Ask Lewis for the latest confirmed photo or video.
Facade / first impression
Check whether Valeria feels easy to recognise, presentable and suitable for your buyer or tenant profile.
Project review
Valeria
Taman Kempas Utama, Tebrau, Johor Bahru, Johor
Valeria is a freehold condominium in Taman Kempas Utama, Tebrau, Johor Bahru, Johor by IOI. Market reference RM 1.33M-2.29M for 3072 sqft, 24 units, completion Q1 2025. Lewis can help you compare the...
Price From
RM 1.33M-2.29M
Built-up
3072 sqft
Tenure
Freehold
Completion
Q1 2025
Nearest MRT / LRT
Verify nearest rail station …
Last checked: July 2026 · brochure completion reference: Q1 2025
Property Listing
Taman Kempas Utama, Tebrau, Johor Bahru
Gallery and floor / layout plans
Brochure-verified floor/layout plans stay primary. Project photos improve the visual check when a clear local match is available.
Photo Story Checklist
Use the photos like a viewing sequence: first impression, lifestyle, unit feel, floor/layout and surrounding area.
Ask Lewis for the latest confirmed photo or video.
Facilities / lifestyle
Look for usable facilities, not only pretty brochure angles. Pool, gym, lobby and drop-off matter for rent and own stay.
Ask Lewis for the latest confirmed photo or video.
Show unit / interior feel
Use interior photos to judge layout efficiency, natural light, furnishing budget and whether the space feels practical.
Ask Lewis for the latest confirmed photo or video.
Floor / layout plan
Floor plan and layout plan mean the same thing here. Check bedrooms, usable space, storage, balcony and wasted corners.
Ask Lewis for the latest confirmed photo or video.
Location / surroundings
For Taman Kempas Utama, Tebrau, Johor Bahru, compare the photo impression with the actual route, traffic, daily retail and surrounding supply.
Floor / layout plans
Request latest
Artist impressions
Request latest
Brochure media
Available
Request latest images from Lewis
Ask Lewis for the current gallery, show unit, facilities photos and available floor/layout plans.
Brochure and media links
View brochureRequest floor / layout plan
Request current layout options, size range, facing, floor level, and available unit stack.
Quick summary
Quick Facts
Fact-sheet summary for buyers to compare key project details before the deeper review.
Best For
Ready-viewing buyer
Location Focus
Taman Kempas Utama, Tebrau, Johor Bahru, Johor
Entry Budget
RM 1.33M-2.29M
Buyer Profile
Ready-viewing buyers / Long-term holding
Main Strength
Taman Kempas Utama, Tebrau, Johor Bahru, Johor location
Main Risk
Traffic and actual travel time should be checked during weekday peak hour.
Lewis Verdict
NO
| Best For | Ready-viewing buyer |
|---|---|
| Location Focus | Taman Kempas Utama, Tebrau, Johor Bahru, Johor |
| Entry Budget | RM 1.33M-2.29M |
| Buyer Profile | Ready-viewing buyers / Long-term holding |
| Main Strength | Taman Kempas Utama, Tebrau, Johor Bahru, Johor location |
| Main Risk | Traffic and actual travel time should be checked during weekday peak hour. |
| Lewis Verdict | NO |
Latest Update Checklist
Project pages should stay useful only when package, availability, rental logic and media are refreshed regularly.
Project page
July 2026 · brochure completion reference: Q1 2025
Static brochure facts stay useful, but buyer-facing package details must be reconfirmed.
Latest package
July 2026 · brochure completion reference: Q1 2025
Price guide is a market reference collated from public new-launch listings. Confirm the latest nett price, package and availability with Lewis before booking.
Availability
Weekly check needed before sharing to buyers
Ready / completed stock subject to availability
Rental guide
July 2026 · brochure completion reference: Q1 2025
Refresh with PropertyGuru, iProperty, SPEEDHOME and nearby completed supply before relying on yield.
Media / floor plan
Fresh media request needed
Floor plan and layout plan mean the same buyer-facing item. Ask Lewis for latest stack and facing.
| Project page | July 2026 · brochure completion reference: Q1 2025 Static brochure facts stay useful, but buyer-facing package details must be reconfirmed. |
|---|---|
| Latest package | July 2026 · brochure completion reference: Q1 2025 Price guide is a market reference collated from public new-launch listings. Confirm the latest nett price, package and availability with Lewis before booking. |
| Availability | Weekly check needed before sharing to buyers Ready / completed stock subject to availability |
| Rental guide | July 2026 · brochure completion reference: Q1 2025 Refresh with PropertyGuru, iProperty, SPEEDHOME and nearby completed supply before relying on yield. |
| Media / floor plan | Fresh media request needed Floor plan and layout plan mean the same buyer-facing item. Ask Lewis for latest stack and facing. |
Project Details Table
Key project information must stay readable in text, not only inside brochure images.
