Good investment?
CONDITIONAL. Worth studying, but only after confirming transaction evidence, rent, supply and unit selection.
Project review
Shama Suasana
Jalan Wong Ah Fook, Johor Bahru City Centre (JBCC), Johor
Shama Suasana (part of the Suasana Iskandar Malaysia development) is a completed, freehold serviced residence tower on Jalan Wong Ah Fook in Johor Bahru City Centre, developed by United Malayan Land B...
Price From
RM 850K - RM 1.58M
Built-up
644-1,235 sqft
Tenure
Freehold
Completion
2017
Nearest MRT / LRT
Future RTS Bukit Chagar Stat…
Last checked: August 2026 · brochure completion reference: 2017
Quick Project Decision
Lewis investment analysisBest for
Long-Term Holder. Ready-viewing buyers / Long-term holding / Transit access.
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.
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Gallery
Shama Suasana JBCC freehold serviced residence tower beside Amari Johor Bahru Hotel illuminated LED facade at night
Project visual reference.
Select Floor Plan Type
Type A • Floor / layout plan
Shama Suasana Type A
Shama Suasana layout Type A — 1 bedroom, 644-707 sqft across 7 layout variants (A1-A7). Confirm exact unit and orientation with Lewis.
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
Shama Suasana
Location
Jalan Wong Ah Fook, Johor Bahru City Centre (JBCC), Johor
Developer
United Malayan Land Berhad (UM Land)
Tenure
Freehold
Completion Year
2017
Price From
RM 850K - RM 1.58M
Built-up Range
644-1,235 sqft
Bedrooms
1-3
Maintenance Fee
~RM0.30 psf
Total Units
339
Nearest MRT / LRT
Future RTS Bukit Chagar Station (~600m walk)
| Project Name | Shama Suasana |
|---|---|
| Location | Jalan Wong Ah Fook, Johor Bahru City Centre (JBCC), Johor |
| Developer | United Malayan Land Berhad (UM Land) |
| Tenure | Freehold |
| Completion Year | 2017 |
| Price From | RM 850K - RM 1.58M |
| Built-up Range | 644-1,235 sqft |
| Bedrooms | 1-3 |
| Maintenance Fee | ~RM0.30 psf |
| Total Units | 339 |
| Nearest MRT / LRT | Future RTS Bukit Chagar Station (~600m walk) |
Key selling points
Johor Bahru City Centre (JBCC), Jalan Wong Ah Fook location
Freehold tenure, completed (no construction risk)
3-in-1 integrated development with 5-star Amari Johor Bahru Hotel & Zenith Lifestyle Centre mall
34th-floor rooftop infinity pool with Singapore skyline views
~400m to CIQ Checkpoint, ~600m to future RTS Bukit Chagar station
Ready-viewing buyersLong-term holdingTransit access
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 2,700
Cash Gap
-RM 1,580
Show all details
Gross Yield
3.8%
Vacancy Buffer
2 months / year
Monthly Holding
RM 3,830
What it means
Stress-test case. Use this when you want more buffer for vacancy, furnishing and rental competition.
Scenario
Balanced
Monthly Rent
RM 2,900
Cash Gap
-RM 1,172
Show all details
Gross Yield
4.1%
Vacancy Buffer
1 month / year
Monthly Holding
RM 3,830
What it means
Base planning case. Useful for checking whether the project still feels comfortable after normal vacancy buffer.
Scenario
Optimistic
Monthly Rent
RM 3,100
Cash Gap
-RM 859
Show all details
Gross Yield
4.4%
Vacancy Buffer
0.5 month / year
Monthly Holding
RM 3,830
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 2,700 | 3.8% | 2 months / year | RM 3,830 | -RM 1,580 | Stress-test case. Use this when you want more buffer for vacancy, furnishing and rental competition. |
| Balanced | RM 2,900 | 4.1% | 1 month / year | RM 3,830 | -RM 1,172 | Base planning case. Useful for checking whether the project still feels comfortable after normal vacancy buffer. |
| Optimistic | RM 3,100 | 4.4% | 0.5 month / year | RM 3,830 | -RM 859 | 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 8,500
Developer package may absorb part of this.
Stamp duty buffer
RM 25,500
Final amount depends on buyer profile and latest rules.
Loan agreement buffer
RM 4,250
Confirm with bank and lawyer before booking.
