UDA Opens the Residensi Mutiara Show Unit in Johor Bahru: 50 Freehold Townhouses from RM548,700

UDA Holdings opened the show unit for Residensi Mutiara on 24 October 2026, alongside UDA HomeXBites 2026. The project sits in Bandar UDA Utama, Johor Bahru, has just 50 units, is freehold, and starts at RM548,700.

The project

Taken from the developer’s announcements and press reports. No advertising permit or developer licence number has been published — ask the sales team for the numbers and check them yourself before paying a booking fee.

Two sets of figures that do not match

The developer website (udaproperty.com.my, where the project is called Mutiara Residence) and the October press reports disagree on three things:

This page takes the developer website as the reference and sets the press figures alongside it so you can judge. The gaps are not small, more than 800 sq ft at the top end and 13 months on completion, so before you pay a booking fee, go by the numbers on the developer price list and the schedule to the sale and purchase agreement — those are the ones that end up in the contract.

The unit cards on the developer site also appear to have the land area and built-up icons swapped on some types; take the actual sizes from the price list.

Can a foreigner buy here?

It depends on the price. The threshold published by the Johor Land and Mines Office is RM1,000,000 and above, for every category. Against this project spanning RM548,700 to RM1,665,017, the entry end is out of reach for a foreign buyer; only units priced at RM1,000,000 and above clear the gate.

There is also the quota — each project has a ceiling on how many units may go to foreign buyers. The detail is in what foreigners can buy in Johor.

The developer notes that Bumiputera and international prices vary by unit type but has not published separate price lists. Ask the sales team for the exact figures.

Facilities and design

• Gated and guarded, 24-hour security
• Clubhouse: community hall, café space, activity rooms, multipurpose areas, indoor spaces for interaction
• Green and family spaces
• Dual-key option — the developer frames it for three-generation households or siblings who want separate entry and privacy

Sustainability features

What UDA has published: solar-powered street lighting, solar photovoltaic systems, rainwater harvesting tanks at the clubhouse, and water-efficient toilets and taps.

What these actually save depends on the handover specification and how the maintenance charge apportions them. For now they read as design intent.

Three things to settle before you pay a booking fee

1. Which side of 1 January 2027 your signing falls on

This is the most valuable question on this project right now. The Budget 2027 first-home stamp duty exemption turns on the date the sale and purchase agreement is executed, which must fall between 1 January 2027 and 31 December 2030.

At RM548,700 the unit sits in the band where the first RM500,000 is exempt and the remaining RM48,700 is halved. On a new launch there is always a gap between booking and signing — so this is not a reason to wait, it is a reason to put the signing date on the table before you book. The detail is in Budget 2027: stamp duty waived on first homes up to RM750,000.

2. Whether the developer’s incentive and the government exemption are the same money

At the May launch UDA mentioned a package: booking from RM1,000 or 2%, legal fee and stamp duty exemptions, and a flexible payment scheme to bridge the gap between price and loan.

Ask whether the "stamp duty exemption" the sales team means is one the developer absorbs, or the government one. If it is the developer’s, find out whether the two overlap and how the overlap is treated — it changes the cash you need on signing day. The sales team can answer this; you just have to know to ask.

3. What 50 units means

This project has only 50 units. Small scale cuts both ways: a simpler community, a small management body after handover, quicker decisions — but the maintenance charge is shared across a small base, and those clubhouse facilities are maintained by 50 households. When you look at the maintenance estimate, look at the share units alongside it. The method is in how the maintenance fee is calculated.

Who it is aimed at

The developer points two ways: the dual-key layout for three-generation households or siblings, and proximity to several major routes, which it cites as a draw for Malaysians working in Singapore.

Neither the developer nor the press has published a distance or drive time to the checkpoint. The rule on this site is that what cannot be sourced is not written — for an actual commute time, ask me and I will work it out against where you work.

Related

• Budget 2027: stamp duty waived on first homes up to RM750,000
• Buying a project under construction: what to check
• Every Johor Bahru project, ranked by distance to the checkpoint

Sources

1. Show unit opening on 24 October 2026 alongside UDA HomeXBites 2026, 50 units, two and three-storey townhouses, built-ups of 1,259 to 3,627 sq ft, bed and bath counts, freehold tenure, from RM548,700, target completion June 2029, Bandar UDA Utama, the sustainability features, the dual-key design, and comments by UDA Land (South) Sdn Bhd chief operating officer Norazim Shukor: EdgeProp.my, 26 October 2026.
2. Clubhouse and security provision, the purchase package (booking from RM1,000 or 2%, legal fee and stamp duty exemptions, flexible payment scheme), proximity to major routes and the appeal to Malaysians working in Singapore: EdgeProp.my report on the Residensi Mutiara launch, 20 May 2026.
3. Built-ups of 1,251 to 2,790 sq ft, prices of RM548,700 to RM1,665,017, target completion May 2028, the project name Mutiara Residence, freehold tenure, Bumiputera and international prices varying by unit type, and the cover image: the project page on the developer website udaproperty.com.my, read on 27 October 2026.
4. The RM1,000,000 minimum for foreign buyers in Johor and the quota: Johor Land and Mines Office (see our article on what foreigners can buy in Johor).
5. The Budget 2027 first-home stamp duty thresholds and effective window: see our article on Budget 2027.

A compilation of project information, not investment advice. Prices, areas and completion dates are governed by the developer’s latest price list and the schedule to the sale and purchase agreement; ask the sales team for the advertising permit and developer licence numbers and verify them yourself. Last verified: 27 October 2026.