Suitable for development of service apartment, Integrated Commercial Center and Retail Podium / Neighbourhood Mall

Address: Tanah LOT 725 Jalan Sungai Temon Asli, Sungai Danga
Daerah / Mukim : Johor Bahru
Land status: Freehold International
Land usage : Building
Land surface : Flat
Selling price: RM 48.00 mil
Land Size : 2.2662hectare

Location Analysis & Strategic Advantages

This 2.2662-hectare (approximately 5.6-acre) site is a boutique, high-potential asset situated in the Kampung Sungai Temon enclave. Its primary advantage is its “pivot” location: it sits directly on the coastal fringe between the mature, wealthy residential catchment of Taman Perling and the high-density commercial corridor of Danga Bay.

The specific “International Freehold” status is a significant value multiplier here. In Johor Bahru, freehold waterfront land that is not reclaimed (i.e., original solid land) and holds international status is scarce. This status allows for a much wider pool of potential buyers, including Singaporeans and foreign investors, without the complex leasehold restrictions often found in similar coastal plots.

Visually and geographically, the land offers premium unblocked views of the Straits of Johor and the Singapore coastline (specifically the Sungei Buloh Wetland Reserve). This creates a natural, serene atmosphere despite being only 15 minutes from the chaos of the Johor Bahru City Centre (JBCC) and the CIQ Causeway. Connectivity is excellent, with immediate access to the Iskandar Coastal Highway, allowing for a 20-minute drive to the Second Link (Tuas) or a 15-minute drive to Woodlands.

However, a unique “soft” factor for this location is its cultural context. It is historically adjacent to the indigenous Seletar (Orang Asli) settlement. While this requires careful social management during development, it also offers a unique “eco-heritage” branding angle that generic reclaimed islands in Danga Bay lack.

Commercial Value Estimation

The land measures approximately 243,930 square feet (5.6 acres).

For a conservative valuation, assuming the land is zoned for low-density residential (e.g., luxury bungalows or townhouses) or requires significant infrastructure upgrades (drainage/access roads), the market value sits between RM 120 to RM 150 per square foot. This places the total asset value in the range of RM 29 Million to RM 36.5 Million.

For a market standard valuation, assuming the land is convertible to commercial or mixed-use status (suitable for boutique serviced suites or a wellness resort), the value rises to RM 160 to RM 200 per square foot. This places the total asset value in the range of RM 39 Million to RM 48.8 Million.

For a premium valuation, if you can secure a high plot ratio (above 1:4) for high-rise development catering to the foreign market, the land could command RM 220 to RM 250+ per square foot. This would place the total value between RM 53 Million and RM 61 Million.

Highest & Best Use for 5.6 Acres

1. Exclusive Wellness Sanctuary: A low-density retirement resort targeting Singaporeans. The quiet, riverine location supports a high-margin “Assisted Living” model, where the International status allows foreigners to buy units directly under the MM2H (Malaysia My Second Home) or similar visa schemes.

2. The “Trophy” Private Estate: Subdividing the land into just 6 to 8 ultra-luxury “Good Class Bungalow” style plots (approx. 20,000 sq ft each) with private berths. There is a shortage of legitimate waterfront bungalow land in JB where one can park a boat nearby.

3. Boutique Hotel & Seafood Hub: Leveraging the existing reputation of Sungai Temon for seafood, a high-end commercial F&B lifestyle hub (similar to “Dempsey Hill” in Singapore but on the water) would draw traffic from the nearby wealthy Bukit Indah and Perling communities.