Residensi Idaman Ria (Idaman Heights), Nusa Idaman: what to know before you buy

Residensi Idaman Ria, also sold as Idaman Heights, is a freehold serviced apartment project of 1,256 units in two phases of 33 and 34 storeys in Nusa Idaman, Iskandar Puteri, due for completion in November or December 2026. It has two layouts, 871 and 1,000 sq ft, and an 871 sq ft unit asks RM510,000 on this site, about RM586 per sq ft.

Updated 23 October 2026 · Chris Liew, REN 08014, PropNex Realty

The short version

Residensi Idaman Ria is a buy before completion. Nobody has a key yet, no transaction has been recorded, and the rent it will fetch is a guess until the first tenants move in. What you can check today is the price: RM510,000 for 871 sq ft sits inside the RM480,000 to RM628,000 that completed two-bedroom units of 850 to 861 sq ft at D'Suites in Horizon Hills were asking in October 2026. So you are paying completed-unit money for a unit you cannot yet inspect. Buy it for the newness and the freehold title, and get the paperwork right.

Where is Residensi Idaman Ria?

Residensi Idaman Ria is in Nusa Idaman, Iskandar Puteri, postcode 79100, on the Bukit Indah side of the Second Link road. PropertyGuru's project page puts a 99 Speedmart in Nusa Idaman 200 m away, Kensington Hospital Johor 1.3 km, SMK Taman Bukit Indah 1.4 km and Columbia Asia Hospital Iskandar Puteri 1.6 km. EduCity is 7.6 km, Senai International Airport 26 km and the Johor Bahru checkpoint 19.5 km.

Nusa Idaman itself is a UEM Sunrise township, according to StarProperty, with a mosque, a kindergarten, a community hall, a recreation lake and parks. Day to day most residents shop at AEON Bukit Indah next door. Those distances are straight from the portal; I have not driven them at peak hour, and you should before you commit.

What is being built?

Residensi Idaman Ria is two phases of serviced apartments, each of 628 units in towers of 33 and 34 storeys. The myBina construction database recorded both phases at the structural stage, with superstructure works in progress, when it last verified them on 11 August 2026.

Item	What the sources say
Developer	Kirana Tiara Sdn. Bhd. (PropertyGuru)
Units	1,256 in two phases of 628 (myBina, PropertyGuru)
Height	33 and 34 storeys (myBina)
Tenure	Freehold (PropertyGuru, listing PNJS-384552)
Layouts	871 sq ft and 1,000 sq ft, 2 bathrooms each
Target completion	November 2026 (myBina), December 2026 (PropertyGuru)
Facilities	Pool and wading pool, gym and outdoor fitness area, family lounge and sky lounge, multi-purpose hall, children's adventure zone, BBQ deck

Sources: PropertyGuru project page and myBina records for Idaman Heights @ Nusa Idaman phases 1 and 2, read 23 October 2026.

The bedroom count is the one thing the sources disagree on. PropertyGuru lists the 871 sq ft plan as 3 bedrooms and the 1,000 sq ft plan as 4 bedrooms. The 871 sq ft unit on this site is described as 2 bedrooms with 2 car parks, a city view and a gated, guarded setting. Ask for the approved floor plan of the exact unit before you compare it with anything else.

What does a unit cost?

The one current asking price I can point to is the 871 sq ft unit on this site at RM510,000, advertised on 4 September 2026. That is about RM586 per sq ft. PropertyGuru's project page shows a band that tops out at RM400,000, or RM300 per sq ft, with no recorded transactions; I could not find what that band is based on, so I would not use it as a benchmark.

The closer comparison is D'Suites in Horizon Hills, a freehold block of 356 units completed in 2016. In October 2026 its two-bedroom units of 850 to 861 sq ft asked RM480,000 to RM628,000 on PropertyGuru, and they come with a track record of rents at RM2,500 to RM3,000 a month. My Horizon Hills buyer guide has the full table.

What will it rent for?

There is no rent figure for Residensi Idaman Ria yet that I would print. PropertyGuru showed a single rental advert for the project in October 2026, without a usable figure. When 1,256 units complete together, a good share of them will reach the rental market in the same few months, and that tends to hold rents down in the first year. If you are buying to let, work your sums on the D'Suites rents above as a ceiling, not a floor.

