Bandar Kulai, Kulai · New launch · Under construction
Sakura (JK8), Scientex Bandar Kulai
A Scientex phase of 184 freehold double-storey cluster homes in Kulai, with four bedrooms and about 1,840 sq ft on 30 × 70 ft lots, at RM630,300–818,800 on the advertising permit and completion due in June 2028.
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Jason’s take
Two-storey cluster homes on 30 x 70 ft lots from RM630,300 on the permit, which is good space for the money. It suits people working in Kulai and Senai. It’s an early-stage build with keys due June 2028, and the title can’t go to foreigners.
Jason Lim · REN 84424 · IQI Realty Sdn. Bhd. E (1) 1584/6
Answer block
Sakura (JK8), Scientex Bandar Kulai 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
Sakura (JK8)
Registered as Taman Scientex Kulai 3, code 30884-7 (KPKT TEDUH); a phase of Scientex Bandar Kulai marketed as Rumah Kluster 2 Tingkat
Developer
Scientex Lestari Sdn Bhd
Company no. 202301017345, a subsidiary of Scientex Berhad
Developer licence
30884/10-2029/0227(A)
Valid 16 October 2024 to 15 October 2029 (developer page and brochure)
Advertising permit
30884-7/06-2028/0419(N)-(L)
Valid 10 June 2026 to 9 June 2028 (developer page and brochure)
Permit price band
RM630,300 – RM818,800
Minimum and maximum prices on the developer’s page
Approvals
Majlis Perbandaran Kulai (MPKu)
Building plan approval MPKU4/2-8/2025P (15)
Tenure
Freehold
No encumbrances; the brochure notes the land cannot be transferred to non-citizens or foreign companies without state approval
Keys due
12 June 2028
KPKT record; about 5% built in October 2026
Foreign buyers
None
Every price is below RM1 million, and the title carries a restriction on transfers to non-citizens
Why this address
Four things buyers weigh at Sakura
The largest lots so far in Scientex’s Kulai township. Here is the case, and the catch.
Bigger lots than the terraces
Sakura’s 30 × 70 ft cluster lots are wider than the 18 × 65 ft terraces in Scientex’s other Bandar Kulai phases, and each home has a 10-ft private garden.
Room for a family
The layout has four bedrooms, three bathrooms, a multipurpose room, a family area and a balcony, at about 1,840 sq ft.
Close to Kulai town
The brochure lists Hospital Kulai, AEON Mall Kulai, IOI Mall, Kulai KTM station and the North–South Expressway among nearby amenities.
What to weigh: the wait and nearby supply
Keys are due in June 2028, and Scientex is selling several other phases in the same township at the same time. Older Scientex homes nearby resell for less: NAPIC records a median of about RM400,000 in Taman Scientex Kulai 2, though those are smaller terraces.
The development
Sakura (JK8), Scientex Bandar Kulai, decoded
Double-storey cluster homes on 30 × 70 ft lots in Scientex Bandar Kulai, due for completion in June 2028.
Facilities
Layout features and nearby amenities as listed in the developer’s brochure (checked October 2026).
Home
Layout
- Multipurpose room
- Family area
- Balcony
- 10-ft private garden
- Car porch
Nearby
Daily needs
- AEON Mall Kulai
- Mydin
- Lotus’s
- IOI Mall
- Johor Premium Outlets
Nearby
Services
- Hospital Kulai
- Kulai KTM station and bus station
- SJK (C) Kulai 1, SK Kulai, SM Foon Yew
Where the project is now
Layouts
Sakura (JK8), Scientex Bandar Kulai layouts
One layout in corner, middle and end lots, from the developer’s page and brochure, checked October 2026. Tap any layout and the drawing comes to your WhatsApp.
Cluster home — 1,840 sq ft
4 bed 3 bath · 1,840 sq ft · lot 30 × 70 ft · multipurpose room, balcony
Get this floor planLocation & connectivity
Where Sakura (JK8), Scientex Bandar Kulai sits
Scientex Bandar Kulai, 81000 Kulai, Johor (sales office at Taman Scientex Kulai 3).
The government record
The registered name is Taman Scientex Kulai 3
This is what the Ministry of Housing records from the developer’s statutory returns: the price band on the advertising permit and the certified construction progress. A brochure price can be revised; the permit price was filed.
| Project code | Registered name | Units | Price band on the permit | Built | Keys due |
|---|---|---|---|---|---|
| 30884-7 | Taman Scientex Kulai 3 (Sakura JK8) | 184 | RM630,300 – RM818,800 | 5% | 12 Jun 2028 |
Read from teduh.kpkt.gov.my on 9 October 2026. Filed advertisement (PDF): 30884-7.
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 |
|---|---|---|
| Price on the permit Sakura JK8 (184 homes) | RM630,300 – RM818,800 | Scientex project page and brochure, Oct 2026 |
| Transacted Taman Scientex Kulai 2, 64 records 2021–2026 | Median RM400,000 · RM265 psf | NAPIC via List.my, Oct 2026 |
| Transacted Taman Scientex Utama, Kulai, 55 records 2021–2026 | Median RM500,000 · RM426 psf | NAPIC via List.my, Oct 2026 |
The permit row is the minimum and maximum price published by the developer. The transacted rows are resales in two older Scientex estates in Kulai, of all property types, for comparison only; NAPIC data typically lags about six months.
Track record
About Scientex Lestari Sdn Bhd (Scientex Berhad)
Scientex Lestari Sdn Bhd is a subsidiary of Scientex Berhad, which builds mostly landed homes in Johor.
Scientex’s Bandar Kulai page lists ten projects in the township, including the Tulip and Dandelion terrace phases and an affordable-housing phase.
Straight answers
Frequently asked questions
What homes are there and what sizes?
Sakura has 184 double-storey cluster homes on 30 × 70 ft lots, each about 1,840 sq ft with four bedrooms, three bathrooms and a multipurpose room.
When will Sakura be completed?
The developer gives June 2028 as the expected completion date. Confirm the vacant possession date in your SPA.
Who is the developer, and is it freehold?
It is developed by Scientex Lestari Sdn Bhd, a Scientex Berhad subsidiary. The developer records the land as freehold with no encumbrances.
Can foreigners buy at Sakura?
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. Prices here run from RM630,300 to RM818,800, all below the RM1 million floor, and the brochure notes a restriction on transfers to non-citizens, so foreigners cannot buy.
Berapa harga rumah kluster Sakura di Kulai?
Julat harga yang diterbitkan pemaju ialah RM630,300 hingga RM818,800. Rumah kluster dua tingkat pegangan bebas ini, 184 unit, dijangka siap pada Jun 2028.
Sakura（JK8）价格多少？什么时候完工？
发展商公布的价格约RM63.03万至RM81.88万。永久地契双层Cluster房屋，共184间，每间约1,840平方尺，预计2028年6月完工。
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View project →Get the current price list and units available at Sakura (JK8), Scientex Bandar Kulai
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.