Good investment?
CONDITIONAL. Worth studying, but only after confirming transaction evidence, rent, supply and unit selection.
Project review
Mandolin Residences
Taman Desa Tebrau, Johor Bahru, Johor
Mandolin Residences is a freehold serviced-residence development by Plenitude Berhad in Taman Desa Tebrau, Johor Bahru, sitting just off the Tebrau Corridor and minutes from the established Mount Aust...
Price From
Contact for Pricing
Built-up
542 - 1,017 sqft
Tenure
Freehold
Completion
Q1 2030
Last checked: August 2026 · brochure completion reference: Q1 2030
Quick Project Decision
Lewis investment analysisBest for
Investor. Long-term holding / Own stay.
Ask before booking
Latest nett price, available unit stack, floor/layout plan, car park allocation and alternatives.
Gallery and floor / layout plans
Use the photos like a viewing sequence: first impression, lifestyle, unit feel, floor/layout and surrounding area.
1 / 8
Gallery
Mandolin Residences 6th-floor swimming pool and facilities deck with timber pavilion, artist's impression
Project visual reference.
Select Floor Plan Type
Type A • Floor / layout plan
Type A (542 sqft)
Type A layout — 542 sqft studio with open living/dining, single bedroom, kitchen and 1 bathroom.
Request floor / layout plan
Request current layout options, size range, facing, floor level, and available unit stack.
Project Details Table
Key project information must stay readable in text, not only inside brochure images.
Project Name
Mandolin Residences
Location
Taman Desa Tebrau, Johor Bahru, Johor
Developer
Plenitude Berhad
Tenure
Freehold
Completion Year
Q1 2030
Price From
Contact for Pricing
Built-up Range
542 - 1,017 sqft
Bedrooms
Studio - 3
Total Units
712 (Phase 2)
Nearest Mall
IKEA Tebrau, AEON Tebrau City & Toppen Shopping Centre
| Project Name | Mandolin Residences |
|---|---|
| Location | Taman Desa Tebrau, Johor Bahru, Johor |
| Developer | Plenitude Berhad |
| Tenure | Freehold |
| Completion Year | Q1 2030 |
| Price From | Contact for Pricing |
| Built-up Range | 542 - 1,017 sqft |
| Bedrooms | Studio - 3 |
| Total Units | 712 (Phase 2) |
| Nearest Mall | IKEA Tebrau, AEON Tebrau City & Toppen Shopping Centre |
Key selling points
712 freehold units (Phase 2) across two towers, Tower A and Tower B
Type A studio 542 sqft, Type B 2BR 763 sqft, Type C1 2+1BR 906 sqft, Type C2 3BR 924 sqft, Type D 3BR 1,017 sqft
6th-floor multi-generational facilities podium: swimming pool, gym, playground, soccer field
Exclusive 30th-floor sky garden with viewing deck, sky lounge and hanging-sofa recreational corner
Taman Desa Tebrau address near Mount Austin, IKEA Tebrau, AEON Tebrau City and Toppen Shopping Centre
Direct access to EDL, Tebrau Highway and Pasir Gudang Highway toward CIQ/Singapore
Long-term holdingOwn stay
Price and unit guide
Use these numbers as a shortlist guide. Confirm latest nett price, rebate and available units before booking.
3 investment scenarios
A simple stress test factoring in vacancy buffer, rental guide and monthly holding guide. Confirm real rent, loan terms and package before booking.
Scenario
Conservative
Monthly Rent
RM 2,000
Cash Gap
-RM 1,492
Show all details
Gross Yield
3.4%
Vacancy Buffer
2 months / year
Monthly Holding
RM 3,159
What it means
Stress-test case. Use this when you want more buffer for vacancy, furnishing and rental competition.
Scenario
Balanced
Monthly Rent
RM 2,200
Cash Gap
-RM 1,142
Show all details
Gross Yield
3.8%
Vacancy Buffer
1 month / year
Monthly Holding
RM 3,159
What it means
Base planning case. Useful for checking whether the project still feels comfortable after normal vacancy buffer.
Scenario
Optimistic
Monthly Rent
RM 2,350
Cash Gap
-RM 907
Show all details
Gross Yield
4.0%
Vacancy Buffer
0.5 month / year
Monthly Holding
RM 3,159
What it means
Upside case. Only use after checking strong furnished rental evidence and tenant demand.
| Scenario | Monthly Rent | Gross Yield | Vacancy Buffer | Monthly Holding | Cash Gap | What it means |
|---|---|---|---|---|---|---|
| Conservative | RM 2,000 | 3.4% | 2 months / year | RM 3,159 | -RM 1,492 | Stress-test case. Use this when you want more buffer for vacancy, furnishing and rental competition. |
| Balanced | RM 2,200 | 3.8% | 1 month / year | RM 3,159 | -RM 1,142 | Base planning case. Useful for checking whether the project still feels comfortable after normal vacancy buffer. |
| Optimistic | RM 2,350 | 4.0% | 0.5 month / year | RM 3,159 | -RM 907 | Upside case. Only use after checking strong furnished rental evidence and tenant demand. |
This is a decision guide, not a guaranteed return. It excludes personal tax, insurance, special assessment and future rate changes.
