M Minori Kempas Review: Layouts, Location and Who It Suits

Quick answer: who is M Minori for?

M Minori suits buyers who want a freehold home in a settled suburb rather than the city centre, and who want to move in sooner than most Johor Bahru launches allow: completion is expected in Q4 2027. Every layout is at least 570 sq ft, the three-bedroom units come with two car parks, and there is a 2.8-acre facilities deck. It is less suited to people who cross into Singapore every day without a car, because the Bukit Chagar RTS Link station is about 18 km away and the free shuttle bus is the main link. For the latest price list and available units, WhatsApp +60 17-279 8932.

My view

In one line: Mah Sing's freehold home-buyer project in suburban Kempas, starting at a 570 sq ft one-bedroom, with completion expected in Q4 2027; the starting price and fee are not yet in our checked data.

Living there: A supermarket is about 330 m away in a straight line, two clinics are within about 800 m and a lake park is under 1 km, which covers daily needs; big shopping and hospitals need a drive. There are 1,526 homes on 6.9 acres, about 221 per acre, in towers of 25 and 26 storeys. Tower B has 26 units per floor on 4 passenger lifts plus 1 service lift, so there may be lift waits at peak hours; Tower A at 19 units per floor and Tower C at 21 are more comfortable.

Who it suits, who it doesn't: It suits owner-occupiers who want a freehold home in a suburb with handover in 2027, and families who want three bedrooms with two car parks (the 880 sq ft Type D). It does not suit anyone who must reach the CIQ or RTS daily without a car: Bukit Chagar station is listed at about 18 km, and the main link is a free shuttle bus. It also does not suit buyers who want to compare prices first, since the price list is not yet in hand.

How long to hold: This is a home to live in rather than a small unit near the checkpoint, so it fits buyers planning a long stay. For a couple expecting the household to grow, I'd suggest the 730 sq ft Type C with two bedrooms and two bathrooms; for a family I'd pick Type D, as the second car park is useful in the suburbs.

Check for yourself at the viewing: Get the price list and the maintenance fee in writing, and ask whether the fee includes the sinking fund; which tower your unit is in and how many units share the floor; how often the free shuttle runs, its hours, and for how many years it is promised; and the handover date written in the sale and purchase agreement.

• Suits: owner-occupiers who want a freehold home in a suburb; buyers who want a completion date in 2027; families who want three bedrooms with two car parks.
• Think twice if: you need to reach the CIQ or RTS daily without a car, you dislike crowded floors (Tower B has 26 units per floor), or you want to compare on price before seeing the list.

Project facts (checked, updated October 2026)

Who is the developer?

M Minori is developed by Mah Sing, which also has M Grand Minori in Taman Pelangi in its Johor Bahru line-up. The developer states the project holds GreenRE Bronze certification and lists features such as an automatic waste disposal system, EV charging stations, rainwater harvesting, native planting, noise control measures, energy-saving design and eco-labelled materials. Services include parcel management, concierge service, an express ramp to the car park and a free shuttle bus to the CIQ.

Completion for Towers A and B is expected in Q4 2027, and Tower C is estimated for the same quarter. Ask which tower your unit is in and check the delivery date written in your sale and purchase agreement.

What is near M Minori?

The table below shows straight-line distances from the project site; the actual walk or drive is longer.

The project's own list of nearby places gives these approximate distances for places further out:

Driving routes named are the EDL Expressway, the North-South Expressway, the Pasir Gudang Highway and the Senai-Desaru Expressway.

How I read the location. For daily needs this is a normal suburban address: a supermarket at about 330 m and two clinics within about 800 m in a straight line, with a lake park under 1 km away. Bigger shopping is a drive. For Singapore commuters, the honest picture is that the CIQ and the RTS Link are a long way off: the Bukit Chagar station is listed at about 18 km. The free shuttle bus is what makes M Minori work for that buyer, so ask how often it runs, at what hours, and whether it is promised for a fixed number of years. If you do not commute across the border, the distance matters much less.

Which M Minori layout suits you?

Each size comes in two versions, such as A and A1. The data lists them with the same size and room count, so the difference is in the drawing itself. Look at both plans before you choose a unit.

What I would pick. Type A at 570 sq ft is a real one-bedroom, not a studio, and it is the smallest home in the building. For a single buyer, it is enough.

Type B at 670 sq ft adds a study to the one-bedroom. If you work from home two or three days a week, the extra 100 sq ft is worth it for the door you can close.

Type C at 730 sq ft is the step that changes how you can use the home: two bedrooms and two bathrooms. It is the layout I would look at for a couple who expect their household to grow, or for two people sharing.

Type D at 880 sq ft is the family unit, with three bedrooms, two bathrooms and two car parks. In a suburb where many households drive, the second car park is a real advantage, and it is the main reason I would steer a family to Type D rather than Type C.

What does it cost to hold each month?

Our checked data does not yet include the maintenance fee. When the sales team gives you a figure, ask two questions: does it include the sinking fund, and is it per square foot of built-up area? Then work it out for your layout. As a generic example, a fee of RM 0.40 psf on a 730 sq ft unit would be about RM 292 a month; at RM 0.50 psf it would be about RM 365. Quit rent and assessment tax come on top. Our guide to maintenance fees and sinking funds explains how the two parts work.

If you take a housing loan, the loan agreement carries stamp duty of 0.5% of your loan; on a generic RM 400,000 loan that is RM 2,000. The stamp duty guide covers the transfer side.

How M Minori compares with other Johor Bahru launches

Without a starting price, a price-per-square-foot comparison would only be a guess, so the table below compares the facts that are checked. There are no other projects in our data within about 9 km of M Minori, so these are the nearest launches rather than true neighbours.

How I read it. On the checked facts, M Minori has the earliest expected completion of this group, is freehold where the three closer launches are leasehold, and has a size range very similar to Amberwood and The Asteriaz. Against its sister M Grand Minori, it trades city-centre access for larger minimum units, a lower building height and a completion date nearly three years earlier. Once you have the price list, divide the price by the size for the layout you want and compare it with the figures in our M Grand Minori and The Asteriaz reviews.

Facilities

The facilities sit on a 2.8-acre deck. The facility plan and the developer's feature list focus as much on the building's green design as on leisure: natural lighting and ventilation, energy-saving features, rainwater harvesting, native plants for biodiversity, noise control and green-certified materials, alongside extra storage space, EV charging, an automatic waste disposal system and the express ramp to the car park. Ask the sales team for the full list of leisure facilities on the deck, as our checked data does not itemise them.

Buying as a foreigner or from overseas

Foreigners can buy in Johor, but each purchase needs approval from the state authority, and the state sets its own minimum purchase price for foreign buyers. Since the M Minori price list is not yet in our data, check the threshold against the actual price of the unit you want before you book. Our overview of minimum prices for foreign buyers by state is a starting point; confirm the figure with your lawyer.

Pros and cons (my view)

How to view M Minori

WhatsApp Shyan Yee (REN 46305, IQI Realty) at +60 17-279 8932 for the price list, floor plans and a viewing. Full specifications are on the M Minori project page.