M Grand Minori Johor Bahru
M Grand Minori by Mah Sing Group Bhd in Johor Bahru, Johor. From RM 437,000, Freehold Serviced Apartment with 403-835 sqft layouts. Floor plans, distance to the nearest stations and sales gallery appointments on propertyportal.my.
M Grand Minori project information
| Developer | Mah Sing Group Bhd |
|---|---|
| Location | Jalan Austin Perdana, Taman Austin Perdana, 81100 Johor Bahru, Johor |
| Property type | Serviced Apartment |
| Tenure | Freehold |
| Land title | Commercial under HDA |
| Starting price | RM 437,000 |
| Price range | RM 437,000 – RM 1,000,000 |
| Price per sq ft | RM 750 – RM 870 |
| Built-up | 403-835 sqft |
| Total units | 1733 |
| Blocks / floors | 59 floors |
| Car park | 1-2 bays |
| Maintenance fee | RM0.40 psf (excluding sinking fund) |
| Completion | New Launch, 2030 |
Last checked .
Studio to 3 bedrooms incl. dual key
M Grand Minori at a glance
- From price: RM 437,000 to RM 1,000,000
- Asking psf: RM 750–870 per sq ft
- Tenure: Freehold
- Completion: expected 2030
- Units: 1,733, 59 floors, 1–Studio bedrooms
- Density: about 29 homes a floor (1,733 units ÷ 59 floors)
M Grand Minori scorecard
Six sub-scores from 0 to 10, each with its formula and inputs. Data-based, not a recommendation; there is no overall total.
- Price vs area: not scored — Not enough data on record. Formula: 5 − (gap % ÷ 5), kept within 0–10. Gap = this project's lowest asking psf against the median lowest asking psf of the other new launches in the same locality (needs 2 or more). Parity = 5; every 5% cheaper adds a point.
- Rail access: not scored — Not scored for this area (rail data covers the Klang Valley only). Formula: 10 − (walk minutes − 5) ÷ 2, kept within 0–10. Five minutes or less = 10; 25 minutes or more = 0. Walk = measured OpenStreetMap route where one exists, otherwise straight-line × 1.3 at 80 m a minute.
- Density: 1.5 / 10 — 1,733 units ÷ 59 floors = 29.4 a floor; 21 of 144 other projects pack more. Formula: 10 × share of the portal's projects that put more homes on each floor (units ÷ floors). Fewer homes per floor scores higher.
- Supply pressure in area: not scored — Not enough data on record. Formula: 10 × (1 − pipeline ÷ 50%), kept within 0–10. Pipeline = condominium/apartment units under construction plus planned, as a share of the units already standing (NAPIC stock table). 0% = 10; 50% or more = 0.
- Affordability vs district income: not scored — Not enough data on record. Formula: 10 − 1.5 × (years − 3), kept within 0–10. Years = entry price ÷ (median monthly household income × 12) for the district (DOSM). Three years or less = 10.
- Developer record: not scored — Not enough data on record. Formula: 10, minus 5 for each sick project, 10 for each abandoned project and 3 for each entry on the TEDUH offence list; minus 2 when TEDUH lists fewer than 2 projects (short record). Not scored until the developer is looked up on TEDUH.
Watch-outs
- About 29 homes a floor (1,733 units over 59 floors)
Where the M Grand Minori asking price sits
Asking psf midpoint RM 810, below the Johor new-launch median of RM 1,360 (16 projects on this site with an asking psf).
M Grand Minori against the nearest alternatives
The closest projects in the same area or within 15% of the entry price, on the same facts and the same scorecard.
