Hello, would like to ask for general advice on these 2 locations, I'm planning to get my first house, so I'll list down the details for each project so you guys can help me with making my decision easier ( hopefully ). I would appreciate if there are people here who is from JB, or knows these 2 locations quite well, appreciate any kind of input. My main concern and priorities is food, access to convenient amenities, and going to town area, as my GF travels daily in and out from SG, she sits carpool, I work in town area as well, have been living in town area for the past 31 years.

I'm born in JB, so I would say I pretty much got everything considered and covered, but just want to ask for outside opinion, for Ulu tiram, 10-15 minutes drive i can reach aeon jusco, toppen, ikea, which is developed area, for Kota Masai, 10-15 minutes I can reach seri alam, megah ria, permas jaya. So just like to compare in all angles, including distance to town, places to eat, and convenient shops.

Developer - Plenitude
Location - Bandar Tiram ( Ulu Tiram )
Project - Impian Hills
Size - 20 x 70 / 22 x 70
Price - 650K - 670K ( intermediate lot )
Gated & Guarded - Yes
Key collection - next year


Developer - Eco World
Location - Kota Masai
Project - Elora
Size - 20 x 65 garden terrace house ( for end lot, got extra 8 ft land at the side, by default, 10 ft land at the back for all types )
Price - 581K - 650K
Gated & Guarded - Yes
Key collection - fastest 2 years time 2027


This post has been edited by Sotsotzaii: Nov 6 2025, 11:04 AM

Both areas also not good... especially if u want to go to town frequently.

Both will have heavy traffic when office hours are over. Especially after 5pm.

Better u look at Johor Jaya or Taman Molek... Travel in and out of these areas are much better. Also close enough to Aeon, Toppen and Ikea.

I used to stay in Permas Jaya and I now live in Ekoflora.

Given the 2 options, Ulu Tiram may just edge it for me. Kota Masai is seriously too far for my liking.

Yeah if got to choose between Ulu Tiram and Kota Masai... Ulu Tiram better. Just need to manage the traffic only.

Overall, how bad will it be if I choose kota masai over ulu tiram ? I mean, for working hours and peak hours, both side apparently will be jam, i have a friend that stays in bandar tiram, which is after ulu tiram, after work going back will jam 1 hour, for kota masai, the main jam starts in permas bridge, after that it's most likely semi-smooth ( from my experience ).

Due to our budget, not wise for us to consider 2nd hand houses, as need to come up with a lot of money upfront, so we can only choose new landed houses that developer borne all costs. So is kota masai REALLY that far to town ? I been to to area around Regency hospital a few times, but never to kota masai yet, going to go one time this saturday to see how far it really is.

You can try to go to Kota Masai yourself. Kota Masai is much further away from JB town as compared to Regency hospital.

Use Google Map to calculate the distance.

This post has been edited by blackie19: Nov 6 2025, 03:14 PM

u go first this Saturday see how

then u take one day leave, try driving during peak hour from that new housing estate area to your office, then u decide

if both are fairly new developments, go for the first phase... and if the developer is well known, the better your decision for the future...
if you look at the same developer performance in other states, you can see they plan for the future..so normally the early birds location will eventually become the center of the development

This is actually true, for example Eco World is a well known developer, mainly in KL, also have a huge presence in JB recently, I doubt they would choose Kota Masai without any future development and a masterplan for it, in fact they do have a whole lot of masterplan for Kota Masai, but it'll take years to develop into areas like Mount Austin / Permas Jaya / Sutera. Though I do appreciate all the advice given, I will definitely be driving there on saturday, and also one time during peak hours.

ulu tiram, can go SG easier by EDL..

keep in mind.. you are looking at 5-10 years in advance..

Yeah keeping that very well in mind, still yet to decided, but my girlfriend is sort of leaning heavily towards kota masai, but all that said, still have to go there a few times, and this saturday, before anything becomes more concrete.

consider subsale and reno

since you're going to spend some time together, best to let the other half decide... she's going to spend more time home than you!.. happy hunting

I think they will spend more time in the traffic crossing to and return from sg over staying at home (at least 4 hours gone daily + 10 hours of working) left with 10 hours for house chores and sleeping. Best is to buy a unit next to custom.

Why these 2?

Quite ulu

It’s no where easy to get to Causeway. Your gf can get reliable carpool to go and come back from SG everyday?

I morning go to work from jb to kota tinggi direction, the traffic from ulu tiram to Johor jaya is real bad.

i think those houses close to entry points will be expensive.. unless they provide high down payment, it will be a burden

Yep this. And trust me when I said we have looked all over the entire JB for new and secondhand houses at every location, there's no new landed project in JB, if there is, it's as expensive as secondhand houses because of the location as it's right at town, my family house is at town area just 5 minutes away from custom by the way.

Swap house with your parents .. haha

But frankly speaking how do you guys manage your time travelling to sg daily. Even for me to travel an hour to work already dam tiring. I doubt I can handle the hours wasted just to get into sg daily. By the time I arrive office my battery already gone by 50% .. haha

I will say, neither locations. Unwise for both of you who need to travel to JB town/ SG daily.

If there is no urgency, save up more while you survey for subsale.