Sky Valley Residences, Johor Bahru
S P Setia Berhad · Not stated
RM 271,000 to RM 599,000 · 400–873 sq ft · 3 bed
- 1Price against the areaRM 678≈ 0% vs new launches nearby+80% 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 678 per sq ft
- 4Cost and risksRM 31,520Cash upfront and RM 1,124 a month after that
Sky Valley Residences is a condominium in Johor Bahru, Johor, by S P Setia. The developer lists prices from RM271,000 for a 400 sq ft unit, about RM678 psf. That is 80% 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
Setia Tropika, Johor Bahru, Johor
1Sky Valley Residences price compared with the area
Prices start from RM 271,000. If that price is for the smallest layout (400 sq ft), it works out to about RM 678 per sq ft.
NAPIC recorded 13 completed condos in the Johor Bahru district in 2025. 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.
- D'Summit ResidencesRM 497
- SantaiRM 558
- The Straits View DUORM 589
- i-nova SOHORM 591
- Santai 3RM 637
- Sunway LakeHillsRM 653
- Sky Valley ResidencesRM 678
- Amberwood Resort ResidencesRM 696
- Wave Serviced ApartmentRM 753
- Adison Serviced ApartmentsRM 789
- Sunway MajesticRM 803
- Calia Residences by PGBRM 885
- Skypark KeplerRM 886
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 Johor Bahru page.
3Other options at this price
↑ Starting price
| Project | Entry psf | vs this |
|---|---|---|
| Amberwood Resort ResidencesJohor Bahru | RM 696 | +3% |
| Sunway LakeHillsJohor Bahru | RM 653 | -4% |
| Santai 3Johor Bahru | RM 637 | -6% |
| SA.YOUNG 3Iskandar Puteri | RM 723 | +7% |
| Wave Serviced ApartmentJohor Bahru | RM 753 | +11% |
| i-nova SOHOJohor Bahru | RM 591 | -13% |
| The Straits View DUOJohor Bahru | RM 589 | -13% |
| StellarisRiana Dutamas, Kuala Lumpur | RM 678 | 0% |
4Cost and risks
Starting priceRM 271,000
Monthly instalment
RM 1,124
Cash upfront (down payment and stamp duty)
RM 31,520
- Down payment
- RM 27,100
- Stamp duty on the transfer
- RM 4,420
- Loan amount
- RM 243,900
- Total interest over the loan
- RM 228,285
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
- Tenure is not stated: ask whether the land is freehold or leasehold.
- 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
- S P Setia Berhad
- Location
- Setia Tropika, Johor
- Property type
- Not stated by the developer
- Tenure
- Not stated by the developer
- 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
Sky Valley Residences floor plans and photos
Type E · 873 sq ft · 3 bed
Type A (studio) · 400 sq ft
Sky Valley Residences layouts
| Layout | Size | Bedrooms |
|---|---|---|
| Type A (studio) | 400 sq ft | – |
| Type E | 873 sq ft | 3 |
Our take
- The entry price per sq ft is 80% above the median for completed condos in Johor Bahru. Some of that gap is normal for a new building. We would compare it with other new launches in Johor Bahru before paying a booking fee.
- Of the 13 new launches we track in Johor Bahru, it has the 7th lowest entry price per sq ft.
- Other new launches at a similar price per sq ft: Amberwood Resort Residences (RM 696 psf), Sunway LakeHills (RM 653 psf) and Santai 3 (RM 637 psf).
- Many completed condos in Johor are still unsold. That can make a unit slower to resell or rent out.
More new launches in Johor Bahru
Other new launches in Johor
More new launches by S P Setia
Sky Valley Residences: common questions
How much is Sky Valley Residences in Johor Bahru?
The developer lists prices from RM 271,000, about RM 678 per sq ft for the smallest layout.
Can foreigners buy Sky Valley Residences?
Every price the developer lists is below Johor's RM 1,000,000 minimum for foreign buyers, so a foreign buyer would not qualify at these prices.
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.