Good investment?
CONDITIONAL. Worth studying, but only after confirming transaction evidence, rent, supply and unit selection.
Project review
Paragon Suites @ CIQ
Stulang Laut, Johor Bahru City Centre, Johor
Paragon Suites @ CIQ is a freehold, fully completed serviced residence by Amproject Construction Sdn Bhd (JOLAND Group), standing in the heart of Johor Bahru City Centre just a short walk from the CIQ...
Price From
Contact for Pricing
Built-up
646-1,695 sqft
Tenure
Freehold
Completion
Completed 2017
Nearest MRT / LRT
Upcoming JB-Singapore RTS Li…
Last checked: August 2026 · brochure completion reference: Completed 2017
Quick Project Decision
Lewis investment analysisBest for
Investor. Ready-viewing buyers / 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 / 10
Gallery
Paragon Suites @ CIQ twin-tower facade with green vertical garden podium, Johor Bahru City Centre
Project visual reference.
Select Floor Plan Type
Type A • Floor / layout plan
Type A (646 sqft)
Paragon Suites @ CIQ layout Type A (646 sqft) — 1-bedroom, 1-bathroom entry-level suite.
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
Paragon Suites @ CIQ
Location
Stulang Laut, Johor Bahru City Centre, Johor
Developer
Amproject Construction Sdn Bhd (JOLAND Group)
Tenure
Freehold
Completion Year
Completed 2017
Price From
Contact for Pricing
Built-up Range
646-1,695 sqft
Bedrooms
1-4
Total Units
461 (Tower A & Tower B, 33 storeys each)
Nearest MRT / LRT
Upcoming JB-Singapore RTS Link station
Nearest Mall
The Zon Johor Bahru duty-free mall
| Project Name | Paragon Suites @ CIQ |
|---|---|
| Location | Stulang Laut, Johor Bahru City Centre, Johor |
| Developer | Amproject Construction Sdn Bhd (JOLAND Group) |
| Tenure | Freehold |
| Completion Year | Completed 2017 |
| Price From | Contact for Pricing |
| Built-up Range | 646-1,695 sqft |
| Bedrooms | 1-4 |
| Total Units | 461 (Tower A & Tower B, 33 storeys each) |
| Nearest MRT / LRT | Upcoming JB-Singapore RTS Link station |
| Nearest Mall | The Zon Johor Bahru duty-free mall |
Key selling points
Freehold, fully completed serviced residence steps from the CIQ checkpoint and the Singapore causeway, Johor Bahru City Centre
Two 33-storey towers, 461 units, about 10 units per floor with 4 lifts per tower
Seven layouts from 646 sqft one-bedroom to 1,695 sqft three-plus-one-bedroom units
7th-floor podium: 30m infinity-edge pool, floating glass gym, zen gardens, multi-function hall, yoga deck
26th/27th-floor sky garden with kids' library, medieval garden, exercise corner and sky viewing deck
Club 33 rooftop: putting green, linear BBQ park, panoramic viewing deck and three jacuzzi pools
Ready-viewing buyersLong-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 1,532
Show all details
Gross Yield
3.4%
Vacancy Buffer
2 months / year
Monthly Holding
RM 3,199
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 1,182
Show all details
Gross Yield
3.8%
Vacancy Buffer
1 month / year
Monthly Holding
RM 3,199
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 947
Show all details
Gross Yield
4.0%
Vacancy Buffer
0.5 month / year
Monthly Holding
RM 3,199
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 3,199 | -RM 1,532 | 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 3,199 | -RM 1,182 | 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 3,199 | -RM 947 | 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 226
Sinking fund guide
RM 23
Monthly holding guide
RM 3,199
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 MRT / LRT
Upcoming JB-Singapore RTS Link station
Source check: Google Maps / MRT Corp check
Nearest mall
The Zon Johor Bahru duty-free mall
Source check: Google Maps check
Nearest hospital
Medical Hub & Marina City (upcoming)
Source check: Google Maps check
Nearest university / school
Foon Yew High School
Source check: Google Maps check
Nearest commercial hub
Johor Bahru City Centre (JB City Centre)
Source check: Google Maps / area research
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 BuyerTransit-Focused Buyer
Avoid if
Short-Term Flipper
May not suit buyers who need confirmed walking distance to rail transit.
