Bukit Senyum, Johor Bahru · Completed 2018 · Subsale
SKS Pavillion Residences
A 39-storey freehold condominium of 598 units on Jalan Storey, off the Tebrau Highway at Bukit Senyum, with studios from 400 sq ft up to three-bedroom layouts.
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Answer block
SKS Pavillion Residences 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
SKS Pavillion Residences
By SKS Pavillion Sdn Bhd (PropertyGuru, iProperty, EdgeProp)
Address
Jalan Storey, off Lebuhraya Tebrau
Bukit Senyum, 80300 Johor Bahru (PropertyGuru, EdgeProp)
Tenure
Freehold
PropertyGuru and iProperty
Completed
2018
PropertyGuru and iProperty
Storeys
39
PropertyGuru lists 2 blocks; iProperty lists a single building, so records differ
Units
598
PropertyGuru, iProperty and EdgeProp agree
Layouts
About 400 to 1,145 sq ft
Studio to three bedrooms (PropertyGuru); some listings quote larger built-ups
Foreign buyers
Very few units
Almost all asking prices are below RM1 million
Why this address
Four things buyers weigh at SKS Pavillion Residences
A freehold city-fringe condominium with a wide mix of unit sizes. Here is the case, and the catch.
Freehold in the city centre group
PropertyGuru and iProperty record freehold tenure for this Bukit Senyum address off the Tebrau Highway.
Studios to family units
Layouts run from 400 sq ft studios to three-bedroom units, so it suits both single tenants and families.
Firm recorded prices
EdgeProp records a 48-month median of about RM960 psf and an implied gross yield of about 5%.
What to weigh: many units for rent
PropertyGuru showed about 263 rental and 86 sale listings in October 2026. Expect competition for tenants, and compare like-for-like sizes, as asking psf varies widely.
The development
SKS Pavillion Residences, decoded
A freehold condominium on Jalan Storey, off the Tebrau Highway at Bukit Senyum.
Facilities
As listed by PropertyGuru and iProperty; floor levels are not published.
Water
Pools
- Swimming pool
- Wading pool
- Jacuzzi
Active
Wellness and fitness
- Gymnasium
- Sauna
- Steam bath
Residents
Shared spaces
- Multi-purpose hall
- BBQ area
- Landscaped garden
- Playground
- Covered car park
- 24-hour security
Where the project is now
Price and rent by layout
What each layout is asking at SKS Pavillion Residences
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 400–500 sq ft | – | RM2,000–2,300/mo | 9 |
| – | about 500–600 sq ft | – | RM1,700–2,500/mo | 6 |
| – | about 700–800 sq ft | – | RM2,500–2,600/mo | 3 |
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
Gallery
SKS Pavillion Residences in pictures
Images from the developer’s marketing material unless stated. Ask for the full set on WhatsApp.
Location & connectivity
Where SKS Pavillion Residences sits
Jalan Storey, off Lebuhraya Tebrau, Bukit Senyum, 80300 Johor Bahru, 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 price median, last 48 months | RM960 psf · typical RM930–1,012 psf | EdgeProp, viewed Oct 2026 |
| Asking price for sale, all sizes | About RM390,000–1.08m | PropertyGuru sale listings, Oct 2026 |
| Asking rent whole units and rooms | From about RM750–800 a month | iProperty and PropertyGuru, Oct 2026 |
The transacted row is EdgeProp’s record of completed sales over 48 months, based on a small number of recorded sizes; EdgeProp puts the implied gross yield at about 5.01%. Sale and rent rows are asking prices seen on PropertyGuru and iProperty in October 2026, not transactions.
Track record
About SKS Pavillion Sdn Bhd
PropertyGuru, iProperty and EdgeProp all name SKS Pavillion Sdn Bhd as the developer of the 598-unit condominium.
Around the building
What is near SKS Pavillion Residences
The closest places on the map, measured in a straight line from the building. Driving distances are longer.
