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ISKANDAR PUTERI · BUYER GUIDE
Puteri Harbour condos: what they ask, what they rent for and which to buy
Puteri Harbour is the marina end of Iskandar Puteri, and nearly everything for sale here is a high-rise. These are the asking prices and rents on 5 October 2026, the yields they work out to, and what the purchase costs a Malaysian and a foreign buyer.
Updated 5 October 2026 · Chris Liew, REN 08014, PropNex Realty
The short version
Small units are the expensive ones here. A studio of 485 to 553 sq ft asks RM380,000 to RM450,000, which is RM705 to RM865 per sq ft. A two-bedroom in Teega Residences asks RM660,000 to RM690,000, under RM600 per sq ft. Studio rents sit around RM1,800 to RM2,000, and a 3+1 reaches RM5,000. Gross yields run from 4.7% to 6.3%, and which end you get depends on the advert you buy. Foreign buyers should start with the RM1,000,000 units.
Where Puteri Harbour is
Puteri Harbour is the waterfront precinct UEM Sunrise built on the Johor Strait in Iskandar Puteri. It sits beside Kota Iskandar, where the Johor state government has its offices. Teega looks over the private and public marinas, and the Puteri Harbour International Ferry Terminal is 260 metres from its door by the developer's figure. Legoland Malaysia is 4.1 km from Teega and 4.2 km from Almas. A hospital is about 3.5 km from both.
For Singapore you use the Second Link to Tuas. The Edge put Teega 22 km from the Second Link. The RTS Link is on the other side of town. It runs from Bukit Chagar in JB city centre to Woodlands North, and RTS Operations said on 2 October 2026 that passenger service is expected to start in February 2027. It will not shorten a Puteri Harbour commute.
The ferry terminal has services to Batam and Tanjung Balai Karimun in Indonesia. UEM Sunrise says a Singapore service will follow but gives no date. Do not pay extra for a ferry that is not sailing yet.
The main towers
| Project | Developer | Homes | Completed |
|---|---|---|---|
| Teega Residence and Teega Suites | UEM Sunrise | 736 condominiums and 556 serviced apartments in three 35-storey towers on 10.08 acres | 2017, keys in 2018 |
| Almas Suites | UEM Sunrise | 546 units, 520 to 2,221 sq ft | 2018 |
| Imperia | UEM Sunrise | 246 units | 2015 |
Teega figures from The Edge Malaysia, 17 July 2023. Almas and Imperia unit counts and completion years from iProperty. Built-up range from UEM Sunrise. All three are described as freehold by the developer.
Teega is the big one. With 1,292 homes it has more units than Almas and Imperia put together, so it is where most of the adverts and most of the tenants are. It also carries 51 office units and 28 shop units at the podium. Encorp Marina, Puteri Cove Residences and Southern Marina Residences are the other towers you will see advertised. Public sources disagree on their unit counts, so I have left those out.
What condos here ask now
These are the 26 Puteri Harbour sale adverts on this site on 5 October 2026. A few are the same unit advertised by two agents. They are asking prices, and none of them is a signed deal.
| Unit | Asking price | Built-up | Per sq ft |
|---|---|---|---|
| Almas Suites, 520 sq ft | RM380,000 to RM450,000 | 520 sq ft | RM731 to RM865 |
| Almas Suites, two-bedroom | RM560,000 | 896 sq ft | RM625 |
| Teega Suites, studio | RM390,000 to RM405,000 | 485 to 553 sq ft | RM705 to RM825 |
| Teega Suites, one-bedroom | RM468,000 to RM550,000 | 689 sq ft | RM679 to RM798 |
| Teega Residences, two-bedroom | RM660,000 to RM690,000 | 1,167 to 1,217 sq ft | RM559 to RM591 |
| Teega Residences, 3+1 bedrooms | RM1,000,000 to RM1,080,000 | 1,582 sq ft | RM632 to RM683 |
| Teega Suites, four-bedroom | RM1,200,000 | 1,621 sq ft | RM740 |
| Encorp Marina, three-bedroom | RM1,200,000 | 1,750 sq ft | RM686 |
| Southern Marina, 1+1 bedrooms | RM850,000 | 840 sq ft | RM1,012 |
Per sq ft is the asking price divided by the built-up size in the advert.
