If you think about it there are actually not many true waterfront residential developments in and around Singapore. Most coastal residential areas in Singapore don’t have direct access to the waterfront. Exceptions are Sentosa Cove and Reflections at Keppel Bay. However, to enjoy the privilege of these two locations you need to have a very abundant bank account. For those looking for alternatives welcome to Iskandar Malaysia’s coastal waterfront. The residential developments along the Straits of Johor facing Singapore are starting to come online and pricing far more attractive compared to anything close in the island state.
Keep in mind it’s still very early days yet for Iskandar waterfront developments but we can already identify five clusters; Medini South, Puteri Harbor, Danga Bay, Tanjong Puteri and Senibong.
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1. Puteri Harbour
Puteri Harbour is the coastal section of Nusajaya developed by UEM Land. Its essentially next to Kota Iskandar the new Johor State administration center.
News on marketed and announced projects in Puteri Harbour include:
- Residential North by Haute Property (UEM Land and Bandar Raya Development)
Puteri Harbour (January 2013)
2. Medini South
This is an area also known as ‘Zone F’ originally master planned and developed by Global Capital & Development and subsequently purchased by Sunway Bhd. The original master plan catered for hotels, residential and commercial areas on the waterfront. There is no news as to how Sunway will develop the site.
3. Danga Bay
- As yet un-named development by Brunsfield Group
- Country Garden
4. Tanjong Puteri / Johor Bahru
- Summerplace by Connoisseur Properties Sdn Bhd
- Lido Boulevard by Central Malaysian Properties
- Vantage Bay by Rowsley
5. Senibong / Permas Jaya
- Blue Infiniti @ Iskandar by SMS Group
Some Thoughts on Iskandar Waterfront Development
Iskandar Property Market
While Iskandar Malaysia’s waterfront locations are definitely very attractive and prices reasonable for foreign investors its wise to understand the demand supply dynamics before committing. Properties may be limited in the coastal areas but the inland dynamics will have an impact on the overall market. To fully understand what happens here it also helps to understand what’s happening in the neighboring Singapore property market.
As Iskandar unfolds over the longer term each of the waterfront location will be perceived differently. Some areas will be valued because of association with neighboring developments while others valued for the proximity to commercial heart of Johor Bahru.
In my opinion coastal areas of Medini South and Puteri Harbour are developing into up market enclaves by virtue of the neighboring developments – namely the future residential and commercial areas of Medini, the Khazanah / Temasek Joint Venture projects, Gleneagles hospital, Pinewood Iskandar Malaysia Studios, Marlborough College, Educity, Legoland, Leisure Farm, as well as the presence of the marina at Puteri Harbor and the Johor state capital at Kota Iskandar. The developers of the projects here also tend to better known and more visible. In addition, the infrastructure and planning is more up to date in this newer part of Iskandar.
In contrast waterfront areas closer to Johor Bahru town are seen as appealing to a broader market. Not that projects here can’t be high value. I believe Tanjong Puteri will benefit tremendously once the Johor Bahru-Singapore RTS link is completed. Waterfront locations east of the Causeway close to the Pasir Gudang industrial area may not be as ideal but offers excellent access to the Causeway.
Its extremely easy to get to these locations by car. The highway and road network is excellent. The new coastal highway already extends from Johor Bahru all the way to the newer locations at Medini South and Puteri Harbor. From Singapore you can get to these waterfront locations in about an hour either through the immigration at Tuas or Woodlands
Views of Singapore
All five locations offers views of Singapore across the Straits of Johor. The question is who has the most appealing view?
This Singapore Land Use Master Plan till 2030 sheds some light on possible land uses to 2030 and beyond. This will probably be a good indication of which location retains greenery and which will continue to be developed.
Medini South, Puteri Harbor and Danga Bay overlooks the Lim Chu Kang area in Singapore which retains its greenery because its a military training area. However, please note that it can be noisy during live ammunition training. On the other hand Tanjung Puteri and Senibong overlooks the developed areas of Woodlands, Sembawang and Seletar in Singapore.
Hopefully this has provided a brief overview of Iskandar Malaysia’s waterfront residential areas. I’m sure I’ve missed out a few waterfront developments. We will continually update the post so please leave a comment for developments that have been missed out and I’ll be happy to include them in. Don’t forget to cast your vote in the Poll above!
Images: UEM Land, Global Capital & Development