Taman Ungku Tun Aminah, Skudai · Completed 1980s · Subsale
Taman Ungku Tun Aminah
One of Skudai’s older freehold townships, known locally as TUTA, built in the 1980s around a bus terminal, a wet market and Tasek Central. NAPIC data on list.my shows 921 recorded resales at a median of RM470,000, and two-storey terraces were asking about RM360,000 to RM820,000 in October 2026.
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Answer block
Taman Ungku Tun Aminah 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 Ungku Tun Aminah
Also called TUTA; named after Sultanah Tun Aminah (Wikipedia)
Address
Off Jalan Gelang Patah
81300 Skudai (StarProperty)
Tenure
Freehold
StarProperty; confirm on the title of the house you buy
Completed
1980s
Wikipedia; StarProperty calls it one of Skudai’s older developments
Homes
Mostly terraces
Single- and double-storey terraces, with shop lots on the edges (StarProperty, iProperty)
Layouts
About 700–2,800 sq ft
Built-up sizes in iProperty listings, Oct 2026; StarProperty gives 950–2,800 sq ft for terraces
Foreign buyers
None on price
Asking prices are below RM1 million, and single-storey terraces are closed to foreigners
Why this address
Four things buyers weigh at Taman Ungku Tun Aminah
A settled, walkable Skudai township with deep resale activity. Here is the case, and the catch.
Transport on the doorstep
The township has its own bus and taxi terminal, and Wikipedia lists bus routes to JB Sentral and Bandar Selesa Jaya.
Daily needs within walking distance
StarProperty lists a wet market, food court, surau and mosque, a public pool, a mini stadium, two secondary schools and Tasek Central nearby.
An active resale market
NAPIC data on list.my counts 921 recorded resales, so there is plenty of transacted evidence to price an offer against.
What to weigh: age and traffic
Many houses date from the 1980s and may need work. StarProperty notes evening congestion on Jalan Gelang Patah and Jalan Tun Amizah, and reports of snatch theft near the commercial edges.
The development
Taman Ungku Tun Aminah, decoded
A mature freehold township of terrace houses and shop lots off Jalan Gelang Patah, Skudai.
Facilities
Public amenities in and around the township, as listed by StarProperty and Wikipedia; there is no shared condominium-style facility.
Daily life
Shops and services
- Daily wet market
- Food court
- Tasek Central
- Local banks
- Police station
Community
Recreation and worship
- Public swimming pool
- Community hall
- Mini stadium
- Recreational field
- Surau and mosque
Transport
Getting around
- Bus and taxi terminal
- Bus routes to JB Sentral
Where the project is now
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 Ungku Tun Aminah sits
Taman Ungku Tun Aminah, off Jalan Gelang Patah, 81300 Skudai, 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 all recorded resales, 921 records | Median RM470,000 · RM312 psf · psf up about 9.7% over 12 months | NAPIC data via list.my, viewed Oct 2026 |
| Asking price 2-storey terraces under RM900k, 20 of 23 listings | About RM360,000–820,000 | iProperty, Oct 2026 |
| Asking price all houses above RM400k | 149 listings | iProperty, Oct 2026 |
| Asking rent terraces | From about RM900 a month (older figure) | StarProperty |
The transacted row is NAPIC subsale data summarised on list.my for the whole township, across house types. Sale rows are asking prices seen on iProperty in October 2026 (iProperty’s psf there is worked on land area). The rent row is StarProperty’s undated figure and may be out of date, so check current listings.
Track record
About Tasek Maju
Wikipedia records that the township was built in the 1980s and cites Tasek Maju as its developer.
A later gated precinct, Promenade, was built by Tasek Homes Sdn Bhd and completed in 2014, according to PropertyGuru.
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.
- ⚠️ An older building (completed 1980). Check the lifts, plumbing, sinking fund balance and any repairs the management has planned.
- ⚠️ 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 RM470,000, 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 | RM470,000 | RM470,000 |
| Down payment | RM47,000 | RM141,000 |
| Loan amount | RM423,000 | RM329,000 |
| Stamp duty on transfer (MOT) | RM8,400 | RM37,600 |
| Stamp duty on loan (0.5%) | RM2,115 | RM1,645 |
| Lawyer, sale agreement (incl. 8% SST) | RM6,345 | RM6,345 |
| Lawyer, loan agreement (incl. 8% SST) | RM5,711 | RM4,442 |
| Cash needed before keys | RM69,571 | RM191,032 |
| 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 kinds of homes are there?
Mostly single- and double-storey terrace houses, with shop lots on the edges. iProperty listings in October 2026 showed built-ups from about 700 to 2,800 sq ft, many on 1,540 sq ft lots.
Is Taman Ungku Tun Aminah freehold?
StarProperty records freehold tenure. Ask your lawyer to confirm it on the individual title, as older townships can include a mix of titles.
Can a foreigner buy here?
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. Houses here ask well below RM1 million, and single-storey terraces are closed to foreigners in any case, so in practice this township is for local buyers.
How much does a house rent for?
StarProperty gives terrace rents from about RM900 a month, but that figure is undated. Check current listings before relying on it.
Berapa harga rumah di Taman Ungku Tun Aminah?
Data NAPIC melalui list.my menunjukkan harga median RM470,000 (RM312 sekaki persegi) bagi 921 jualan yang direkodkan. Pada Oktober 2026, rumah teres dua tingkat di iProperty ditawarkan sekitar RM360,000 hingga RM820,000. Pegangan bebas.
Taman Ungku Tun Aminah（皇后花园）房价多少？
根据list.my显示的NAPIC数据，共921宗转售记录，中位价约RM47万（每平方尺RM312）。2026年10月iProperty上双层排屋挂牌价约RM36万至RM82万。永久地契，1980年代建成。
How much cash do I need to buy at Taman Ungku Tun Aminah?
For a unit at RM470,000,, a Malaysian buyer with a 90% loan needs about RM4,442 before getting the keys, covering the down payment, stamp duty and legal fees. A foreign buyer with a 70% loan needs about RM69,571, before the state consent fee. The full table is in "What buying here costs in 2026".
Compare
Worth putting beside this one
Same area first, then a similar budget. Chosen so you can compare the numbers yourself, not for which one pays the agent more.
Taman Perling, Johor Bahru
8Scape Residences @ Sutera
Freehold, 1,255 condominium units in four towers between Taman Sutera and Taman Perling, completed 2018. Recorded median about RM548 psf.
View project →Tampoi, Johor Bahru
Aliff Heights
Freehold, 612 serviced apartments in two 22-storey towers in Tampoi, completed 2024. Asking from about RM275,000.
View project →Bandar Putra, Kulai
Carillon 3A, Bandar Putra Kulai
Freehold, 168 single-storey terraces by IOI in Bandar Putra Kulai; RM626,900–1,200,900 on the permit, completion due May 2028.
View project →Get the current price list and units available at Taman Ungku Tun Aminah
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.