| Fact | M Grand Minori | The Asteriaz 2.1 km away, similar price | Coronade Twins 2.3 km away, similar price | Amberwood Resort Residences @ Johor Bahru 3.4 km away, similar price |
|---|---|---|---|---|
| From price | RM 437,000 | RM 474,900 | RM 450,000 | RM 390,000 |
| Asking psf | RM 750–870 | RM 841 | RM 1,607 | ≈ RM 696 |
| Built-up, sq ft | 403–835 | 560–915 | 280–1,230 | 560–872 |
| Tenure | Freehold | Leasehold | Freehold | Leasehold |
| Completion | New Launch 2030 | New Launch 2029 | Under Construction 2030 | Under Construction 2029 |
| Units · floors | 1,733 · 59 | 848 · 42 | 539 · 41 | 824 · 26 |
| Homes per floor | about 29.4 | about 20.2 | about 13.1 | about 31.7 |
| Walk to rail | — | — | — | — |
| Price vs area /10 | — | — | 0.0 | — |
| Rail access /10 | — | — | — | — |
| Density /10 | 1.5 | 3.5 | 7.0 | 1.3 |
| Supply pressure in area /10 | — | — | 7.7 | 7.7 |
| Affordability vs district income /10 | — | — | 8.2 | 9.1 |
| Developer record /10 | — | — | — | — |
| Where it wins | — | earliest completion (2029) | largest layout (1,230 sq ft); fewest homes per floor (13.1) | lowest entry price (RM 390,000); lowest asking psf (from RM 696); earliest completion (2029) |
Full comparisons: M Grand Minori vs The Asteriaz
Who M Grand Minori suits
- Transit commuter: Not scored for this area (rail data covers the Klang Valley only)
- Own-stay family: Weak match (1 of 3 checks) — – No 3-bedroom layout on record; – Largest layout 835 sq ft; ✓ 2 schools listed within a 10-minute walk. Rule: A 3-bedroom layout on record · largest home ≥ 1,000 sq ft · a school within a 10-minute walk
- First-home buyer: Partial match (1 of 2 checks) — – District income not on record; ✓ Smallest layout 403 sq ft, from RM 437,000; Not scored for this area (rail checks cover the Klang Valley only). Rule: Entry price ≤ 5 years of district median income · smallest home ≤ 700 sq ft · walk to rail ≤ 10 min
- Rental investor: Partial match (1 of 2 checks) — Not scored for this area (rail checks cover the Klang Valley only); ✓ 1-bedroom layouts on the list; – Area supply not on record. Rule: Walk to rail ≤ 10 min · 1-bedroom layouts on record · incoming + planned supply < 20% of stock. Rental figures are not on record.
A match is a fit with the numbers, not advice to buy.
Who M Grand Minori may not suit
- Buyers who must move in before 2030 — Completion is expected in 2030, so a purchase signed now waits about 4 years for the keys.
- Households that need three bedrooms — The largest layout on record has 1 bedroom.
M Grand Minori: checked facts
Analysis built 2026-10-30 from the figures on this page and public data: NAPIC, DOSM via data.gov.my, KPKT TEDUH, GTFS Static and Rapid Rail ridership via data.gov.my, OpenStreetMap and OSRM. Asking prices are not valuations.
Area and station guides
Can foreigners buy M Grand Minori?
The foreign-buyer minimum in Johor is RM 1,000,000 per unit (plus a state consent fee of 3% of the price or RM30,000, whichever is higher, and an RM2,000 application fee per title). M Grand Minori is listed at RM 437,000 – RM 1,000,000, so by price only the units at RM 1,000,000 or more clear it. Because M Grand Minori is on commercial title, a unit below RM1,000,000 can still be sold to a foreign buyer when it is bought from the developer and the Johor State Authority approves that sale; the consent fee is then at least RM50,000. Resale units below RM1,000,000 do not have this route. Price is only the first test: every foreign purchase needs State Authority approval, Bumiputera-quota units are closed to foreign buyers, and foreign ownership in an apartment project is capped at 50% of its units.
Costs on top of the M Grand Minori price
| Item | On the RM 437,000 starting price |
|---|---|
| Transfer stamp duty, Malaysian buyer | RM 7,740 (1% on the first RM100,000, 2% up to RM500,000, 3% up to RM1,000,000, 4% above). |
| Transfer stamp duty, foreign buyer | RM 34,960 (only through the developer route with State Authority approval described above) (flat 8% on residential property from 1 January 2026, for non-citizens and foreign companies; permanent residents pay the Malaysian rate) |
| Loan agreement stamp duty | 0.5% of your loan |
| Legal fees | Bought from a licensed developer: 70% of the standard scale at this price (standard: 1.25% on the first RM500,000, 1% on the next RM7,000,000), a share fixed by Table B of the Solicitors' Remuneration Order 2023; plus 8% service tax |
M Grand Minori starts below RM500,000. The first-home stamp duty exemption (market value up to RM500,000, sale and purchase agreements signed from 1 January 2021 to 31 December 2027) is written for homes: LHDN's declaration form leaves out serviced apartments and SOHOs, while the Finance Act counts them as homes; the Malaysian Bar raised this with LHDN (circular 128/2026).
