Almãs Suites, Iskandar Puteri
UEM Sunrise · Serviced residence · Freehold · Selling
RM 473,888 to RM 2,718,000 · 520–2,221 sq ft · 1–3 bed
- 1Price against the areaRM 911+42% vs new launches nearby+142% vs completed condos
- 2The area+28.6%Change in Johor house prices over the four years to Q1 2026 · Very high unsold supply in the state
- 3Other options at this price8other new launches within 15% of RM 911 per sq ft
- 4Cost and risksRM 55,867Cash upfront and RM 1,966 a month after that
Almãs Suites is a freehold serviced residence in Iskandar Puteri, Johor, by UEM Sunrise. The developer lists prices from RM473,888 for a 520 sq ft unit, about RM911 psf. That is 142% above the NAPIC 2025 median of RM377 psf for completed condos in the Johor Bahru district. Checked against the developer's website on · Developer's project page
Location
Puteri Harbour, Iskandar Puteri, Johor
Nearby, as listed by the developer
- Hospital (3.5 KM)
- Legoland (4.2 KM)
- University (7.3 KM)
- Shopping Mall (11.7 KM)
1Almãs Suites price compared with the area
Prices start from RM 473,888. If that price is for the smallest layout (520 sq ft), it works out to about RM 911 per sq ft.
NAPIC recorded 13 completed condos in the Johor Bahru district in 2025. That area includes Iskandar Puteri. Its entry price per sq ft is higher than every price NAPIC recorded in the area. New launches usually cost more per sq ft than completed condos nearby.
See the 13 completed condos NAPIC recorded in the Johor Bahru district on the area page.
- SA.YOUNG 2RM 560
- SA.YOUNG 3RM 723
- Almãs SuitesRM 911
Each developer's starting price divided by its smallest layout, unless the developer states a price per sq ft.
The developer does not publish a price per sq ft. Ask for the price list. If the starting price is for a bigger layout, the entry price per sq ft is lower than shown here.
2The area
Completed condos in Johor Bahru changed +0.1% in price from 2024 to 2025 and +0.2% in the first half of 2026 (NAPIC, median per condo). See the price trend
House prices in Johor rose 28.6% in the four years to Q1 2026P, against 14.2% for Malaysia. See the state price and supply charts on the Iskandar Puteri page.
3Other options at this price
↑ Starting price
| Project | Entry psf | vs this |
|---|---|---|
| Skypark KeplerJohor Bahru | RM 886 | -3% |
| Calia Residences by PGBJohor Bahru | RM 885 | -3% |
| Sunway MajesticJohor Bahru | RM 803 | -12% |
| Adison Serviced ApartmentsJohor Bahru | RM 789 | -13% |
| The AldenzPetaling Jaya, Selangor | RM 911 | 0% |
| Bangsar Hill Park VerduraBangsar, Kuala Lumpur | RM 911 | 0% |
| Setia Sky SeputehTaman Seputeh, Kuala Lumpur | RM 912 | 0% |
| Celestia GentingGenting Highlands, Pahang | RM 914 | 0% |
4Cost and risks
Starting priceRM 473,888
Monthly instalment
RM 1,966
Cash upfront (down payment and stamp duty)
RM 55,867
- Down payment
- RM 47,389
- Stamp duty on the transfer
- RM 8,478
- Loan amount
- RM 426,499
- Total interest over the loan
- RM 399,194
Based on the starting price, with stamp duty on the transfer only. Legal fees and loan stamp duty are extra. We apply the first-home exemption only up to RM500,000. Confirm it with your lawyer.
Things to check
- No completion date is published: ask for the vacant possession date and the late-delivery terms in the SPA.
- In Johor a foreign buyer needs state consent and can only buy a unit priced at RM 1,000,000 or more.
Project details+
- Developer
- UEM Sunrise
- Location
- Puteri Harbour, Johor
- Property type
- Serviced residence
- Tenure
- Freehold
- Total units
- Not stated by the developer
- Blocks / towers
- Not stated by the developer
- Storeys
- Not stated by the developer
- Expected completion
- Not stated by the developer
1.1-acre eco-deck · Swimming and wading pools · Indoor and outdoor gymnasiums · Multipurpose/half basketball hall · Wellness terrace · Multi-tiered security control · Entertainment venue on 33rd floor
Almãs Suites floor plans and photos
Almãs Suites layouts
| Layout | Size | Bedrooms |
|---|---|---|
| Type C1 | 520 sq ft | 1 |
| Type C2 | 896 sq ft | 1 |
| Type C3 | 2,221 sq ft | 3 |
Our take
- The entry price per sq ft is 142% above the median for completed condos in Iskandar Puteri. Some of that gap is normal for a new building. We would compare it with other new launches in Iskandar Puteri before paying a booking fee.
- Of the 3 new launches we track in Iskandar Puteri, it has the highest entry price per sq ft.
- Other new launches at a similar price per sq ft: Skypark Kepler (RM 886 psf), Calia Residences by PGB (RM 885 psf) and Sunway Majestic (RM 803 psf).
- Many completed condos in Johor are still unsold. That can make a unit slower to resell or rent out.
More new launches in Iskandar Puteri
Other new launches in Johor
More new launches by UEM Sunrise
Almãs Suites: common questions
How much is Almãs Suites in Iskandar Puteri?
The developer lists prices from RM 473,888, about RM 911 per sq ft for the smallest layout.
Is Almãs Suites freehold or leasehold?
The developer lists it as freehold.
Can foreigners buy Almãs Suites?
Units priced at RM 1,000,000 or more meet Johor's minimum for foreign buyers. Cheaper units do not.
Sources
Project facts come from the developer's website. Area prices and yields come from NAPIC's Laporan Pasaran Harta 2025. State figures come from the MHPI (Q1 2026P) and the NAPIC overhang tables (Q1 2026). No developer pays us.