Cost and affordability check
Hidden cost guide
SPA / legal buffer (SPA = Sale & Purchase Agreement)
RM 7,000
Developer package may absorb part of this.
Stamp duty buffer
RM 21,000
Final amount depends on buyer profile and latest rules.
Loan agreement buffer
RM 3,500
Confirm with bank and lawyer before booking.
Renovation / move-in buffer
RM 17,500
Useful for curtains, lights, appliances and defects follow-up.
Estimated cash to start
RM 70,000 down payment + RM 49,000 upfront buffers
The cash buffer figure shown in the calculator below already includes these upfront buffers.
Monthly Holding Cost
Quick guide only. Lewis can help check a more realistic bank package before you book.
Estimated instalment
RM 2,866
Maintenance guide
RM 190
Sinking fund guide
RM 19
Monthly holding guide
RM 3,159
Cash buffer guide
RM 101,500
Location intelligence
Use this as a viewing checklist. Confirm exact travel time with Google Maps or Waze on your actual viewing day.
Nearest mall
IKEA Tebrau, AEON Tebrau City & Toppen Shopping Centre
Source check: Google Maps check
Nearest hospital
Hospital Sultan Ismail & KPJ Bandar Dato Onn Specialist Hospital
Source check: Google Maps check
Nearest university / school
Crescendo International College & Crescendo-Help International School
Source check: Google Maps check
Viewing checklist
Check route timing for work, school, and family needs.
Compare layout, facing, floor level, and maintenance cost.
Review brochure facts before booking or submitting loan.
Ask for nearby competing supply before deciding.
Lewis investment analysis
The opinion, score, yield estimate, risks and alternatives are grouped here so the page stays light at first glance.
Worth studying, but only after confirming transaction evidence, rent, supply and unit selection.
Suitable for
InvestorOwn-Stay Buyer
Avoid if
Short-Term FlipperBuyer needing immediate move-in
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
Low-Medium
Holding Period
5-8 years
Confidence
7.4/10
Overall Score
7.4/10
Relative Value
Whether the entry price is justified by location quality, rental support, supply risk control and resale audience.
6.9/10
Location Score
Area strength, amenity depth, maturity and daily convenience.
8.0/10
Rental Demand
Tenant depth from jobs, lifestyle, education, medical, rail and city demand.
7.7/10
Accessibility
Rail, road, commute and practical access signals from public information and maps.
6.0/10
Future Growth
Infrastructure, commercial development, township maturity and growth catalysts.
6.6/10
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.
7.9/10
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.
How Lewis reads this score
The score is not a decoration. Each factor points to what must be verified before booking.
Factor
Relative Value
Score
6.9/10
Why it matters
Whether the entry price is justified by location quality, rental support, supply risk control and resale audience.
What to verify next
Compare price against location quality, rent support, supply risk and resale audience before treating it as a good deal.
Factor
Location Score
Score
8.0/10
Why it matters
Area strength, amenity depth, maturity and daily convenience.
What to verify next
Check daily route, surrounding amenities, road access and actual neighbourhood feel.
Factor
Rental Demand
Score
7.7/10
Why it matters
Tenant depth from jobs, lifestyle, education, medical, rail and city demand.
What to verify next
Compare current PropertyGuru, iProperty and SPEEDHOME rental listings before relying on the estimate.
Factor
Accessibility
Score
6.0/10
Why it matters
Rail, road, commute and practical access signals from public information and maps.
What to verify next
Verify Google Maps or Waze travel time during peak hour, not only brochure distance.
Factor
Future Growth
Score
6.6/10
Why it matters
Infrastructure, commercial development, township maturity and growth catalysts.
What to verify next
Check MRT Corp, DBKL, developer masterplans and latest area development news.
Factor
Supply Risk Control
Score
7.5/10
Why it matters
Higher score means healthier control against nearby competing supply.
What to verify next
Compare nearby launches, completed stock, rental competition and density before booking.
Factor
Liquidity
Score
7.9/10
Why it matters
Estimated resale audience depth and ability to exit later.
What to verify next
Check Brickz, EdgeProp and comparable resale supply so the exit audience is realistic.
| Factor | Score | Why it matters | What to verify next |
|---|---|---|---|
| Relative Value | 6.9/10 | 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 | 8.0/10 | Area strength, amenity depth, maturity and daily convenience. | Check daily route, surrounding amenities, road access and actual neighbourhood feel. |
| Rental Demand | 7.7/10 | 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 | 6.0/10 | 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 | 6.6/10 | 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 | 7.9/10 | 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
Investor
Estimate only. Confirm current furnished rent, vacancy buffer, maintenance fee and competing completed supply before booking. Updated: August 2026 · brochure completion reference: Q1 2030.