M Grand Minori monthly maintenance fee
The stated rate is RM0.40 psf (excluding sinking fund). On the 403 sq ft unit that is about RM 161 a month, and about RM 334 on the 835 sq ft unit. The sinking fund is charged on top of that.
M Grand Minori compared with nearby projects
Among these 6 projects, M Grand Minori has the 2nd lowest entry price per sq ft, at RM 1,084.
| Project | Starting price | Entry price per sq ft | Sizes (sq ft) | Completion |
|---|---|---|---|---|
| M Grand Minori | RM 437,000 | RM 1,084 | 403–835 | 2030 |
| Axis, Causewayz Square | RM 580,300 | RM 1,586 | 366–592 | TBC |
| Brixton, Causewayz Square | RM 691,000 | RM 1,458 | 474–850 | TBC |
| Dover, Causewayz Square | RM 727,500 | RM 1,535 | 474–850 | TBC |
| The Asteriaz | RM 474,900 | RM 848 | 560–915 | TBC |
| Gen Sphere | RM 609,000 | RM 1,327 | 459–755 | 2029 |
Entry price per sq ft = starting price ÷ built-up of the smallest layout; bigger layouts and higher floors give other figures.
Frequently asked questions about M Grand Minori
What is the starting price of M Grand Minori?
Developer list prices for M Grand Minori start from RM 437,000 and go up to RM 1,000,000 (about RM RM 750 – RM 870 per sq ft). Prices change with each release; ask for the current price list.
Is M Grand Minori freehold or leasehold?
M Grand Minori is Freehold under a commercial under hda title, developed by Mah Sing Group Bhd.
What unit sizes and layouts are available at M Grand Minori?
Built-up sizes range from 403 to 835 sq ft.
How many units and floors does M Grand Minori have?
1733 units across 59 floors.
When will M Grand Minori be completed?
New Launch; estimated completion 2030.
What is the maintenance fee at M Grand Minori?
RM0.40 psf (excluding sinking fund), as quoted by the developer.
How do I view M Grand Minori or get the floor plans?
WhatsApp Yee Woei Shyan (REN 46305, IQI Realty Sdn Bhd) at +60 10-827 8932, or use the enquiry form on this page for the price list, floor plans and a sales gallery appointment.
M Grand Minori on the agent's site
M Grand Minori on shyanyee.com — the agent's write-up of this project and how it compares with nearby launches.
Enquiries and sales gallery appointments: Yee Woei Shyan, REN 46305, IQI Realty Sdn Bhd. WhatsApp +60 10-827 8932.
Other projects in Johor Bahru
- Axis, Causewayz Square — Johor Bahru, Johor · Freehold · Condominium · from RM 580,300
- Brixton, Causewayz Square — Johor Bahru, Johor · Freehold · Condominium · from RM 691,000
- Dover, Causewayz Square — Johor Bahru, Johor · Freehold · Condominium · from RM 727,500
- The Asteriaz — Johor Bahru, Johor · Leasehold · Condominium · from RM 474,900
- Gen Sphere — Johor Bahru, Johor · Freehold · Serviced Apartment · from RM 609,000
- Princess Cove RNF Phase 2 — Johor Bahru, Johor · Freehold · Serviced Apartment · from RM 690,000
- Princess Cove RNF Phase 3 — Johor Bahru, Johor · Freehold · Serviced Apartment · from RM 720,000
Amberwood Resort Residences @ Johor Bahru — Larkin, Johor Bahru, Johor · Leasehold · High-Rise Residential · from RM 390,000
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