Taman Sierra Perdana, Masai · Completed 2023 · Subsale
Sierra Heights
MB World’s freehold apartments in Taman Sierra Perdana: 406 units in two blocks on about 6.26 acres, mostly three-bedroom layouts of about 850–1,000 sq ft, handed over in 2023.
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Answer block
Sierra 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
Sierra Heights
Also filed as Residensi Siera Perdana; by MB World Group Berhad
Address
Jalan Sierra Perdana
Taman Sierra Perdana, 81750 Masai
Tenure
Freehold
Developer’s site, PropertyGuru, iProperty and Mudah
Completion
2023
The developer’s site says completed in 2023; PropertyGuru, iProperty and Mudah agree
Units
406
Developer’s site, PropertyGuru and Mudah agree
Blocks
2
On about 6.26 acres (PropertyGuru)
Layouts
About 850–1,000 sq ft
2+1 and 3 bedrooms, 2 bathrooms (PropertyGuru); Mudah sale listings run to 1,400 sq ft, so records differ
Foreign buyers
Not eligible in practice
Asking prices are well below RM1 million
Why this address
Four things buyers weigh at Sierra Heights
A recently completed, mid-priced freehold block on the Masai side of JB. Here is the case, and the catch.
Recently completed
The developer lists Sierra Heights as completed in 2023, so fittings and common areas are newer than most Masai apartment blocks.
Family layouts at a mid price
Most units are three-bedroom, two-bathroom homes of about 850–1,000 sq ft, with asking prices from about RM350,000 in October 2026.
Shops and schools nearby
PropertyGuru lists Mydin Taman Rinting, KIPMall Masai and Lotus’s Seri Alam nearby, with SK Taman Rinting 1 and 3 about 1.4–1.5 km away.
What to weigh: little resale history
With completion only in 2023, there is no transacted median yet on the portals. Rely on recent asking prices with care and ask for any recorded sales before you offer.
The development
Sierra Heights, decoded
Two freehold apartment blocks on about 6.26 acres in Taman Sierra Perdana, Masai.
Facilities
As listed by the developer and PropertyGuru; floor levels are not published.
Water
Pools
- Swimming pool
- Wading pool
- Jacuzzi
Active
Sports and fitness
- Gymnasium
- Jogging track
Residents
Shared spaces
- Multi-purpose hall
- Reading lounge
- Games area
- Children’s playroom
- Playground
- BBQ area
- Guardhouse and 24-hour security
Where the project is now
Gallery
Sierra Heights in pictures
Images from the developer’s marketing material unless stated. Ask for the full set on WhatsApp.
Price and rent by layout
What each layout is asking at Sierra Heights
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 |
|---|---|---|---|---|
| – | about 800–900 sq ft | RM368,000–390,000 | RM2,300/mo | 5 |
| – | about 900–1,000 sq ft | – | RM1,800/mo | 2 |
| – | about 1,000–1,100 sq ft | – | RM1,800–2,300/mo | 10 |
| – | about 2,100–2,200 sq ft | RM958,000 | – | 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
Location & connectivity
Where Sierra Heights sits
Jalan Sierra Perdana, Taman Sierra Perdana, 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 |
|---|---|---|
| Asking price for sale, all sizes | About RM350,000–498,000 · RM433–459 psf | Mudah building page and PropertyGuru building page, Oct 2026 |
| Asking rent whole units | About RM1,800–2,300 a month | Mudah building page, Oct 2026 |
Both rows are asking prices, not transactions: Mudah showed 11 for sale and 10 for rent in October 2026, and PropertyGuru showed 5 for sale from RM368,000 and 13 for rent from RM1,800. No transacted median from EdgeProp, Brickz or NAPIC was available for this recently completed project.
Track record
About MB World Group Berhad
MB World Group Berhad lists Sierra Heights on its property development page as a 406-unit project completed in 2023.
PropertyGuru names WB Land Sdn Bhd, also listed as MB Max Sdn Bhd, as the developing company.
Around the building
What is near Sierra Heights
The closest places on the map, measured in a straight line from the building. Driving distances are longer.