Project Name
Valeria
Location
Taman Kempas Utama, Tebrau, Johor Bahru, Johor
Developer
IOI
Tenure
Freehold
Completion Year
Q1 2025
Price From
RM 1.33M-2.29M
Built-up Range
3072 sqft
Bedrooms
4+1
Maintenance Fee
Ask Lewis to confirm latest maintenance fee estimate
Total Units
24
Nearest MRT / LRT
Verify nearest rail station and walking route before viewing.
Nearest Mall
Confirm nearest daily retail node before shortlisting.
| Project Name | Valeria |
|---|---|
| Location | Taman Kempas Utama, Tebrau, Johor Bahru, Johor |
| Developer | IOI |
| Tenure | Freehold |
| Completion Year | Q1 2025 |
| Price From | RM 1.33M-2.29M |
| Built-up Range | 3072 sqft |
| Bedrooms | 4+1 |
| Maintenance Fee | Ask Lewis to confirm latest maintenance fee estimate |
| Total Units | 24 |
| Nearest MRT / LRT | Verify nearest rail station and walking route before viewing. |
| Nearest Mall | Confirm nearest daily retail node before shortlisting. |
Want the latest package?
Ask latest package
Send your budget, purpose and preferred layout. Lewis can confirm current package, available units, viewing timing and suitable alternatives.
Key selling points
A clean first scan of the project before you compare package, layout and risk.
Taman Kempas Utama, Tebrau, Johor Bahru, Johor location
Freehold tenure
Condominium project
RM 1.33M-2.29M
Built-up: 3072 sqft
Developer: IOI
Ready-viewing buyersLong-term holding
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- Price guide
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- Status
- Under Construction
- Why compare
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Price and unit guide
Use these numbers as a shortlist guide. Confirm latest nett price, rebate and available units before booking.
Layout range
4+1
Built-up range
3072 sqft
Price guide
RM 1.33M-2.29M
Car park
Ask Lewis to confirm car park allocation
Availability
Ready / completed stock subject to availability
Last checked
July 2026 · brochure completion reference: Q1 2025
3 investment scenarios
A simple stress test using the project price guide, rental guide and monthly holding guide. Confirm real rent, loan terms and package before booking.
Scenario
Conservative
Monthly Rent
RM 3,750
Gross Yield
3.4%
Vacancy Buffer
2 months / year
Monthly Holding
RM 7,415
Cash Gap
-RM 3,665
What it means
Stress-test case. Use this when you want more buffer for vacancy, furnishing and rental competition.
Scenario
Balanced
Monthly Rent
RM 4,100
Gross Yield
3.7%
Vacancy Buffer
1 month / year
Monthly Holding
RM 7,415
Cash Gap
-RM 3,315
What it means
Base planning case. Useful for checking whether the project still feels comfortable after normal vacancy buffer.
Scenario
Optimistic
Monthly Rent
RM 4,450
Gross Yield
4.0%
Vacancy Buffer
0.5 month / year
Monthly Holding
RM 7,415
Cash Gap
-RM 2,965
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 3,750 | 3.4% | 2 months / year | RM 7,415 | -RM 3,665 | Stress-test case. Use this when you want more buffer for vacancy, furnishing and rental competition. |
| Balanced | RM 4,100 | 3.7% | 1 month / year | RM 7,415 | -RM 3,315 | Base planning case. Useful for checking whether the project still feels comfortable after normal vacancy buffer. |
| Optimistic | RM 4,450 | 4.0% | 0.5 month / year | RM 7,415 | -RM 2,965 | 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
RM 13,300
Developer package may absorb part of this.
Stamp duty buffer
RM 39,900
Final amount depends on buyer profile and latest rules.
Loan agreement buffer
RM 6,650
Confirm with bank and lawyer before booking.
Renovation / move-in buffer
RM 33,250
Useful for curtains, lights, appliances and defects follow-up.
Monthly holding guide
Estimated instalment
RM 6,072
Maintenance guide
RM 1,075
Sinking fund guide
RM 108
Assessment / quit rent buffer
RM 160
Monthly Holding Cost
Quick guide only. Lewis can help check a more realistic bank package before you book.
Estimated instalment
RM 5,445
Maintenance guide
RM 1,075
Sinking fund guide
RM 108
Monthly holding guide
RM 6,748
Cash buffer guide
RM 192,850
Loan Snapshot
RM 5,440 / month
Estimate based on 90% loan, 35 years, 4.2% interest. Actual approval, rate, DSR and package depend on bank profile.
Indicative loan: RM 1,197,000
Income guide: Around RM 15,500 / month
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
Verify nearest rail station and walking route before viewing.
Source check: Google Maps / MRT Corp check
Nearest mall
Confirm nearest daily retail node before shortlisting.