Renovation / move-in buffer
RM 21,250
Useful for curtains, lights, appliances and defects follow-up.
Estimated cash to start
RM 85,000 down payment + RM 59,500 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 3,480
Maintenance guide
RM 225
Sinking fund guide
RM 23
Monthly holding guide
RM 3,830
Cash buffer guide
RM 123,250
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
Future RTS Bukit Chagar Station (~600m walk)
Source check: Google Maps / MRT Corp check
Nearest commercial hub
Komtar JBCC & City Square
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
Long-Term HolderTransit-Focused Buyer
Avoid if
Short-Term Flipper
May not suit families who prioritise school and park convenience above all else.
Risk
Low-Medium
Holding Period
3-7 years
Confidence
7.6/10
Overall Score
7.4/10
Relative Value
Whether the entry price is justified by location quality, rental support, supply risk control and resale audience.
7.1/10
Location Score
Area strength, amenity depth, maturity and daily convenience.
7.1/10
Rental Demand
Tenant depth from jobs, lifestyle, education, medical, rail and city demand.
7.2/10
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.
7.5/10
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.
7.3/10
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
7.1/10
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
7.1/10
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
7.2/10
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
7.5/10
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
7.3/10
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 | 7.1/10 | 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 | 7.1/10 | Area strength, amenity depth, maturity and daily convenience. | Check daily route, surrounding amenities, road access and actual neighbourhood feel. |
| Rental Demand | 7.2/10 | 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 | 7.5/10 | 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 | 7.3/10 | 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 2,700 - RM 3,100
Estimated yield
3.8% - 4.4%
Tenant profile
Long-Term Holder
Estimate only. Confirm current furnished rent, vacancy buffer, maintenance fee and competing completed supply before booking. Updated: August 2026 · brochure completion reference: 2017.
Johor Bahru City Centre (JBCC), Jalan Wong Ah Fook location Freehold tenure, completed (no construction risk) 3-in-1 integrated development with 5-star Amari Johor Bahru Hotel & Zenith Lifestyle Centre mall
Johor Bahru City Centre (JBCC), Jalan Wong Ah Fook location
Freehold tenure, completed (no construction risk)
3-in-1 integrated development with 5-star Amari Johor Bahru Hotel & Zenith Lifestyle Centre mall
RM 850K - RM 1.58M
Built-up: 644-1,235 sqft (1-3 bedrooms)
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.
Before you book
Best Units To Ask First
Ask first for 1-3 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 Jalan Wong Ah Fook, Johor Bahru City Centre (JBCC), 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 Shama Suasana?
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 firstJalan Wong Ah Fook, Johor Bahru City Centre (JBCC) Project listMalaysia property investment guide
Check budget and returnProperty calculatorsBest condo investment under RM1MLewis recommended propertiesMonthly market notes
FAQ and enquiry
Common buyer questions, related projects and a shorter enquiry form for next-step checks.
Buyer questions
Shama Suasana (part of the Suasana Iskandar Malaysia development) is developed by United Malayan Land Berhad (UM Land). It's a completed freehold serviced residence tower on Jalan Wong Ah Fook, Johor Bahru City Centre, finished in 2017 with 339 units across levels 8-35.
Shama Suasana may suit buyers comparing completed, freehold serviced residences in JBCC from RM 850K - RM 1.58M with 644-1,235 sqft built-ups and 1-3 bedroom layouts, especially cross-border commuters and investors who value walking-distance access to the CIQ Checkpoint and future RTS Bukit Chagar station. Lewis can help compare the latest asking price, layout, rental angle and holding cost before you decide.
CONDITIONAL. Worth studying, but only after confirming transaction evidence, rent, supply and unit selection.
Shama Suasana 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.
Shama Suasana is most suitable for Long-Term Holder, Transit-Focused Buyer.
Shama Suasana 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.
Shama Suasana can suit own-stay buyers comparing Jalan Wong Ah Fook, Johor Bahru City Centre (JBCC) because it offers serviced residence options RM 850K - RM 1.58M, with freehold tenure and layouts around 644-1,235 sqft.
For investment, compare Shama Suasana 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 Bukit Chagar Station (~600m walk). 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 CIQ Checkpoint (~400m walk) and Future RTS Bukit Chagar Station (~600m walk). 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).
Prefer to chat directly?
WhatsApp LewisRelated projects
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