🚉 Getting around
- Bukit Chagar~500 m
- Johor Bahru Sentral~900 m
- Johor Bahru Sentral~900 m
🛍️ Malls
- SKS Tower~100 m
- Komtar JBCC~800 m
- Danga City Mall~900 m
🎓 Schools
- Sekolah Menengah Teknik Tanjung Puteri Johor Bahru~400 m
- Sekolah Menengah Kebangsaan Dato Jaafar~400 m
- Sekolah Kebangsaan (P) Bandar Tinggi~700 m
- Sekolah Jenis Kebangsaan (C) St. Joseph dan Sekolah Kebangsaan St. Joseph~700 m
🏛️ Colleges and universities
- Olympia College Johor Bahru~300 m
- Kolej Vokasional Tanjung Puteri~500 m
- Asrama Kolej Vokasional Tanjung Puteri~600 m
🏥 Hospitals
- Maria Hospital~700 m
- Century Orthopaedic Specialist Clinic~1.1 km
- Sultanah Aminah Hospital~2.1 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.
- ⚠️ 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 RM1,080,000, 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 | RM1,080,000 | RM1,080,000 |
| Down payment | RM108,000 | RM324,000 |
| Loan amount | RM972,000 | RM756,000 |
| Stamp duty on transfer (MOT) | RM27,200 | RM86,400 |
| Stamp duty on loan (0.5%) | RM4,860 | RM3,780 |
| Lawyer, sale agreement (incl. 8% SST) | RM13,014 | RM13,014 |
| Lawyer, loan agreement (incl. 8% SST) | RM11,848 | RM9,515 |
| Cash needed before keys | RM164,922 | RM436,709 |
| 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 598 units on 39 storeys, according to PropertyGuru, iProperty and EdgeProp. PropertyGuru gives built-ups of about 400 to 1,145 sq ft, from studios to three-bedroom units; some listings quote larger sizes, so check the title.
Is SKS Pavillion Residences freehold?
Yes. PropertyGuru and iProperty record freehold tenure.
Can a foreigner buy here?
In Johor a foreign buyer generally needs a purchase price of RM1 million or more per residential property, must obtain state consent from the Johor Land and Mines Office, and cannot buy Bumiputera lots, low-cost or affordable units, Malay Reserve land or single or one-and-a-half-storey terraces. Stamp duty on the transfer of a home is a flat 8% for foreign buyers from 1 January 2026. Johor also charges foreign buyers a consent levy of 3% of the price or RM30,000, whichever is higher (since 1 July 2025). PropertyGuru asking prices in October 2026 ran from about RM390,000 to RM1.08 million, almost all below RM1 million, so only a rare unit priced at RM1 million or more could qualify, and only if it is not on a Bumiputera lot.
How much does a unit rent for?
PropertyGuru and iProperty rent listings in October 2026 started from about RM750 to RM800 a month, with whole larger units asking more.
Berapa harga SKS Pavillion Residences?
Harga transaksi median ialah RM960 sekaki persegi (EdgeProp, 48 bulan terakhir). Harga tawaran sekitar RM390,000 hingga RM1.08 juta. Hartanah ini pegangan bebas dan siap pada 2018.
SKS Pavillion Residences 价格多少？租金多少？
根据EdgeProp，过去48个月成交中位价约每平方尺RM960；挂牌价约RM39万至RM108万，月租约RM750起。永久地契，2018年完工。
Which schools are near SKS Pavillion Residences?
On map data, the nearest schools are Sekolah Menengah Teknik Tanjung Puteri Johor Bahru (~400 m), Sekolah Menengah Kebangsaan Dato Jaafar (~400 m), Sekolah Kebangsaan (P) Bandar Tinggi (~700 m). Distances are straight-line from the building.
Is there a train or bus station near SKS Pavillion Residences?
The nearest stations on map data are Bukit Chagar (~500 m), Johor Bahru Sentral (~900 m), Johor Bahru Sentral (~900 m).
What is the nearest hospital and mall to SKS Pavillion Residences?
The nearest hospital on map data is Maria Hospital (~700 m), and the nearest mall is SKS Tower (~100 m).
How much cash do I need to buy at SKS Pavillion Residences?
For a unit at RM1,080,000,, a Malaysian buyer with a 90% loan needs about RM9,515 before getting the keys, covering the down payment, stamp duty and legal fees. A foreign buyer with a 70% loan needs about RM164,922, before the state consent fee. The full table is in "What buying here costs in 2026".
Compare
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M Condominium
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View project →Get the current price list and units available at SKS Pavillion Residences
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.