Risk
Low-Medium
Holding Period
3-7 years
Confidence
7.5/10
Overall Score
7.5/10
Relative Value
Whether the entry price is justified by location quality, rental support, supply risk control and resale audience.
7.2/10
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.
7.7/10
Accessibility
Rail, road, commute and practical access signals from public information and maps.
7.8/10
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.
8.1/10
Liquidity
Estimated resale audience depth and ability to exit later.
7.2/10
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
7.2/10
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
7.7/10
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
7.8/10
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
8.1/10
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
7.2/10
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 | 7.2/10 | 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 | 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 | 7.8/10 | 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 | 8.1/10 | Higher score means healthier control against nearby competing supply. | Compare nearby launches, completed stock, rental competition and density before booking. |
| Liquidity | 7.2/10 | 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: Completed 2017.
Freehold, fully completed serviced residence steps from the CIQ checkpoint and the Singapore causeway, Johor Bahru City Centre Developed by Amproject Construction Sdn Bhd (JOLAND Group) Two 33-storey towers, 461 units, about 10 units per floor with 4 lifts per tower
Freehold, fully completed serviced residence steps from the CIQ checkpoint and the Singapore causeway, Johor Bahru City Centre
Developed by Amproject Construction Sdn Bhd (JOLAND Group)
Two 33-storey towers, 461 units, about 10 units per floor with 4 lifts per tower
Seven layouts from 646 sqft one-bedroom to 1,695 sqft three-plus-one-bedroom units
7th-floor podium: 30m infinity-edge pool, floating glass gym, zen gardens, multi-function hall, yoga deck
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.
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 1-4 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 Stulang Laut, Johor Bahru City Centre, 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 Paragon Suites @ CIQ?
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 firstStulang Laut, Johor Bahru City Centre 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
Paragon Suites @ CIQ is a freehold serviced residence in Johor Bahru City Centre, comprising two 33-storey towers with 461 units. It is fully completed, so units can be viewed and moved into immediately.
It was developed by Amproject Construction Sdn Bhd, part of JOLAND Group.
It sits in Stulang Laut/Stulang Darat, Johor Bahru City Centre, within walking distance of the CIQ checkpoint and the causeway into Singapore.
Yes, it is held under freehold title.
Seven layouts across both towers: Type A (646 sqft, 1BR+1Bath), Type A1 (678 sqft, 1BR+1Bath), Type B (909 sqft, 2BR+2Bath), Type B1 (988 sqft, 2BR+2Bath), Type C (1,381 sqft, 3+1BR+4Bath), Type D (1,482 sqft, 3+2BR+4Bath) and Type E (1,695 sqft, 3+1BR+4Bath). WhatsApp Lewis for the full floor plan set.
Facilities span three levels — a 7th-floor podium with a 30m infinity pool, floating glass gym, zen gardens and multi-function hall; a 26th/27th-floor sky garden with a kids' library and viewing deck; and Club 33 on the rooftop with a putting green, BBQ park, panoramic deck and three jacuzzi pools.
The project is fully completed with no published price list — asking prices depend on current resale and rental listings. WhatsApp Lewis for the latest checked figures and to arrange a viewing of an actual unit.
CONDITIONAL. Worth studying, but only after confirming transaction evidence, rent, supply and unit selection.
Paragon Suites @ CIQ has a Lewis Investment Score of 7.5/10 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.
Paragon Suites @ CIQ is most suitable for Investor, Own-Stay Buyer, Transit-Focused Buyer.
Paragon Suites @ CIQ may not suit Short-Term Flipper.
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 3-7 years, subject to loan comfort, vacancy buffer, market cycle and personal exit plan.
Paragon Suites @ CIQ can suit own-stay buyers comparing Stulang Laut, Johor Bahru City Centre because it offers serviced residence options Contact for Pricing, with freehold tenure and layouts around 646-1,695 sqft.
For investment, compare Paragon Suites @ CIQ 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.
The nearest MRT/LRT reference is Upcoming JB-Singapore RTS Link station. Confirm actual walking distance and any covered link before relying on transit access.
The nearest mall reference is The Zon Johor Bahru duty-free mall, along with CIQ (Customs, Immigration & Quarantine Complex) and the causeway to Singapore and The Zon Johor Bahru duty-free mall. 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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