The following data is extracted from EPIQ, a tool by EdgeProp.my, which analyzes real estate transactions in Malaysia using past transacted data from NAPIC. The data presents both rental and sale transactions around the Permas Jaya area, one of Johor Bahru’s established suburban enclaves with growing riverside appeal.

As of September 2025, rental rates in the Permas Jaya area range between RM1.40 to RM2.00 per sq ft, with premium projects such as Southkey Mosaic achieving up to RM2.72 per sq ft. This highlights that while the broader market remains largely affordable, landmark or lifestyle-oriented projects are able to secure higher rental levels, demonstrating clear elasticity of demand when strong differentiators such as branding, riverside frontage, or integrated positioning are present. For Parkland by the River, this suggests potential to command above-average rents provided it successfully establishes its riverside lifestyle positioning.

On the sales front, transactions in Permas Jaya typically average between RM300 to RM400 per sq ft. Even the highest recent benchmark in the vicinity—Pangsapuri Permas Jaya 7, a government-built housing project completed in 2010—recorded around RM442 per sq ft. Against this backdrop, Parkland by the River’s current marketing price of around RM750 per sq ft positions it at nearly double prevailing norms, establishing a bold premium within the submarket. This pricing indicates strong confidence in the project’s unique value proposition, but also sets a high expectation bar in terms of delivery and long-term appreciation.

Unit prices at Parkland by the River begin from approximately RM41X,XXX to RM76X,XXX, depending on size, floor level, and orientation. While the per-square-foot valuation is steep, the relatively compact unit sizes keep overall entry costs within reach of young professionals and investors. This mirrors a “low absolute entry cost, high psf” strategy, which reduces the initial financial barrier for buyers while allowing the developer to sustain a premium positioning.

What differentiates Parkland by the River is its unique riverside frontage—rare within the Johor Bahru high-rise landscape—combined with freehold tenure and large-scale planning across a 10-acre site. The development comprises four towers rising up to 36 floors, with each floor accommodating 18 units and supported by six lifts per tower. While the vertical density remains high, the expansive land area allows for greater spacing between blocks, larger landscaped zones, and a more well-rounded lifestyle environment than typical compact urban high-rises. Beyond standard facilities such as pools, gym, multipurpose halls, and gardens, the project’s appeal lies in its ability to integrate riverside living with suburban convenience, supported by proximity to AEON Permas Jaya, Senibong Cove, and mid-distance connectivity to Johor Bahru city.

From an investment standpoint, Parkland by the River represents a high-stakes premium play in Permas Jaya. Its valuation stretches well beyond historical averages, but the precedent of lifestyle-oriented projects like Southkey Mosaic shows that rental premiums and buyer appetite for differentiated living environments do exist. That said, yields may remain compressed unless broader demand in eastern Johor expands significantly. For own-stay buyers, the development offers an opportunity to secure a modern riverside address with freehold tenure and a large-scale suburban setting, though at the trade-off of higher density and a steep per-square-foot entry price.

In sum, Parkland by the River is less about competing with mid-market Permas Jaya projects and more about carving a niche as a lifestyle landmark in eastern Johor Bahru. Its success will depend on whether buyers accept its pricing premium in exchange for riverside living, freehold tenure, and expansive scale. For investors, it is a forward-looking bet on the long-term transformation of the Johor Bahru waterfront; for own-stay buyers, it delivers connectivity, lifestyle, and riverside exclusivity—albeit at a price point that demands careful consideration.

Disclaimer: The insights provided are based on the Editor’s personal knowledge and experience in the real estate industry and should be treated as a reference, not financial advice.