712 freehold units (Phase 2) across two towers, Tower A and Tower B Type A studio 542 sqft, Type B 2BR 763 sqft, Type C1 2+1BR 906 sqft, Type C2 3BR 924 sqft, Type D 3BR 1,017 sqft 6th-floor multi-generational facilities podium: swimming pool, gym, playground, soccer field
712 freehold units (Phase 2) across two towers, Tower A and Tower B
Type A studio 542 sqft, Type B 2BR 763 sqft, Type C1 2+1BR 906 sqft, Type C2 3BR 924 sqft, Type D 3BR 1,017 sqft
6th-floor multi-generational facilities podium: swimming pool, gym, playground, soccer field
Exclusive 30th-floor sky garden with viewing deck, sky lounge and hanging-sofa recreational corner
Taman Desa Tebrau address near Mount Austin, IKEA Tebrau, AEON Tebrau City and Toppen Shopping Centre
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.
Before you book
Best Units To Ask First
Ask first for Studio - 3 room layouts with efficient usable space.
For rental, compare smallest practical layout against maintenance fee and furnishing budget.
For own stay, prioritise quieter facing, parking convenience and future family needs over the cheapest unit only.
Unit Stack / Facing Guide
Ask for available stack, floor level, facing, afternoon sun exposure and nearby road/noise direction.
For Taman Desa Tebrau, Johor Bahru, compare convenience against privacy, view and traffic movement before choosing a unit.
Shortlist at least two layouts so you have a backup if the preferred stack is taken.
Questions Before Booking
What is the latest nett price and package for Mandolin Residences?
Is the rebate confirmed in writing and until when is it valid?
Which unit stacks, floor levels and facings are still available?
What are the layout types and exact built-up sizes?
How many car parks are included and where are they located?
What is the estimated maintenance fee and sinking fund?
Continue your research
Understand the area firstTaman Desa Tebrau, Johor Bahru Project listMalaysia property investment guide
Check budget and returnProperty calculatorsBest property for capital appreciationLewis recommended propertiesMonthly market notes
FAQ and enquiry
Common buyer questions, related projects and a shorter enquiry form for next-step checks.
Buyer questions
Plenitude Berhad has not published an open price list for Mandolin Residences Phase 2. Unit sizes run 542 to 1,017 sqft across five layouts, and pricing varies by tower, floor and unit type. WhatsApp Lewis for the current nett price and early-bird package.
Mandolin Residences is a freehold serviced-residence development in Taman Desa Tebrau, Johor Bahru.
It sits at Jalan Harmonium 35/1, Taman Desa Tebrau, Johor Bahru, right off the Tebrau Corridor and close to Mount Austin, with easy access to IKEA Tebrau, AEON Tebrau City, Toppen Shopping Centre, EDL, Tebrau Highway and Pasir Gudang Highway.
The project is developed by Plenitude Berhad, a listed Malaysian property developer.
Phase 2 has 712 units across two towers. Type A is a 542 sqft studio with 1 bathroom, Type B is 763 sqft with 2 bedrooms and 2 bathrooms, Type C1 is 906 sqft with 2+1 bedrooms and 2 bathrooms, Type C2 is 924 sqft with 3 bedrooms and 2 bathrooms, and Type D is 1,017 sqft with 3 bedrooms and 2 bathrooms.
Expected completion is Q1 2030. Confirm the exact SPA and vacant possession dates in the sales documents before you commit.
A 6th-floor multi-generational facilities podium with a swimming pool, gym, playground and soccer field, plus an exclusive 30th-floor sky garden with a viewing deck, sky lounge, hanging sofas and a reading corner overlooking the Johor Bahru skyline.
The Type A studio (542 sqft) suits investors chasing rental yield near IKEA Tebrau and Mount Austin, while Type C1/C2/D (906-1,017 sqft, 2+1 to 3 bedrooms) suit families needing extra space. WhatsApp Lewis to compare which tower and floor still has availability.
CONDITIONAL. Worth studying, but only after confirming transaction evidence, rent, supply and unit selection.
Mandolin Residences has a Lewis Investment Score of 7.4/10 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 Low-Medium. The final risk depends on latest nett price, unit selection, competing supply and rental evidence.
Mandolin Residences is most suitable for Investor, Own-Stay Buyer.
Mandolin Residences 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.
Better alternatives depend on your budget, preferred area and purpose. Compare nearby projects by Lewis Score, actual commute, rent evidence, maintenance and available 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 5-8 years, subject to loan comfort, vacancy buffer, market cycle and personal exit plan.
Mandolin Residences can suit own-stay buyers comparing Taman Desa Tebrau, Johor Bahru because it offers serviced residence options with pricing on request, with freehold tenure and layouts around 542 - 1,017 sqft.
For investment, compare Mandolin Residences 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.
The nearest mall reference is IKEA Tebrau, AEON Tebrau City & Toppen Shopping Centre, along with IKEA Tebrau, AEON Tebrau City & Toppen Shopping Centre and Mount Austin mature residential neighbourhood. 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 & rental yield
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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