Ulu Tiram, Johor Bahru, Johor • Landed
Bandar Tiram by JLG is the Phase 1 double-storey terrace release inside JLG Land Berhad's 1,068-acre master-planned township in Ulu Tiram, Johor Bahru — a JCorp Company development. Phase 1 offers…
The short answer first — then dig into photos, price and risk below.
Bandar Tiram by JLG is a freehold landed in Ulu Tiram, Johor Bahru, Johor, by JLG Land Berhad (A JCorp Company), with layouts around 1,906 sqft, completing TBC, with an estimated gross rental yield of 3.4%–4.0%. Lewis Chong rates it 7.0/10 — not currently recommended. Only consider if the price, package or personal use-case is unusually strong.
Own-Stay Buyer. Long-term holding / Own stay.
Check the floor plans first, then use the photos to judge facade, facilities and surroundings before you commit to a viewing.
Gallery
Project visual reference.
Select Floor Plan Type
Type A • Floor / layout plan
Type A layout — 1,906 sqft on an 18'x70' lot, with ground-floor guest room, wet and dry kitchen, dining and living areas plus a porch, and a first-floor master bedroom, two more bedrooms and a family area.
Request current layout options, size range, facing, floor level, and available unit stack.
Check the practical details first before reading the deeper investment view.
Cross-check these details against the developer's brochure before you book a viewing.
Project Name
Location
Developer
Tenure
Completion Year
Price From
Built-up Range
Bedrooms
Total Units
| Project Name | Bandar Tiram by JLG |
|---|---|
| Location | Ulu Tiram, Johor Bahru, Johor |
| Developer | JLG Land Berhad (A JCorp Company) |
| Tenure | Freehold |
| Completion Year | TBC |
| Price From | Contact for Pricing |
| Built-up Range | 1,906 sqft |
| Bedrooms | 4 |
| Total Units | TBC |
A clean first scan of the project before you compare package, layout and risk.
Freehold 18'x70' double-storey terrace, Phase 1 of JLG Land Berhad's Bandar Tiram township
1,906 sqft built-up across Type A, B and C — all 4 bedrooms, 3 bathrooms
Ground-floor Bedroom 3 designed to be wheelchair-accessible
10 ft ground-floor ceiling and 9 ft first-floor ceiling for a spacious feel
Guarded community within a 1,068-acre JCorp master-planned township
174.16 acres of open space with a 25km pedestrian and bicycle lane
Use these numbers as a shortlist guide for unit comparison.
Pricing not published yet — WhatsApp Lewis for the latest price list
Quick guide only. Lewis can help check a more realistic bank package before you book.
Estimated instalment
RM 2,866
Maintenance guide
RM 667
Sinking fund guide
RM 67
Assessment & quit rent guide
RM 84
Monthly holding guide
RM 3,684
Cash buffer guide
RM 101,500
Instalment assumes 90% margin, 4.2% p.a., 35 years — indicative of the current Bank Negara OPR environment; confirm actual rates with your bank.
Use this as a viewing checklist. Confirm exact travel time with Google Maps or Waze on your actual viewing day.
Nearest commercial hub
Jland Experience Gallery & township commercial precinct
Lewis's honest take: overall score, realistic rental yield, the main risks, and which alternatives to compare before you decide.
Only consider if the price, package or personal use-case is unusually strong.
Suitable for
Avoid if
May not suit buyers who need confirmed walking distance to rail transit.
May not suit buyers who need to move in immediately or inspect the exact completed unit.
Risk
Medium-High
Holding Period
5-10 years
Confidence
7.0/10
Lewis's screening model
7.0/10
Scored by the same model across every project on this site — price, tenure, location and rental demand. A screening aid, not a personal valuation.
Relative Value
Whether the entry price is justified by location quality, rental support, supply risk control and resale audience.
6.5/10
Location Score
Area strength, amenity depth, maturity and daily convenience.
7.7/10
Rental Demand
Tenant depth from jobs, lifestyle, education, medical, rail and city demand.
6.5/10
Accessibility
Rail, road, commute and practical access signals from public information and maps.
6.5/10
Future Growth
Infrastructure, commercial development, township maturity and growth catalysts.
7.9/10
Supply Risk Control
Higher score means healthier control against nearby competing supply.
7.5/10
Liquidity
Estimated resale audience depth and ability to exit later.
7.0/10
Score is a value-first Lewis framework using brochure facts, public map/infrastructure signals, rental-source checks, supply-risk control and market-source verification. A low price alone does not create a high score.
The score is not a decoration. Each factor points to what must be verified before booking.