Source check: Google Maps check
Nearest hospital
Check nearest hospital or medical centre if healthcare access matters.
Source check: Google Maps check
Nearest university / school
Verify school, college or university access based on your tenant or family profile.
Source check: Google Maps check
Nearest commercial hub
Taman Kempas Utama, Tebrau, Johor Bahru commercial and workplace demand should be checked before rental planning.
Source check: Google Maps / area research
Travel time to KLCC
Check live weekday peak-hour route before viewing.
Source check: Google Maps / Waze check
Travel time to TRX
Verify route to TRX if city-office tenant demand is part of the plan.
Source check: Google Maps / Waze check
Travel time to Mid Valley
Use live maps to compare this route with your daily commute.
Source check: Google Maps / Waze check
Site visit notes
What I like
Taman Kempas Utama, Tebrau, Johor Bahru, Johor location Freehold tenure Condominium project
What I don't like
May not suit buyers who need confirmed walking distance to rail transit.
Traffic condition
Check weekday morning and evening routes before booking because brochure distance does not show real travel time.
Accessibility
For Taman Kempas Utama, Tebrau, Johor Bahru, verify the actual route to rail, highways, malls, offices and daily needs before treating access as a strength.
Walkability
Confirm shade, crossing points, road width, safety and exact walking route during viewing.
Actual environment
Ask for current site, showroom, facility or surrounding photos and videos when available.
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.
Quick Project Decision
A short buyer-facing answer before you go deeper into photos, price and risk.
Good investment?
NO. Only consider if the price, package or personal use-case is unusually strong.
Best for
Ready-viewing buyer. Ready-viewing buyers / Long-term holding.
Ask before booking
Latest nett price, available unit stack, floor/layout plan, car park allocation and alternatives.
Only consider if the price, package or personal use-case is unusually strong.
Suitable for
Shortlist comparison
Avoid if
Short-Term Flipper
Risk
Medium-High
Holding Period
3-7 years
Confidence
6.9/10
Overall Score
6.7/10
Relative Value
Whether the entry price is justified by location quality, rental support, supply risk control and resale audience.
6.4/10
Location Score
Area strength, amenity depth, maturity and daily convenience.
6.4/10
Rental Demand
Tenant depth from jobs, lifestyle, education, medical, rail and city demand.
6.1/10
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.
6.2/10
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.
6.7/10
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
6.4/10
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
6.4/10
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
6.1/10
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
6.2/10
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
6.7/10
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 | 6.4/10 | 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 | 6.4/10 | Area strength, amenity depth, maturity and daily convenience. | Check daily route, surrounding amenities, road access and actual neighbourhood feel. |
| Rental Demand | 6.1/10 | 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 | 6.2/10 | 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 | 6.7/10 | 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 3,750 - RM 4,450
Estimated yield
3.4% - 4.0%
Tenant profile
Ready-viewing buyer
Estimate only. Confirm current furnished rent, vacancy buffer, maintenance fee and competing completed supply before booking. Updated: July 2026 · brochure completion reference: Q1 2025.
Taman Kempas Utama, Tebrau, Johor Bahru, Johor location Freehold tenure Condominium project
Taman Kempas Utama, Tebrau, Johor Bahru, Johor location
Freehold tenure
Condominium project
RM 1.33M-2.29M
Built-up: 3072 sqft
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.
Check weekday morning and evening routes before booking because brochure distance does not show real travel time.
For Taman Kempas Utama, Tebrau, Johor Bahru, verify the actual route to rail, highways, malls, offices and daily needs before treating access as a strength.
May not suit buyers who need confirmed walking distance to rail transit.
May not suit buyers who want a lower entry price or smaller cash commitment.
May not suit families who prioritise school and park convenience above all else.
Why this project is worth asking about
Three practical angles buyers normally care about before they spend time on a viewing.
Own-stay angle
76/100
Taman Kempas Utama, Tebrau, Johor Bahru should be checked by daily route, facilities, nearby retail and comfort for your household.
Rental-income angle
74/100
RM 3,750 - RM 4,450 rent guide. Estimate only. Confirm current furnished rent, vacancy buffer, maintenance fee and competing completed supply before booking.
Capital-growth angle
88/100
Likely target audience: local own-stay families, upgraders or practical renters in the surrounding area.
Choose what you want Lewis to check
Use one clear WhatsApp request so the reply can be faster and more useful.
Who should not buy
May not suit buyers who need confirmed walking distance to rail transit.
May not suit buyers who want a lower entry price or smaller cash commitment.
May not suit families who prioritise school and park convenience above all else.
May not suit: Short-Term Flipper.
Risk Check
Use this as a first risk filter before confirming latest package, rent evidence and transaction data.
Supply Risk
Medium-High
Traffic and actual travel time should be checked during weekday peak hour.