Buying before completion: what I would check

The vacant possession date in the sale and purchase agreement, and what the developer pays you if it is late.
The approved floor plan of the unit, with the bedroom count and the car park numbers.
Whether the purchase is an assignment of the original agreement. A sub-sale before completion usually needs the developer's consent and may carry an administration fee, so ask who pays it.
The bank valuation. The loan follows the valuer's figure, not the advert, so get a valuation before you pay more than a booking fee.
The maintenance fee and sinking fund. Neither is published yet, so ask the developer for the figures in writing.
The title: freehold, any Bumi lot quota, and whether the strata title has been issued.

How much cash do I need?

A Malaysian buyer paying RM510,000 with a 90% loan needs about RM62,595 before legal fees. The first-time buyer stamp duty exemption stops at RM500,000, so a first home at this price pays full stamp duty.

Item	Amount
10% down payment	RM51,000
Stamp duty on the transfer (1% on the first RM100,000, 2% to RM500,000, 3% above)	RM9,300
Stamp duty on a RM459,000 loan (0.5%)	RM2,295
Total before legal fees	RM62,595

My Johor property buying costs guide has the legal fee scale and the rules for foreign buyers.

My take

Residensi Idaman Ria suits a buyer who wants a new, freehold apartment on the Bukit Indah side and is happy to wait for the keys. At RM510,000 you are not getting a discount for buying early, so the case rests on the newness, the facilities and the location next to Bukit Indah. If you want the rent from day one, a completed unit at D'Suites or in Puteri Harbour is the safer buy. If you want this one, send me your budget and I will check the unit, the floor plan and the paperwork with you before you pay anything.

Residensi Idaman Ria questions

How much is a unit at Residensi Idaman Ria?

An 871 sq ft unit at Residensi Idaman Ria asks RM510,000 on this site, about RM586 per sq ft, as advertised on 4 September 2026. PropertyGuru's project page shows no recorded transactions yet, so there is no signed price to compare against. Treat RM510,000 as an asking figure and negotiate from there.

Is Residensi Idaman Ria freehold?

Residensi Idaman Ria is freehold, according to both PropertyGuru's project page and the listing on this site. Freehold does not settle everything, though. Have your lawyer confirm the title type, any Bumi lot quota and any restriction in interest for the exact unit before you sign, and ask whether the strata title has been issued yet.

When will Residensi Idaman Ria be completed?

Residensi Idaman Ria is due in late 2026. The myBina construction database gives a target of November 2026 for both phases and PropertyGuru gives December 2026. In August 2026 myBina still recorded both phases at the structural stage with superstructure works in progress, so ask the developer for the current vacant possession date in writing.

How many units does Residensi Idaman Ria have?

Residensi Idaman Ria has 1,256 serviced apartments in two phases of 628 units each, with towers of 33 and 34 storeys, according to myBina and PropertyGuru. That is a large block of new supply arriving in one go, which matters if you plan to rent the unit out in the first year.

What sizes and layouts are there at Residensi Idaman Ria?

Residensi Idaman Ria has two layouts, 871 sq ft and 1,000 sq ft. PropertyGuru lists the 871 sq ft plan as 3 bedrooms and the 1,000 sq ft plan as 4 bedrooms, both with 2 bathrooms. The 871 sq ft unit on this site is described as 2 bedrooms, so ask for the approved floor plan of the exact unit.

How much cash do I need to buy a RM510,000 unit at Residensi Idaman Ria?

A Malaysian buyer paying RM510,000 needs about RM62,595 before legal fees: RM51,000 for the 10% down payment, RM9,300 stamp duty on the transfer and RM2,295 on a 90% loan. The first-time buyer exemption stops at RM500,000, so a first home at this price still pays full stamp duty.

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Chris Liew, licensed real estate negotiator REN 08014, PropNex Realty. Independent guide, not the developer's site. Project facts are from the PropertyGuru project page and the myBina records for phases 1 and 2, read 23 October 2026, and township facts from StarProperty. The asking price is listing PNJS-384552 on this site; D'Suites figures are PropertyGuru adverts read 10 October 2026. Stamp duty bands are the 2026 rates for Malaysian buyers. This is not legal or tax advice; confirm every figure for the exact unit with your lawyer.