Stulang Laut, Johor Bahru City Centre, Johor • Serviced Residence
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…
The short answer first — then dig into photos, price and risk below.
Paragon Suites @ CIQ is a freehold serviced residence in Stulang Laut, Johor Bahru City Centre, Johor, by Amproject Construction Sdn Bhd (JOLAND Group), with layouts around 646-1,695 sqft, completed Completed 2017, with an estimated gross rental yield of 3.4%–4.0%. Lewis Chong rates it 7.5/10 — a conditional buy. Worth studying, but only after confirming transaction evidence, rent, supply and unit selection.
Investor. Ready-viewing buyers / 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
Paragon Suites @ CIQ layout Type A (646 sqft) — 1-bedroom, 1-bathroom entry-level suite.
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
Nearest MRT / LRT
Nearest 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 |
A clean first scan of the project before you compare package, layout and risk.
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
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 226
Sinking fund guide
RM 23
Assessment & quit rent guide
RM 84
Monthly holding guide
RM 3,199
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 MRT / LRT
Upcoming JB-Singapore RTS Link station
Nearest mall
The Zon Johor Bahru duty-free mall
Nearest hospital
Medical Hub & Marina City (upcoming)
Nearest university / school
Foon Yew High School
Nearest commercial hub
Johor Bahru City Centre (JB City Centre)
Lewis's honest take: overall score, realistic rental yield, the main risks, and which alternatives to compare before you decide.
Worth studying, but only after confirming transaction evidence, rent, supply and unit selection.
Suitable for
Avoid if
May not suit buyers who need confirmed walking distance to rail transit.
Risk
Low-Medium
Holding Period
3-7 years
Confidence
7.5/10
Lewis's screening model
7.5/10
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.
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.
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
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 |
|---|---|---|---|
| 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: September 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.
Common buyer questions, related projects and a shorter enquiry form for next-step checks.
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.
Paragon Suites @ CIQ is a freehold serviced residence in Stulang Laut, Johor Bahru City Centre, Johor, by Amproject Construction Sdn Bhd (JOLAND Group), with layouts around 646-1,695 sqft, completed Completed 2017, with an estimated gross rental yield of 3.4%–4.0%. Lewis Chong rates it 7.5/10 — a conditional buy. 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.
Buyers comparing Paragon Suites @ CIQ usually also look at Amora Park @ Aliff Harmoni, Tampoi, The Astaka @ One Bukit Senyum and SKS Pavillion Residences. 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 3-7 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 1,000,000. 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.
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 — 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.
Johor
Contact for Pricing
Same freehold tenure, useful for comparing long-term holding logic.