Look at the per sq ft column. A 553 sq ft Teega Suites studio at RM390,000 costs RM705 per sq ft. A 1,167 sq ft Teega Residences two-bedroom at RM660,000 costs RM566. The two-bedroom has more than twice the floor area for 1.7 times the money. If you plan to live here, the bigger unit is the better buy on space.
The spread on identical layouts is wide too. The same 520 sq ft Almas plan is advertised at RM380,000 and at RM450,000. That is RM70,000, or 18%, between two owners in the same tower. Start any offer from the RM380,000 advert.
Resale has also slipped under the developer's own list. UEM Sunrise still shows Almas from RM473,888 and shows Teega Suites, now sold out, from RM519,888. The cheapest Teega Suites adverts here ask RM390,000 to RM405,000, which is RM115,000 to RM130,000 below that starting figure.
What they rent for
For rents I read the first 20 adverts for each project on PropertyGuru on 5 October 2026. One Teega advert gave a size that looked like a typing slip, so I dropped it.
| Unit | Asking rent a month | Adverts |
|---|---|---|
| Teega studio, 511 to 553 sq ft | RM1,800 to RM1,850 | 3 |
| Teega two-bedroom, 1,000 to 1,127 sq ft | RM2,700 to RM3,000 | 4 |
| Teega three-bedroom, 1,300 to 1,400 sq ft | RM3,200 to RM3,800 | 4 |
| Teega 3+1, 1,582 to 1,621 sq ft | RM4,200 to RM5,000 | 5 |
| Teega 4+1, 1,998 sq ft | RM5,000 to RM5,200 | 3 |
| Almas, 520 to 600 sq ft | RM1,600 to RM2,000 | 13 |
| Almas, 893 sq ft | RM2,500 to RM2,900 | 7 |
Ten of the 13 small Almas adverts sit at RM1,900 to RM2,000, so that is the real band for a furnished unit. A sea-view Teega 3+1 on this site is offered at RM4,300 a month or RM1,060,000 to buy, which fits the range.
Put the two sets of adverts together and you get gross yields. The low figure uses the lowest rent against the highest price. The high figure uses the highest rent against the lowest price.
| Unit | Asking price | Rent used | Gross yield |
|---|---|---|---|
| Almas, 520 sq ft | RM380,000 to RM450,000 | RM1,900 to RM2,000 | 5.1% to 6.3% |
| Almas, about 895 sq ft | RM560,000 | RM2,500 to RM2,900 | 5.4% to 6.2% |
| Teega Suites studio | RM390,000 to RM405,000 | RM1,800 to RM1,850 | 5.3% to 5.7% |
| Teega Residences two-bedroom | RM660,000 to RM690,000 | RM2,700 to RM3,000 | 4.7% to 5.5% |
| Teega Residences 3+1 | RM1,000,000 to RM1,080,000 | RM4,200 to RM5,000 | 4.7% to 6.0% |
The price you pay decides the result more than the tower does. An Almas studio bought at RM380,000 and let at RM2,000 earns 6.3% gross. The same layout bought at RM450,000 and let at RM1,900 earns 5.1%. These are gross figures. Maintenance, empty months and furniture come off them. The Edge reported Teega's service charge at RM3.10 per share unit in 2023, so ask the seller for the latest statement in ringgit before you work out a net figure.