Rental Competition
6.1/10 demand score
Verify with current PropertyGuru, iProperty and SPEEDHOME listings.
Exit Strategy
Likely target audience: local own-stay families, upgraders or practical renters in the surrounding area.
This website does not invent transaction prices. Ask Lewis to verify current Brickz, EdgeProp or NAPIC evidence before treating any figure as transaction-backed.
Entry Price Risk
Price guide is a market reference collated from public new-launch listings. Confirm the latest nett price, package and availability with Lewis before booking.
Confirm nett price, rebate and booking terms before paying.
Tenant Demand
Estimate only. Confirm current furnished rent, vacancy buffer, maintenance fee and competing completed supply before booking.
Updated: July 2026 · brochure completion reference: Q1 2025
| Supply Risk | Medium-High Traffic and actual travel time should be checked during weekday peak hour. |
|---|---|
| Rental Competition | 6.1/10 demand score Verify with current PropertyGuru, iProperty and SPEEDHOME listings. |
| Exit Strategy | Likely target audience: local own-stay families, upgraders or practical renters in the surrounding area. This website does not invent transaction prices. Ask Lewis to verify current Brickz, EdgeProp or NAPIC evidence before treating any figure as transaction-backed. |
| Entry Price Risk | Price guide is a market reference collated from public new-launch listings. Confirm the latest nett price, package and availability with Lewis before booking. Confirm nett price, rebate and booking terms before paying. |
| Tenant Demand | Estimate only. Confirm current furnished rent, vacancy buffer, maintenance fee and competing completed supply before booking. Updated: July 2026 · brochure completion reference: Q1 2025 |
Exit Strategy
Likely target audience: local own-stay families, upgraders or practical renters in the surrounding area.
Before booking, compare entry price against nearby completed projects so the resale gap is clear.
For rental planning, check realistic furnished rental, maintenance fee and vacancy buffer instead of only gross yield.
Risk Notes
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.
Best Units To Ask First
Ask first for 4+1 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 Kempas Utama, 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 Valeria?
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?
Related Buyer Guides
Freehold vs leasehold
Booking checklist
First investment guide
Loan comfort guide
New launch vs subsale
Continue your research
Use these internal links as the next reading path: area context, budget tools, comparisons, guides and videos.
Understand the area first
Start with the area context before judging one project by brochure only.
Check budget and return
Use calculators and best-of pages to test affordability, yield and buyer fit.
Property calculatorsEstimate loan instalment, DSR, rental yield, cash flow, ROI and MOT.Best property for capital appreciationCompare long-term value and exit strategy before committing.Lewis recommended propertiesCompare projects Lewis groups by budget, buyer fit and risk level.Monthly market notesCheck monthly rent realism, supply risk, loan comfort and buyer actions.
Compare alternatives
Put similar projects beside this one before you book or view.
Read or watch next
Continue with buyer guides, videos and practical decision checklists.
Freehold vs leaseholdRead this buyer guide before asking for the latest package.Booking checklistRead this buyer guide before asking for the latest package.First investment guideRead this buyer guide before asking for the latest package.Loan comfort guideRead this buyer guide before asking for the latest package.
FAQ and enquiry
Common buyer questions, related projects and a shorter enquiry form for next-step checks.
Quick answers
Quick answers about this project.
Short direct answers for buyers.
Is Valeria suitable for own stay?
Valeria can suit own-stay buyers comparing Taman Kempas Utama, Tebrau, Johor Bahru because it offers condominium options RM 1.33M-2.29M, with freehold tenure and layouts around 3072 sqft.
Is Valeria suitable for investment?
For investment, compare Valeria against nearby completed rental supply, realistic furnishing cost, maintenance fee and tenant demand before booking.
What should I ask before booking Valeria?
Ask for latest nett price, rebate, package validity, available unit stack, car park allocation, maintenance estimate, floor plan and loan comfort check.
Who can help compare Valeria?
Lewis Chong, REN 69566 under IQI Global, can help compare latest package, floor plan, loan comfort, rental logic and alternatives.
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Buyer questions
The current market reference lists IOI as the developer. Valeria is in Taman Kempas Utama, Tebrau, Johor Bahru, Johor with completion reference Q1 2025.
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 LewisProject Decision Checklist
Send a quick request and Lewis can reply with the key items you should confirm before booking.
Budget and monthly comfort
Layout, facing and available stack
Rental estimate and tenant demand
Risk notes and better alternatives
Decision check
Want Lewis to check this project before booking?
Send your budget, buying purpose, preferred layout and timeline. Lewis can compare latest package, floor/layout plan, rental logic, risks and alternatives.
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Need Lewis to check if this project fits you?
Send your budget, buying purpose and preferred layout. Lewis can compare the latest package, floor plan, rental logic, risk notes and alternatives.