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Continue Reading ⋅ 30 January 2023
Launched in July 2018, Ayera Residences is the first landed residential development in Tropicana Danga Cove, Johor. Tropicana Danga Cove is an award-winning township, jointly developed by Tropicana Corporation Berhad and Iskandar Waterfront Holdings. The township is located on 227 acres of freehold land in Masai, Johor.
Ayera Residences’ first phase was launched in July 2018 and all units were taken up during its first week of launch. Phase 2a was launched in early 2019, and Phase 2b (final phase) was launched in July 2019. Phase 2b was 60% sold during its launch, marking local customers’ interest in a guarded neighbourhood with greenery, and located near the border. The development is slated for completion in 2021.
Address: Ayera Residences, Tropicana Danga Cove, 81750 Johor
Developer: Tropicana Corporation Berhad & Iskandar Waterfront
Property Type: 2-storey terrace house
Land Area: 48.39 acres
Land Title: Residential
Tenure: Freehold
Total Units: 577
Sales Gallery: Lot PTD 28845-28892, Taman Cahaya Kota Puteri, Plentong, Jalan Permas Utara, Bandar Baru Permas Jaya, 81750 Masai, Johor
Year of Completion: 2021
Built-up Area: 1,713 sq ft – 1,970 sq ft
Facilities:
- Linear park
- Jogging tracks
- Playground
Launch Price: From RM586,000
Awards:
- Ayera Residences – Highly Commended award for Best Housing Architectural Design, and won the Best Mid End Landed Development (Southern) category at the PropertyGuru Asia Property Awards (Malaysia) 2020
Project Details
Ayera Residences is the first landed residential project in Tropicana Danga Cove. The 48-acre freehold project offers 577 units of double-storey terrace house across 3 phases – Phase 1, Phase 2A, and Phase 2b, with land plots sizes of 20’ x 70’ and 22’ x 70’. Units were priced from RM586,000, and each will have 4 bedrooms and 4 bathrooms. The launch price for Phase 2b started from RM602,000, with rebates available within a limited duration.
The interiors of Ayera Residences are designed to optimise the versatility and functionality of space, with each of the 4-bedroom units featuring an additional family hall or loft on the upper floor (with wider options for homeowners to choose from), while the individual pocket gardens provide an ideal outdoor space for relaxation. The pocket garden is beside the living room, and can be transformed into a fish pond, or a garden of your liking. The sunlight from this area will also help to brighten up the living room, and improve air circulation in the house.
There’s double-volume 10ft high ceiling at the dining area, with a window that opens to the pocket garden. Each unit comes with a dry kitchen, and a fully extended wet kitchen, which saves on renovation costs. The 3 bedrooms on the upper floor each come attached with a fully tiled bathroom.
As for landscaping, it relies on geometric shapes and soft lines to convey a minimalist, natural ambience. Amenities within the development include a linear park, jogging tracks, and a playground.
Ayera Residences bagged the Highly Commended award for Best Housing Architectural Design, and won the Best Mid End Landed Development (Southern) category in the PropertyGuru Asia Property Awards (Malaysia) 2020.
Commenting on the decision, the judges noted that “Ayera Residences is a prime example of how minimalist architecture and landscaping can create light, spacious rooms that are both highly versatile and functional. Tropicana Danga Cove creates 2-storey homes in suburban Johor, knowing what elements count, and excelling in these factors in terms of design and quality.”
Phase 1
- Type A – Intermediate (20 X 70): 1,713 sq ft
- Type B – Intermediate (22 X 70): 1,970 sq ft
- Type C – Intermediate (22 X 70): 1,970 sq ft
Phase 2A
- Type B – Intermediate (22 X 70): 1,970 sq ft
- Type C – Intermediate (22 X 70): 1,970 sq ft
Phase 2B
- Type A – Intermediate (20 X 70): 1,713 sq ft
- Type D – Intermediate (22 X 70): 1,802 sq ft
Location
Ayera Residences is located strategically between Flagships A and D of Iskandar Malaysia, and this means that the project is surrounded by mature townships such as Bandar Baru Permas Jaya, and Bandar Seri Alam. It is also just about 10 minutes away from Johor Bahru city centre via the Eastern Dispersal Link (EDL) and JB East Coast Highway. Residents can also get to other parts of Johor Bahru via the Pasir Gudang highway.
Tropicana Danga Cove is one of the state’s most ambitious mixed-use townships. It offers a combination of lifestyle properties, including commercial blocks, a destination shopping mall and of course, residential districts. Plus, the township is a short drive to Singapore, and Senai International Airport. The Causeway Link is about 15 minutes from Ayera Residences.
The community will benefit from a network of sky bridges, parks, waterways, and sidewalks, providing connectivity to and from the commercial, lifestyle and residential zones.