Factor
Score
Why it matters
What to verify next
Factor
Score
Why it matters
What to verify next
Factor
Score
Why it matters
What to verify next
Factor
Score
Why it matters
What to verify next
Factor
Score
Why it matters
What to verify next
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Score
Why it matters
What to verify next
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Why it matters
What to verify next
| Factor | Score | Why it matters | What to verify next |
|---|---|---|---|
| Relative Value | 6.5/10 | Whether the entry price is justified by location quality, rental support, supply risk control and resale audience. | Compare price against location quality, rent support, supply risk and resale audience before treating it as a good deal. |
| Location Score | 7.7/10 | Area strength, amenity depth, maturity and daily convenience. | Check daily route, surrounding amenities, road access and actual neighbourhood feel. |
| Rental Demand | 6.5/10 | Tenant depth from jobs, lifestyle, education, medical, rail and city demand. | Compare current PropertyGuru, iProperty and SPEEDHOME rental listings before relying on the estimate. |
| Accessibility | 6.5/10 | Rail, road, commute and practical access signals from public information and maps. | Verify Google Maps or Waze travel time during peak hour, not only brochure distance. |
| Future Growth | 7.9/10 | Infrastructure, commercial development, township maturity and growth catalysts. | Check MRT Corp, DBKL, developer masterplans and latest area development news. |
| Supply Risk Control | 7.5/10 | Higher score means healthier control against nearby competing supply. | Compare nearby launches, completed stock, rental competition and density before booking. |
| Liquidity | 7.0/10 | Estimated resale audience depth and ability to exit later. | Check Brickz, EdgeProp and comparable resale supply so the exit audience is realistic. |
Expected rental
RM 2,000 - RM 2,350
Estimated yield
3.4% - 4.0%
Tenant profile
Own-Stay Buyer
Estimate only. Confirm current furnished rent, vacancy buffer, maintenance fee and competing completed supply before booking. Updated: August 2026 · brochure completion reference: TBC.
Freehold 18'x70' double-storey terrace, Phase 1 of JLG Land Berhad's Bandar Tiram township 1,906 sqft built-up across Type A, B and C — all 4 bedrooms, 3 bathrooms Ground-floor Bedroom 3 designed to be wheelchair-accessible
Freehold 18'x70' double-storey terrace, Phase 1 of JLG Land Berhad's Bandar Tiram township
1,906 sqft built-up across Type A, B and C — all 4 bedrooms, 3 bathrooms
Ground-floor Bedroom 3 designed to be wheelchair-accessible
10 ft ground-floor ceiling and 9 ft first-floor ceiling for a spacious feel
Guarded community within a 1,068-acre JCorp master-planned township
May not suit buyers who need confirmed walking distance to rail transit.
Traffic and actual travel time should be checked during weekday peak hour.
Final package, rebate, car park allocation and legal fee support can change without notice.
Rental estimate should be checked against current completed supply nearby.
Construction timeline and VP date should be reconfirmed with the developer.
Likely target audience: local own-stay families, upgraders or practical renters in the surrounding area.
The Straits View Garden @ Permas Jaya
Same freehold tenure, useful for comparing long-term holding logic.
Aurora Resort Villas @ Aurora Sentral
Same freehold tenure, useful for comparing long-term holding logic.
Emerald Bay Puteri Harbour
Same freehold tenure, useful for comparing long-term holding logic.
Common buyer questions, related projects and a shorter enquiry form for next-step checks.
JLG Land Berhad has not published an open price list for this Phase 1 double-storey terrace release. All three types — A, B and C — share the same 1,906 sqft built-up on an 18'x70' lot, and pricing varies by type and lot position. WhatsApp Lewis for the current nett price, package and remaining unit availability.
Bandar Tiram by JLG is freehold landed property within JLG Land Berhad's Bandar Tiram township in Ulu Tiram, Johor Bahru.
It sits in Bandar Tiram, Ulu Tiram, Johor Bahru, Johor, accessible via Jalan Kota Tinggi and the Senai-Desaru Expressway, with a newly proposed interchange planned to cut travel distance by 10km.
The project is developed by JLG Land Berhad, a JCorp Company, as Phase 1 of its 1,068-acre master-planned Bandar Tiram township.
Phase 1 offers 3 design types — Type A, B and C — all on 18'x70' lots with 1,906 sqft built-up, 4 bedrooms and 3 bathrooms. Bedroom 3 on the ground floor is designed to be wheelchair-accessible, with a 10 ft ground-floor ceiling and 9 ft first-floor ceiling.
