Desa Palma Phase 11B1 (Astella Residences) by IJM Land
From
RM733k
RM450/sqft
Price From
RM733k
Built-Up
1,622–1,805 sqft
Total Units
52
Price Insights
Developer Asking Price
RM452/sqft
Based on RM733k ÷ 1,622 sqft
Johor Market Range
RM300–550/sqft
Q3 2025 median (high-rise residential)
Based on Johor Bahru, Johor market data, similar properties transact at RM300–RM550 psf. This project is priced within the market range for the area.
Subsale Transaction Data
VerifiedOfficial govt records for TMN DESA PALMA
Transactions
130
Median PSF
RM317
Latest
Apr 2026
Desa Palma Phase 11B1 (Astella Residences) by IJM Land Review — Worth Buying?
NP Score
7.2/10
Worth Considering
Asking PSF
RM452
per sqft
Johor Bahru Median
RM317
verified PSF
Price check: Priced at RM452/sqft — above the Johor Bahru median of RM317/sqft (common for new launches with premium finishes).
The case for buying
- Established IJM Land developer with proven track record of quality projects
- Freehold tenure provides long-term ownership security and investment value
- Competitive RM733k price point for Kuala Lumpur condominium living
- Located in Desa Palma, mature neighbourhood with established amenities
- Phase 11B1 expansion indicates strong developer confidence and growth
The honest verdict
Value & Pricing
At RM733,000 entry point, the project offers competitive pricing for freehold units in the Desa PJU5 corridor; however, affordability must be weighed against the lack of specified completion timeline, which could impact rental yield projections and resale liquidity in the near term.
Location & Connectivity
The Desa Palma location provides established residential infrastructure and proximity to local amenities, but the absence of direct MRT connectivity limits appeal to buyers prioritizing public transport access, potentially constraining demand compared to MRT-adjacent projects in the KL/Selangor market.
Risk & Timing
The undisclosed completion date presents a material execution risk; combined with IJM Land's track record requiring independent verification, investors should seek clarity on delivery schedules before commitment, as delayed completions in this segment have historically impacted investor confidence and secondary market performance.
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Project Details
Property Type
Condominium/Apartment
Land Tenure
Freehold
Construction Status
Completed
Expected Completion
2025
Total Units
52
Bumi Discount
Not Available
PSF From
RM450/sqft
About Desa Palma Phase 11B1 (Astella Residences) by IJM Land
Unit Types
- 2-storey Terraced House
Desa Palma Phase 11B1 (Astella Residences) by IJM Land Video Tour
Watch a video tour of Desa Palma Phase 11B1 (Astella Residences) by IJM Land in Johor Bahru, Johor. Condominium/Apartment by IJM Land.
Video sourced from YouTube. Not affiliated with the developer.
More videos →Facilities & Amenities
Why Consider Desa Palma Phase 11B1 (Astella Residences) by IJM Land?
Based on location data and market analysis
- ✓Established IJM Land developer with proven track record of quality projects
- ✓Freehold tenure provides long-term ownership security and investment value
- ✓Competitive RM733k price point for Kuala Lumpur condominium living
- ✓Located in Desa Palma, mature neighbourhood with established amenities
- ✓Phase 11B1 expansion indicates strong developer confidence and growth
Investment Snapshot
Based on verified transaction data for Johor
Est. Monthly Rental
RM2,900–3,900
Based on similar properties in Johor
Gross Rental Yield
5.0%–6.0%
Annual rental / property price
Airbnb Estimate
RM2,900/mo
RM155/night × 62% occupancy · 4.7% gross yield
Area Price Trend
+8.6%
Verified sold prices 2021–2025
Price-to-Income
7.9x income
Lower = more affordable (avg 6.8x)
Estimates based on verified transaction data for similar properties in Johor (2021–2025). Not financial advice.
See full area analysis →Check subsale transaction history in Johor Bahru
Browse real verified transaction prices for nearby properties
Can I afford this?
Estimate only — actual bank approval depends on your credit profile and existing commitments.
Est. monthly repayment
RM 3,001/mo
Based on 10% down, 35yr tenure at 4.2% p.a.
Minimum gross monthly income typically needed
RM 5,001/mo
Assumes no other debts, at a comfortable 60% DSR. Banks allow up to ~70% — existing car/personal loans lower how much you qualify for.
Check with your real income →Estimated cash needed upfront
Part of your down payment and stamp duty can often be covered using EPF Account 2 savings (subject to eligibility and withdrawal limits).
Full stamp duty & legal fee breakdown →Frequently Asked Questions
What is the price of Desa Palma Phase 11B1 (Astella Residences) by IJM Land?▼
Desa Palma Phase 11B1 (Astella Residences) by IJM Land starts from RM733k. Contact the developer directly on NewProjek for the latest pricing.
Where is Desa Palma Phase 11B1 (Astella Residences) by IJM Land located?▼
Desa Palma Phase 11B1 (Astella Residences) by IJM Land is located in Johor Bahru, Johor, Malaysia.
Who is the developer of Desa Palma Phase 11B1 (Astella Residences) by IJM Land?▼
Desa Palma Phase 11B1 (Astella Residences) by IJM Land is developed by IJM Land.
What type of property is Desa Palma Phase 11B1 (Astella Residences) by IJM Land?▼
Desa Palma Phase 11B1 (Astella Residences) by IJM Land is a Condominium/Apartment development with Freehold tenure. It comprises 52 units.
What is the construction status of Desa Palma Phase 11B1 (Astella Residences) by IJM Land?▼
Desa Palma Phase 11B1 (Astella Residences) by IJM Land is currently Completed. Expected completion is 2025.
Berapa harga Desa Palma Phase 11B1 (Astella Residences) by IJM Land?▼
Desa Palma Phase 11B1 (Astella Residences) by IJM Land dijual bermula dari RM733k. Hubungi pemaju terus melalui NewProjek untuk senarai harga terkini.
Looking to buy or rent Desa Palma Phase 11B1 (Astella Residences) by IJM Land?
This project is already completed. Browse subsale transactions, current listings, and market data below.
View Transaction History (130 txns)Find Subsale ListingsOr search rentals →Still want to contact the developer? (e.g., for clubhouse access, complaints, second-phase info)
Contact developer →
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View all projects by IJM Land →Verified Transaction Data
What do units here actually sell for?
Real stamped SPA prices — not asking prices. From RM19.90/month.
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