Accessibility
- Pasir Gudang Expressway
- Eastern Dispersal Link (EDL)
- Senai International Airport
Education
- E.A.L International Schools
- Asia Metropolitan University
- Paragon Private & International School
Medical Care
- Regency Specialist Hospital
Shopping
- Midvalley Southkey
- Lotus’s Seri Alam
- Giant hypermarket
- AEON Permas Jaya
- AEON Mall Tebrau City
- IKEA Tebrau
Recreation
- Senibong Cove Marina
- Christine Resort
- Seri Alam Jungle Park
- Permas Jaya Golf Club
- Permas Jaya Sports Complex
- Daiman 18 Golf Club
Analysis
Given the recurring imposition of MCO, a recovery of the residential market is likely to be delayed to in 2022. The residential secondary sector is expected to remain the key driver of Johor’s property market, with landed terrace houses being the segment that’ll remain stable, as it had performed well in the past few years.
All things considered, the extension of the Home Ownership Campaign (HOC) to the end of 2021 could stir some market interest. In the event the borders between Johor and Singapore open up once the pandemic is contained, that is also likely to increase sales take-up for housing in Johor.
In April 2021, the developer launched the Tropicana FreeDOM campaign that offers big savings on move-in-ready units. It allows buyers to enjoy zero down payment, up to 50% rebates, 100% financing with Maybank Islamic’s HouzKEY programme, and free maintenance of up to 10 years.
The campaign is mainly for the developer’s completed projects. Customers can also enjoy 2% referral rewards by introducing the properties to family and friends. The participating projects include Tropicana Danga Cove in Iskandar Malaysia.
Now, let’s take a look at listings for Ayera Residences in PropertyGuru. A search in June 2021 show that the asking monthly rental for 1,713 sq ft units are approximately RM1,500, while purchase prices are asking from RM480,000 to RM650,000. Based on these figures, the approximate gross rental yield is:
- Purchase price: RM650,000
- Rent out: RM1,500 per month
- Gross rental yield: About 77% per annum
Here’s a look at residential properties in Johor.
|
Project |
Land Tenure |
Property Type |
Completion |
Built-up |
Approximate Launch Price |
|
Ayera Residences at Tropicana Danga Cove by Tropicana Corporation Berhad and IWH |
Freehold |
Double-storey terrace houses |
2021 |
1,713 sq ft – 1,970 sq ft |
From RM586,000 |
|
Tropez Residences @ Tropicana Danga Bay by Tropicana Corporation Berhad |
Freehold |
Serviced Residence |
2014 |
463 sq ft – 1,798 sq ft |
From RM400,000 |
|
The Valley @ Horizon Hills by Gamuda Berhad |
Freehold |
Double-storey link homes |
2015 |
2,139 sq ft – 2,583 sq ft |
From RM1.03 million |
|
Wave Serviced Apartment @ Marina Cove by IOI Properties |
Freehold |
Serviced Apartment |
2017 |
526 sq ft – 1,344 sq ft |
From RM407,447 |
|
Senibong Cove – The WaterEdge Apartments by Senibong Cove Development Sdn Bhd |
Freehold |
Apartment |
2018 |
1,184 sq ft – 1,894 sq ft |
From RM470,000 |
|
The Astaka @ One Bukit Senyum by Astaka Holdings |
Freehold |
Condominium |
2018 |
2,207 sq ft – 5,554 sq ft |
From RM1,710,000 |
|
The Fern @ Meridin East by Mah Sing Group |
Freehold |
Double-storey link homes |
2019 |
From 1,622 sq ft |
From RM410,550 |
|
A Tower @ Austin Regency by Scudai Development |
Freehold |
Serviced Residence |
2019 |
From 490 sq ft |
From RM307,250 |
|
Aspira Gardens @ Gerbang Nusajaya by UEM Sunrise Sdn Bhd |
Freehold |
Double-storey homes |
2022 |
2,608 sq ft – 3,009 sq ft |
From RM898,000 |
|
Eco Botanic 2 by EcoWorld |
Freehold |
2-storey terrace houses |
2025 |
1,701 sq ft – 2,239 sq ft |
From RM600,000 |
Summary
Tropicana Corporation Berhad is a renowned developer in Malaysia. They are arguably the pioneers of residential resort-style living with a strong track record in residential and commercial developments. Apart from Tropicana Danga Cove, their property collection includes Tropicana Gardens, Tropicana Heights, Tropicana Metropark, Tropicana Danga Bay, Tropicana Avenue, and Tropicana Cheras.
As for Iskandar Waterfront Holdings (IWH), they are the master developer of Flagship Zone A of Iskandar Malaysia. It has over 4,300 acres of landbank, most of which is waterfront land located along the Straits of Johor, overlooking Singapore.
So, if you’re interested in a 1,713 sq ft unit at Ayera Residences that’s priced at RM650,000, here are its estimated loan figures.
- LTV / margin of finance: 90%
- Down payment (10%): RM65,000
- Loan amount: RM585,000
- Loan term: 30 years
- Interest rate: 3.2%
- Monthly repayment: RM2,627
- Approximate required gross annual income: RM101,500*
Hey, use these calculators to adjust the loan numbers:
Can you afford the loan for this property?
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* Assumptions: No other monthly debt obligations, and 30% of gross income spent on the home loan. As a rule of thumb, banks usually loan up to 30% of your gross annual income.
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