RM890,000,, a Malaysian buyer with a 90% loan needs about RM8,078 before getting the keys, covering the down payment, stamp duty and legal fees. A foreign buyer with a 70% loan needs about RM134,668, 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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Freehold, 780 serviced residences by IJM Land in Permas Jaya, completed 2014. Asking from about RM250,000.
View project →Get the current price list and units available at Opal Residenz
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.