What the purchase costs
Stamp duty on the transfer is the main cost. A Malaysian pays a tiered rate: 1% on the first RM100,000, 2% up to RM500,000, 3% up to RM1,000,000 and 4% above that. From 1 January 2026 a buyer who is neither a citizen nor a permanent resident pays a flat 8%.
| Asking price | Malaysian buyer | Foreign buyer at 8% |
|---|---|---|
| RM390,000, Teega Suites studio | RM6,800 | RM31,200 |
| RM660,000, Teega two-bedroom | RM13,800 | RM52,800 |
| RM1,000,000, Teega 3+1 | RM24,000 | RM80,000 |
| RM1,080,000, Teega 3+1 | RM27,200 | RM86,400 |
Legal fees, loan agreement duty and the valuation fee come on top. A Malaysian buying a first home at RM500,000 or below may have the transfer duty waived until 31 December 2027. Ask your lawyer if the title of the unit qualifies before you count on it.
Foreign buyers also need state consent. The Johor land office sets a RM1,000,000 minimum for apartments and service apartments, and charges an approval fee of 3% of the value with a RM30,000 minimum. On the Teega 3+1 at RM1,000,000 that is RM80,000 in duty plus RM30,000, so RM110,000 or 11% on top of the price. At RM1,080,000 it is RM118,800. If you are a foreign buyer, do not bargain that RM1,000,000 unit down. The price on the agreement has to stay at or above the floor.
The land office's fee table also has a RM50,000 minimum for a commercial service apartment or SOHO that the state allows to be sold under RM1,000,000. If a studio here qualified, a RM390,000 purchase would carry RM31,200 plus RM50,000, which is RM81,200 or 21% of the price. Get that eligibility in writing for the exact unit first. Without it, a foreign buyer's shortlist in Puteri Harbour begins at RM1,000,000.
Before you pay a booking fee
- The title. Ask if the strata title has been issued and what type it is. The foreign-buyer fee and some duty exemptions follow the title.
- The facing. A marina view and a road view do not fetch the same rent. Stand on the balcony before you agree a price.
- Monthly charges. Get the latest maintenance and sinking fund statement and check it is paid up.
- Car parks. Adverts for the same layout come with one bay or two. Confirm the bay numbers on the title or the sale agreement.
- The tenant. If the unit is let, ask for the tenancy agreement, the rent actually paid and the end date.
- The bank's number. With RM70,000 between two adverts for one layout, get a bank's indicative valuation before you make an offer.
My take
To live in, I would buy the Teega Residences two-bedroom at RM660,000 to RM690,000. It is the cheapest floor area in the harbour at under RM600 per sq ft, and a family fits in it. To let out on a small budget, the 520 sq ft Almas works only at the RM380,000 end, where a RM1,900 to RM2,000 rent gives about 6%. At RM450,000 I would walk away. Foreign buyers should look at the Teega 3+1 units at RM1,000,000 and budget RM110,000 on top. If a golf township suits you better than a marina, compare this with Horizon Hills, also in Iskandar Puteri, or with a condo in Medini.
Tell me the size you need, your budget and your nationality. I will send you the units that are still available today and a cost sheet for each.
Questions buyers ask about Puteri Harbour condos
How much is a condo in Puteri Harbour in 2026?
What is the rent for a condo in Puteri Harbour?
What rental yield can I expect in Puteri Harbour?
Is Puteri Harbour freehold?
Can foreigners buy a condo in Puteri Harbour?
How many units are there in Teega Puteri Harbour?
Is there a ferry from Puteri Harbour to Singapore?
Is Puteri Harbour near the RTS Link?
Chris Liew, licensed real estate negotiator REN 08014, PropNex Realty. Independent guide, not the developer's site. Sale prices are asking prices from adverts on this site on 5 October 2026. Rents are asking rents from PropertyGuru adverts read the same day. Project facts are from UEM Sunrise, The Edge Malaysia and iProperty. Foreign-buyer rules and fees are from the Johor land office (PTG Johor). Stamp duty uses the rates in force from 1 January 2026. This is not legal or tax advice; confirm every figure for the exact unit with your lawyer.