Johor Bahru City Centre, JB, Johor • Serviced Residence
Setia Sky 88 is a completed, freehold serviced residence in the heart of Johor Bahru City Centre, developed by SP Setia Berhad. Three towers of 55 storeys rise to about 838 units along Jalan Dato…
Foreign buyers judge value in the units they buy at home. Convert the asking price and the price per unit of area.
Price from
S$290,777
Price per unit of area
S$575.80 / sq ft
Indicative only, at rates as of 12 August 2026 · Bank Negara Malaysia and market mid-rates
The short answer first — then dig into photos, price and risk below.
Setia Sky 88 is a freehold serviced residence in Johor Bahru City Centre, JB, Johor, by SP Setia Berhad, priced from RM 929,000 (505-1636 sqft), completed Completed, with an estimated gross rental yield of 3.8%–4.4%. Lewis Chong rates it 7.8/10 — a buy-worthy shortlist candidate. Worth shortlisting if the latest nett price, layout and rent evidence still check out.
Investor. Ready-viewing buyers / Long-term holding / Transit access.
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
Studio • Floor / layout plan
Studio layout — a 505 sqft open-plan unit with 1 bathroom, the smallest and most affordable entry point at Setia Sky 88.
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 | Setia Sky 88 |
|---|---|
| Location | Johor Bahru City Centre, JB, Johor |
| Developer | SP Setia Berhad |
| Tenure | Freehold |
| Completion Year | Completed |
| Price From | From 929K |
| Built-up Range | 505-1636 sqft |
| Bedrooms | Studio-4+1 |
| Total Units | 838 (3 towers of 55 storeys) |
| Nearest MRT / LRT | Future RTS Link Bukit Chagar station |
| Nearest Mall | Johor Bahru City Centre malls, international schools and medical facilities |
A clean first scan of the project before you compare package, layout and risk.
Freehold serviced residence in Johor Bahru City Centre
Completed and ready to move in — no construction risk
3 towers of 55 storeys, about 838 units total
About 5 minutes' drive to the CIQ checkpoint and future RTS Link station
Studio to 4+1-bedroom layouts, 505-1,636 sqft
Sky pool, gym, sauna and sky lounge on-site
Use these numbers as a shortlist guide for unit comparison.
A simple stress test factoring in vacancy buffer, rental guide and monthly holding guide.
Scenario
Monthly Rent
Cash Gap
Gross Yield
Vacancy Buffer
Monthly Holding
What it means
Scenario
Monthly Rent
Cash Gap
Gross Yield
Vacancy Buffer
Monthly Holding
What it means
Scenario
Monthly Rent
Cash Gap
Gross Yield
Vacancy Buffer
Monthly Holding
What it means
| Scenario | Monthly Rent | Gross Yield | Vacancy Buffer | Monthly Holding | Cash Gap | What it means |
|---|---|---|---|---|---|---|
| Conservative | RM 2,950 | 3.8% | 2 months / year | RM 4,109 | -RM 1,651 | Stress-test case. Use this when you want more buffer for vacancy, furnishing and rental competition. |
| Balanced | RM 3,200 | 4.1% | 1 month / year | RM 4,109 | -RM 1,176 | Base planning case. Useful for checking whether the project still feels comfortable after normal vacancy buffer. |
| Optimistic | RM 3,400 | 4.4% | 0.5 month / year | RM 4,109 | -RM 851 | 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.
Rent figures are benchmark estimates pending verification against current nearby listings and Brickz / EdgeProp / NAPIC transaction evidence — this site does not invent transacted prices.
Confirm nett price, rebate and booking terms before paying.
RM 92,900 down payment + RM 65,030 upfront buffers
The cash buffer figure shown in the calculator below already includes these upfront buffers.
Instalment assumes 90% margin, 4.2% p.a., 35 years — indicative of the current Bank Negara OPR environment; confirm actual rates with your bank.
Quick guide only. Lewis can help check a more realistic bank package before you book.
Estimated instalment
RM 3,803
Maintenance guide
RM 177
Sinking fund guide
RM 18
Assessment & quit rent guide
RM 111
Monthly holding guide
RM 4,109
Cash buffer guide
RM 134,705
Instalment assumes 90% margin, 4.2% p.a., 35 years — indicative of the current Bank Negara OPR environment; confirm actual rates with your bank.
Compare asking prices of nearby new launches in the same area and state for market context.
| Project | Property Type | Tenure | Price From |
|---|---|---|---|
| Setia Sky 88Current | Serviced Residence | Freehold | RM 929,000 |
| Hazelton | Condominium | Freehold | RM 925,000 |
| Sonatia 3 | Condominium | Freehold | RM 934,000 |
| Neighbourhood 8 / Perjiranan 8 (Canna 2) | Condominium | Freehold | RM 918,000 |
| Adonis 2 | Condominium | Freehold | RM 907,000 |
Use this as a viewing checklist. Confirm exact travel time with Google Maps or Waze on your actual viewing day.
