Agriculture land can convert to residential

Address: Tanah LOT 2558 Jalan Permas- Chokoh
Daerah / Mukim : Pontian/Serkat
Land status: Freehold International
Land usage : Agriculture
Land surface : Flat
Selling price: RM20/Sqft negotiable
Land Size : 1.44 hectare

Location Analysis & Strategic Advantages

This 1.44-hectare (approximately 3.56-acre) plot is located in Mukim Serkat, Pontian. The specific coordinates (1.324780, 103.501215) place it along Jalan Permas-Chokoh, sitting in the immediate vicinity of the Tanjung Bin Power Plant and the newly opened Sungai Pulai Bridge (Jambatan Sungai Pulai).

The single most critical advantage of this location is the Sungai Pulai Bridge. Opened in 2023, this bridge has completely transformed the connectivity of this area. Previously, this was a rural agricultural dead-end requiring a long drive around the river. Now, the bridge connects this site directly to the Port of Tanjung Pelepas (PTP) and Gelang Patah in under 15–20 minutes.

This “Game Changer” infrastructure creates a new economic corridor. The land is no longer just rural agricultural land; it is now viable “Industrial Support” land. It serves as a strategic overflow area for the industrial hubs of PTP and Tanjung Bin, offering a significantly lower entry price than land in Gelang Patah while being nearly as accessible.

The “International Freehold” status is a major bonus here. Most industrial-grade land in Pontian or near ports can be leasehold. Having freehold status allows for long-term capital appreciation as the spillover development from Iskandar Puteri pushes across the bridge.

Commercial Value Estimation

The land measures approximately 155,000 square feet (3.56 acres).

For a conservative valuation, assuming the land remains strictly agricultural without immediate development plans, the going rate for land in Serkat/Chokoh facing the main road is RM 12 to RM 15 per square foot. This places the total asset value in the range of RM 1.86 Million to RM 2.32 Million.

For a market standard valuation, considering the “Bridge Effect” and potential for industrial storage, logistics parking, or laydown areas, the value is currently tracking at RM 18 to RM 24 per square foot. This places the total asset value in the range of RM 2.8 Million to RM 3.7 Million.

For a premium valuation, if the land is converted to “Industrial” status and leveled for immediate construction (e.g., for a warehouse or vendor factory for Tanjung Bin), it could command RM 30 to RM 35 per square foot. This would place the total value between RM 4.6 Million and RM 5.4 Million.

Highest & Best Use

1. Logistics & Heavy Vehicle Parking: With the bridge connecting to PTP (one of the world’s busiest ports), there is a high demand for parking yards for haulage trucks and logistics buffers that cannot afford the high rental rates inside the Free Trade Zone.

2. Industrial Workers’ Dormitory (CLQ): The area is close to major employers (Tanjung Bin Power Plant, ATB Oil Terminal, and PTP). A centralized labour quarter (CLQ) here would be highly strategic, as it keeps heavy transport buses out of the main Gelang Patah residential areas.

3. Vendor Support Hub: Small-to-medium enterprise (SME) factories supporting the maintenance and operations of the Tanjung Bin Power Plant.