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The SeedSkudai — for Sale
Price Range
SPA Price Before Rebate
RM617,000 - RM1,105,000
Bedroom
3 - 6
Bathroom
3 - 5
Built-up
1,240 - 2,760 sqft
Get the latest offer for this project
Home details
Developer
Tanah Sutera Development Sdn Bhd
Price per sqft
RM400 - RM498 psf
Title
Strata
Tenure
Freehold
Type
Condominium
Layout size
1,240 sqft - 2,760 sqft
Unit layouts
Unit type
Type C1 | C3
Built-up size
1,610 sqft
Bedrooms
3 + 1
Bathrooms
3
Brochure
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Nearby points of interest
- school
SJK (C) Kuo Kuang 2
490 m
- school
Sekolah Menengah Sri Sutera
710 m
- school
Calvary Victory Centre
759 m
- school
Matahari School
804 m
- school
SK Taman Tampoi Utama
1.2 km
- school
SK Seri Perling 2
1.4 km
- school
Sekolah Kebangsaan Sutera 2
1.7 km
- school
Sekolah Jenis Kebangsaan (C) Pei Hwa
1.7 km
- school
SMK Taman Tun Aminah
1.8 km
- school
SMK Bandar Uda Utama
1.8 km
1–5 of 10
Market intelligence
28 transactionsTHE SEED @ PANGSAPURI SUTERA · Johor Bahru
RM 400.36 psf
This listing
-34.3%vs project median
RM 380
RM 610 (median)
RM 690
Cheapest in project
Most expensive
Median PSF
609.70
RM per sq.ft
Median price
816K
24-month median
PSF trend
N/A
No transaction within 12 months
PSF by floor level
L1-5
RM609.70
(28)
All transactions (last 3 years) · 28 total
| Price | Date | Built-up | PSF |
|---|---|---|---|
| RM532,000 | June 2024 · L5 | 1399 sqft | RM380.18 |
| RM532,000 | June 2024 · L5 | 1399 sqft | RM380.18 |
| RM1,114,000 | January 2024 · L1 | 1615 sqft | RM689.95 |
| RM1,114,000 | January 2024 · L1 | 1615 sqft | RM689.95 |
| RM748,000 | October 2023 · L2 | 1259 sqft | RM593.94 |
1–5 of 28
3-year growth
+2.7%
1-year growth
N/A
Median PSF (RM/sq ft)
Projects in Pulai, Johor Bahru · 1 projects
TMN SUTERA UTAMA
39 txns
RM482.77 psf • Freehold • +9.2%
Source: NAPIC (National Property Information Centre) · Johor Bahru
Crime intelligence
HighIPD Iskandar Puteri · 2023
Total crimes (2023)
571
convictions
vs. Johor avg
+81%
above state median
Most common
Theft other
36% of total
Density — crimes per 100k residents
127
per 100k · population ~450,000
This district
127
Johor median
70
Coverage area
Iskandar Puteri, Skudai, Gelang Patah, Nusa Bestari, Taman Impian Emas, Mutiara Rini
IPD boundaries do not correspond to neighbourhood or administrative boundaries
Crimes by category (2023 convictions)
Theft other
205
Break in
103
Theft vehicle motorcycle
89
Robbery gang unarmed
52
Causing injury
45
Annual trend (IPD Iskandar Puteri)
954
2019
634
2020
400
2021
436
2022
571
2023
District crime index
52 / 100 · 79th percentile in Johor
Low
Moderate
High
Conviction-based data from PDRM — not reported incidents. Unreported crimes may not be reflected. Police district boundaries differ from administrative mukim boundaries.
Source: Royal Malaysian Police (PDRM) via data.gov.my · CC BY 4.0
Flood risk
Low riskSkudai
Based on Sungai Melana, the closest river — its water level and flow, not your exact unit. Every reading below tracks the river flooding, not the building, and your ground may sit higher or lower than the river itself.
Low flood risk to this building
Sungai Melana shows low flood activity, but the building ground sits ≈6 m above it. River flooding reaching this building is very unlikely — Sungai Melana would have to rise about 2 floors first.
Covers river flooding only — flash floods from heavy rain or blocked drains can still affect higher ground. Elevations are approximate (~90 m resolution).
River discharge — water flowing through Sungai Melana, not the building · activity low
Current discharge
N/A
Normal
Mean discharge
N/A
30-day average
Max discharge
N/A
30-day peak
Height above sea level
This building
≈14 m
Sungai Melana
682 m away
≈8 m
Building sits ≈6 m above Sungai Melana
Sungai Melana overflow history — when the river flooded, not the building
River last flooded
No recent floods
Past 2 years
River floods
None recorded
Past 2 years
Monthly river flood risk
Jan
Feb
Mar
Apr
May
Jun
Jul
Aug
Sep
Oct
Nov
Dec
Low
Moderate
High (monsoon)
DID InfoBanjir tracks water levels in real time. Set up alerts at publicinfobanjir.water.gov.my
Source: Jabatan Pengairan dan Saliran (DID) Malaysia · Open-Meteo
Frequently asked questions
How much does The Seed cost?
Units at The Seed are priced from RM617,000 up to RM1,105,000.
What is the price per square foot at The Seed?
Based on 28 recent verified transactions nearby, the median price is RM609.70 per sq ft.
Is The Seed at risk of flooding?
The Seed sits in a low flood risk area.
How safe is the area around The Seed?
The Iskandar Puteri area has a high crime level based on the latest police statistics.
What is the tenure of The Seed?
The Seed is a freehold development.
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