🚉 Getting around
- Terminal Bas Masai~2.2 km
- Pasir Gudang Bus Terminal~4.0 km
🛍️ Malls
- Canberra Plaza~5.7 km
- AEON Mall~5.8 km
- Junction Nine~5.8 km
🎓 Schools
- Sekolah Kebangsaan Taman Rinting 1~1.1 km
- SMK Taman Rinting 2~1.3 km
- Sekolah Kebangsaan Taman Rinting 2~1.6 km
- Sekolah Kebangsaan Taman Megah Ria~1.8 km
🏛️ Colleges and universities
- GiatMARA Johor Bahru~3.6 km
- MARA University of Technology Pasir Gudang Campus~5.4 km
- Kolej Komuniti Pasir Gudang~5.4 km
🏥 Hospitals
- Regency Specialist Hospital Sdn Bhd~2.2 km
- KPJ Pasir Gudang Specialist Hospital~3.2 km
- Hospital Pasir Gudang~4.0 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
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.
- ⚠️ Most asking prices here are below RM1 million, so most units cannot be sold to foreigners in Johor. On resale, your buyers will mainly be locals.
- ⚠️ 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 RM370,000, 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 | RM370,000 | RM370,000 |
| Down payment | RM37,000 | RM111,000 |
| Loan amount | RM333,000 | RM259,000 |
| Stamp duty on transfer (MOT) | RM6,400 | RM29,600 |
| Stamp duty on loan (0.5%) | RM1,665 | RM1,295 |
| Lawyer, sale agreement (incl. 8% SST) | RM4,995 | RM4,995 |
| Lawyer, loan agreement (incl. 8% SST) | RM4,496 | RM3,497 |
| Cash needed before keys | RM54,556 | RM150,387 |
| 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 units are there and what sizes?
There are 406 apartments in two blocks on about 6.26 acres. PropertyGuru gives sizes of about 850 to 1,000 sq ft in 2+1 and three-bedroom layouts with two bathrooms; some Mudah listings show units up to 1,400 sq ft, so records differ.
Is Sierra Heights freehold?
Yes. The developer, PropertyGuru, iProperty and Mudah 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. Asking prices at Sierra Heights top out around RM498,000, so no unit reaches the RM1 million line and foreign buyers are not eligible in practice.
How much does a unit rent for?
Mudah listings in October 2026 ask about RM1,800 to RM2,300 a month for whole units; PropertyGuru listings start around RM1,800.
Berapa harga Sierra Heights?
Harga tawaran di Mudah (Oktober 2026) sekitar RM350,000 hingga RM498,000, dan sewa sekitar RM1,800 hingga RM2,300 sebulan. Pegangan bebas, 406 unit, siap pada 2023.
Sierra Heights 价格多少？租金多少？
Mudah挂牌价约RM35万至RM49.8万（2026年10月），月租约RM1,800至RM2,300。永久地契，共406个单位，2023年完工。
Which schools are near Sierra Heights?
On map data, the nearest schools are Sekolah Kebangsaan Taman Rinting 1 (~1.1 km), SMK Taman Rinting 2 (~1.3 km), Sekolah Kebangsaan Taman Rinting 2 (~1.6 km). Distances are straight-line from the building.
Is there a train or bus station near Sierra Heights?
The nearest stations on map data are Terminal Bas Masai (~2.2 km), Pasir Gudang Bus Terminal (~4.0 km).
What is the nearest hospital and mall to Sierra Heights?
The nearest hospital on map data is Regency Specialist Hospital Sdn Bhd (~2.2 km), and the nearest mall is Canberra Plaza (~5.7 km).
How much cash do I need to buy at Sierra Heights?
For a unit at RM370,000,, a Malaysian buyer with a 90% loan needs about RM3,497 before getting the keys, covering the down payment, stamp duty and legal fees. A foreign buyer with a 70% loan needs about RM54,556, before the state consent fee. The full table is in "What buying here costs in 2026".
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View project →Get the current price list and units available at Sierra 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.