The 1,068-acre township is designed to support around 30,000 residents over a 20-year development period, with 174.16 acres of open space (a 52-acre increase), a 25km pedestrian and bicycle lane, and multiple parks including Central Park, Linear Park, Lake Park and Gateway Park. The masterplan also includes 3 major commercial centres and 5 neighbourhood commercial services within a 10-minute walk.
The development is accessible via Jalan Kota Tinggi and the Senai-Desaru Expressway. A newly planned interchange will create a new grand entrance directly into Bandar Tiram, cutting travel distance by 10km from the expressway.
Bandar Tiram by JLG is a freehold landed in Ulu Tiram, Johor Bahru, Johor, by JLG Land Berhad (A JCorp Company), with layouts around 1,906 sqft, completing TBC, with an estimated gross rental yield of 3.4%–4.0%. Lewis Chong rates it 7.0/10 — not currently recommended. NO. Only consider if the price, package or personal use-case is unusually strong.
Bandar Tiram by JLG has a Lewis Investment Score of 7.0/10 based on relative value, rental demand, supply risk control, liquidity, location quality, accessibility and future growth. Low price alone does not make a project top tier.
Ask Lewis to verify current nearby rental listings as the starting rental check, then compare maintenance, vacancy and furnishing cost before making an investment decision.
The current framework labels the project risk as Medium-High. The final risk depends on latest nett price, unit selection, competing supply and rental evidence.
Bandar Tiram by JLG is most suitable for Own-Stay Buyer, Long-Term Holder.
Bandar Tiram by JLG may not suit Short-Term Flipper, Buyer needing immediate move-in.
The exit strategy is to buy a unit with clear resale audience, practical layout, sensible entry price and rental demand that can still compete with nearby completed projects.
Buyers comparing Bandar Tiram by JLG usually also look at The Straits View Garden @ Permas Jaya, Aurora Resort Villas @ Aurora Sentral and Emerald Bay Puteri Harbour. The better choice depends on budget, area and purpose — compare by Lewis Score, commute, rent evidence, maintenance and layout.
Check Brickz, EdgeProp and NAPIC evidence for actual transaction range, completed comparable prices and supply trend before relying on asking price.
The suggested holding period is 5-10 years, subject to loan comfort, vacancy buffer, market cycle and personal exit plan.
Foreign buyers can purchase units meeting the Johor foreign-buyer minimum threshold of RM 2,000,000. Confirm current available unit pricing and State Authority Consent requirements with Lewis.
Foreign buyers pay a flat 8% stamp duty on the purchase price (effective 1 January 2026 under Budget 2025/2026, replacing the graduated 1%–4% citizen scale). Malaysian permanent residents (PR) continue to enjoy standard citizen rates.
Bandar Tiram by JLG can suit own-stay buyers comparing Ulu Tiram, Johor Bahru because it offers landed options with pricing on request, with freehold tenure and layouts around 1,906 sqft.
For investment, compare Bandar Tiram by JLG against nearby completed rental supply, realistic furnishing cost, maintenance fee and tenant demand before booking.
Ask for latest nett price, rebate, package validity, available unit stack, car park allocation, maintenance estimate, floor plan and loan comfort check.
Lewis Chong, REN 69566 under IQI Global, can help compare latest package, floor plan, loan comfort, rental logic and alternatives.
WhatsApp Lewis to verify the nearest MRT/LRT station and walking distance. Confirm actual walking distance and any covered link before relying on transit access.
WhatsApp Lewis to verify the nearest mall and everyday amenities, along with Senai-Desaru Expressway & new proposed Bandar Tiram interchange and Jalan Kota Tinggi connectivity. Confirm current retail, school and healthcare access before booking.
Yes. WhatsApp Lewis to request current layout types, size options, facing, floor level, available unit stack and floor plan images where available.
Ask for the latest nett price, rebate, car park allocation, legal package, booking terms and availability before paying any booking fee.
Yes. Share your budget, income range, commitments and preferred loan margin so the monthly instalment and cash needed can be estimated before viewing.
Get price list, floor plans — or book a viewing
Enter your details and Lewis sends the latest price list, floor plans and rental-yield notes on WhatsApp. Usually within ~15 min (9am–9pm).
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Compare these before booking so you can check price, area, risk and rental logic side by side.
Johor
Contact for Pricing
Same freehold tenure, useful for comparing long-term holding logic.
Johor
Contact for Pricing
Same freehold tenure, useful for comparing long-term holding logic.
Same freehold tenure, useful for comparing long-term holding logic.