Nearest MRT / LRT
Future RTS Link Bukit Chagar station
Nearest mall
Johor Bahru City Centre malls, international schools and medical facilities
Lewis's honest take: overall score, realistic rental yield, the main risks, and which alternatives to compare before you decide.
Worth shortlisting if the latest nett price, layout and rent evidence still check out.
Suitable for
Avoid if
May not suit families who prioritise school and park convenience above all else.
Risk
Low-Medium
Holding Period
3-7 years
Confidence
8.0/10
Lewis's screening model
7.8/10
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.
7.8/10
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.
7.8/10
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 | 7.8/10 | 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 | 7.8/10 | 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 2,950 - RM 3,400
Estimated yield
3.8% - 4.4%
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.
Freehold serviced residence in Johor Bahru City Centre Completed and ready to move in — no construction risk 3 towers of 55 storeys, about 838 units total
Freehold serviced residence in Johor Bahru City Centre
Completed and ready to move in — no construction risk
3 towers of 55 storeys, about 838 units total
About 5 minutes' drive to the CIQ checkpoint and future RTS Link station
Studio to 4+1-bedroom layouts, 505-1,636 sqft
May not suit families who prioritise school and park convenience above all else.
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.
Shama Suasana
Similar budget range, useful for comparing entry price and monthly commitment.
The Arden Residence
Similar budget range, useful for comparing entry price and monthly commitment.
Aspira Lakehomes / Laman Tasik Aspira Phase 4
Similar budget range, useful for comparing entry price and monthly commitment.
Common buyer questions, related projects and a shorter enquiry form for next-step checks.
Setia Sky 88 is developed by SP Setia Berhad, one of Malaysia's award-winning developers. It is a freehold serviced residence in Johor Bahru City Centre and has already been completed.
Yes. Setia Sky 88 is a completed, ready-to-move-in project — there is no construction risk, and units can be occupied or rented out immediately.
Layouts range from a 505 sqft Studio and 602 sqft 1-Bedroom, to 903-1,140 sqft 3-Bedroom, a 1,259 sqft 3-Bedroom Loft, and 1,528-1,636 sqft 4 to 4+1-Bedroom units, across 3 towers of 55 storeys and about 838 units in total.
Setia Sky 88 sits along Jalan Dato Abdullah Tahir in Johor Bahru City Centre, about 5 minutes' drive from the CIQ checkpoint and within reach of the future RTS Link station, which is a key draw for cross-border commuters and tenants.
Setia Sky 88 is a freehold serviced residence in Johor Bahru City Centre, JB, Johor, by SP Setia Berhad, priced from RM 929,000 (505-1636 sqft), completed Completed, with an estimated gross rental yield of 3.8%–4.4%. Lewis Chong rates it 7.8/10 — a buy-worthy shortlist candidate. YES. Worth shortlisting if the latest nett price, layout and rent evidence still check out.
Setia Sky 88 has a Lewis Investment Score of 7.8/10 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.
Setia Sky 88 is most suitable for Investor, Own-Stay Buyer, Transit-Focused Buyer.
Setia Sky 88 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 Setia Sky 88 usually also look at Shama Suasana (from RM 850,000), The Arden Residence (from RM 1,150,000) and Aspira Lakehomes / Laman Tasik Aspira Phase 4 (from RM 685,000). 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.
Partially — the Johor foreign-buyer minimum is RM 1,000,000, so foreign buyers must choose units priced at or above that level; entry units from RM 929,000 are below it. State Authority Consent and the flat 8% foreign stamp duty still apply.
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) — on an entry price of RM 929,000 that is roughly RM 74,320. Malaysian permanent residents (PR) continue to enjoy standard citizen rates.
Setia Sky 88 can suit own-stay buyers comparing Johor Bahru City Centre, JB because it offers serviced residence options From 929K, with freehold tenure and layouts around 505-1636 sqft.
For investment, compare Setia Sky 88 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 Future RTS Link Bukit Chagar station. Confirm actual walking distance and any covered link before relying on transit access.
The nearest mall reference is Johor Bahru City Centre malls, international schools and medical facilities, along with CIQ Johor Bahru checkpoint — about 5 minutes' drive and Future RTS Link Bukit Chagar station. 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.
Similar budget range, useful for comparing entry price and monthly commitment.
Similar budget range, useful for comparing entry price and monthly commitment.
Similar budget range, useful for comparing entry price and monthly commitment.
