Pulai, Iskandar Puteri · Phases 1–2 completed, Phase 3 under construction · Landed homes
Taman Pulai Bestari
A gated freehold landed township by KSL next to Pulai Springs Resort. Phases 1 and 2 are completed, and Phase 3 terrace houses, 77.88% built, are due in September 2027.
Replies on WhatsApp from Jason himself · No obligation
Jason’s take
Two phases finished and the third about 78% built, freehold and gated, near UTM and U Mall. Good for families who want to see a finished home first. Time the drive from Pulai to your workplace.
Jason Lim · REN 84424 · IQI Realty Sdn. Bhd. E (1) 1584/6
Answer block
Taman Pulai Bestari 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
Taman Pulai Bestari
Project codes 4204-14, 4204-15 and 4204-16
Address
Jalan Pulai Bestari, Pulai Springs
Skudai postal address
Tenure
Freehold
Individual title
Completed
Phases 1 and 2
May 2025 and March 2026; Phase 3 due 23 Sep 2027
Phases
3
Gated and guarded
Units
748
183 + 325 + 240 across the phases
Sizes
2,050–2,620 sq ft
Terrace and cluster, 4 bed 4 bath
Foreign buyers
Some units may qualify
Only units priced at RM1 million or more, plus state consent
Why this address
Four things buyers weigh at Taman Pulai Bestari
A gated freehold township where most homes are already built. Here is the case, and the catch.
Ready or nearly ready
Two phases are completed, so you can see the finished homes, and Phase 3 is 77.88% built.
Freehold, gated and guarded
4-bedroom, 4-bathroom layouts across phases, with 24-hour security and perimeter fencing.
Near UTM and U Mall
UTM, SMK Kangkar Pulai, AEON Taman Universiti and U Mall are nearby, next to Pulai Springs Resort.
What to weigh: the location
Pulai is north-west of JB, near Skudai and Gelang Patah. Time your commute.
The development
Taman Pulai Bestari, decoded
Three phases of gated landed homes next to Pulai Springs Resort. Phase 1 was completed in May 2025 and Phase 2 in March 2026.
The phases
Facilities
As listed in the developer’s fact sheets and listing sources.
Security
Security
- 24-hour security
- Perimeter fencing
Community
Community spaces
- Children’s playground
- Community garden
Where the project is now
Layouts
All 6 Taman Pulai Bestari layouts
6 layout types, from 2,050 to 2,620 sq ft. Sizes from the developer’s published plans, checked October 2026. Other layouts may exist; ask for the full list. Tap any layout and the drawing comes to your WhatsApp.
2-storey terrace 22 × 70 ft (intermediate lot) — 2,050 sq ft
4 bed 4 bath · 2,050 sq ft · Intermediate lot
Get this floor planAsk price & availability →
2-storey cluster 32 × 70 ft (intermediate lot) — 2,620 sq ft
4 bed 4 bath · 2,620 sq ft · Intermediate lot
Get this floor planAsk price & availability →Gallery
Taman Pulai Bestari in pictures
Images from the developer’s marketing material unless stated. Ask for the full set on WhatsApp.
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 Taman Pulai Bestari sits
Jalan Pulai Bestari, Taman Pulai Bestari, in the Pulai Springs area (Skudai postal address).
The government record
The statutory name is Taman Pulai Bestari
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 |
|---|---|---|---|---|---|
| 4204-14 | Phase 1 | 183 | RM820,000 – RM1,330,800 | Completed (May 2025) | Completed |
| 4204-15 | Phase 2 | 325 | RM997,800 – RM2,524,800 | Completed (Mar 2026) | Completed |
| 4204-16 | Phase 3 | 240 | RM932,000 – RM1,467,000 | 77.88% | 23 Sep 2027 |
Read from teduh.kpkt.gov.my on 30 September 2026.
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 Phase 1 | RM820,000 – RM1,330,800 | KPKT TEDUH |
| Price on the permit Phase 2 | RM997,800 – RM2,524,800 | KPKT TEDUH |
| Price on the permit Phase 3 | RM932,000 – RM1,467,000 | KPKT TEDUH |
| Asking price 13 portal listings | About RM780,000 – RM1.05 million | PropertyGuru, Oct 2026 |
Listing prices are asking prices, not transactions. Ask Jason for recent transactions.
Completed phases
Buying, selling or renting at Taman Pulai Bestari
At Taman Pulai Bestari, phases 1 and 2 are completed, so finished homes here are already bought and sold on the subsale market and rented out. Asking prices on property portals are not what buyers actually paid. Recorded transaction prices are published in the NAPIC open transaction data, and Jason can pull recent transactions for the home type you are interested in.
- Title. The land is freehold. Confirm that the individual land title has been issued for the home, as this affects how the transfer is done.
- Arrears and condition. Ask for recent quit rent and assessment receipts, any guarded-community fee statement, and check for defects or extensions without approval.
- Tenanted or vacant? A tenanted home gives rental income from day one, but the tenancy may continue after the sale.
- Foreign buyers. A subsale home must still meet Johor’s minimum price for foreigners (generally RM1 million) and needs state consent; stamp duty for foreigners buying a home is 8% from 2026, and Johor’s consent levy is 3% of the price or RM30,000, whichever is higher.
Owners get a free valuation or rental estimate. Buyers and tenants get recent transacted prices and available homes. Jason replies on WhatsApp.
Step-by-step guides: buying a subsale property · selling your property · renting out or renting
Track record
About Bintang-Bintang Development Sdn. Bhd. (KSL group)
Bintang-Bintang Development Sdn Bhd is a subsidiary of KSL Holdings.
Around the building
What is near Taman Pulai Bestari
The closest places on the map, measured in a straight line from the building. Driving distances are longer.
🚉 Getting around
None found nearby on the map
🛍️ Malls
- AEON Mall~1.4 km
- Tasek Central~2.3 km
- Perling Mall~3.1 km
🎓 Schools
- SK Taman Damai Jaya~1.2 km
- SJK (T) Bukit Serampang~1.5 km
- SK Taman Tun Aminah 2~1.6 km
- Sekolah Jenis Kebangsaan (T) Taman Tun Aminah~1.7 km
🏛️ Colleges and universities
- Southern University College~5.4 km
- Aeu Asia e University Johor Bahru Johor~5.7 km
- Marlborough College Malaysia~5.8 km
🏥 Hospitals
- Columbia Asia Hospital Iskandar Puteri~2.5 km
- Poliklinik Taman Anggerik~6.0 km
- Hospital Permai Johor Bahru~6.5 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 2,050 to 2,620 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.
- ⚠️ 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 RM1,050,000, 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 | RM1,050,000 | RM1,050,000 |
| Down payment | RM105,000 | RM315,000 |
| Loan amount | RM945,000 | RM735,000 |
| Stamp duty on transfer (MOT) | RM26,000 | RM84,000 |
| Stamp duty on loan (0.5%) | RM4,725 | RM3,675 |
| Lawyer, sale agreement (incl. 8% SST) | RM12,690 | RM12,690 |
| Lawyer, loan agreement (incl. 8% SST) | RM11,556 | RM9,288 |
| Cash needed before keys | RM159,971 | RM424,653 |
| 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
What is the price of Taman Pulai Bestari?
The price band on the advertising permit for Taman Pulai Bestari is RM820,000 to RM2,524,800, according to KPKT TEDUH records. Final prices depend on the unit and floor.
When will Taman Pulai Bestari be completed?
Taman Pulai Bestari has Phases 1 and 2 completed; Phase 3 is due for handover on 23 September 2027, per the SPA.
Who is the developer of Taman Pulai Bestari, and is it freehold?
Taman Pulai Bestari is developed by KSL group. The tenure is freehold.
Where is Taman Pulai Bestari located?
Taman Pulai Bestari is a landed housing project in Iskandar Puteri, next to Pulai Springs Resort. The map and nearby landmarks are in the fact sheet above.
Can foreigners buy Taman Pulai Bestari?
Foreign buyers in Johor generally need a property priced at RM1 million or more (the state minimum can vary by area and type), plus state consent, and cannot buy Bumiputera lots. At Taman Pulai Bestari, only the units priced at RM1 million or more would usually qualify, typically the larger layouts. Read the full guide: Can foreigners buy property in Malaysia?
How do I get the latest price list, floor plans or a viewing for Taman Pulai Bestari?
WhatsApp Jason Lim (REN 84424, IQI Realty) at +60 16-341 6299. He can send the latest price list and available units, floor plans, a full cost estimate, and arrange a viewing. There is no obligation.
Berapa harga Taman Pulai Bestari dan bila siap?
Taman Pulai Bestari terletak di Iskandar Puteri, bersebelahan Pulai Springs Resort (rumah bertanah). Julat harga dalam permit iklan ialah RM820,000 hingga RM2,524,800 (rekod KPKT TEDUH). Fasa 1 dan 2 sudah siap; Fasa 3 dijangka September 2027. WhatsApp Jason untuk harga terkini, pelan lantai dan lawatan.
Taman Pulai Bestari 价格多少？什么时候完工？
Taman Pulai Bestari位于依斯干达公主城，属于有地住宅项目。根据房屋及地方政府部（KPKT TEDUH）记录，广告准证价格范围约RM82万至RM252.5万。第一、二期已完工；第三期预计2027年9月交房。欢迎WhatsApp Jason索取最新价格表、平面图或预约看房。
Which schools are near Taman Pulai Bestari?
On map data, the nearest schools are SK Taman Damai Jaya (~1.2 km), SJK (T) Bukit Serampang (~1.5 km), SK Taman Tun Aminah 2 (~1.6 km). Distances are straight-line from the building.
Is there a train or bus station near Taman Pulai Bestari?
Map data shows no train or bus station within about 4 km, so most residents drive or use e-hailing.
What is the nearest hospital and mall to Taman Pulai Bestari?
The nearest hospital on map data is Columbia Asia Hospital Iskandar Puteri (~2.5 km), and the nearest mall is AEON Mall (~1.4 km).
How much cash do I need to buy at Taman Pulai Bestari?
For a unit at RM1,050,000,, a Malaysian buyer with a 90% loan needs about RM9,288 before getting the keys, covering the down payment, stamp duty and legal fees. A foreign buyer with a 70% loan needs about RM159,971, 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 Taman Pulai Bestari
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.
No agent fee is payable by the buyer on new developer launches.
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.