The project in one paragraph
Bodaiju Residences is a new launch in Medini, Iskandar Puteri: 802 units in two towers on 3.54 acres, with expected completion in Q3 2028. It is about 9 km to Singapore via the Second Link, and close to Legoland Malaysia, Gleneagles Hospital, EduCity, Sunway Big Box and Puteri Harbour. There are three layouts.
| Layout | Built-up | Rooms | Parking | From | About psf |
|---|---|---|---|---|---|
| Type B | 753 sq ft | 2 bed, 2 bath | Usually 1 bay | RM440,000 | RM584 |
| Type C | 893 sq ft | 3 bed, 2 bath | 2 bays or tandem | RM512,000 | RM573 |
| Type C1, dual key | 1,012 sq ft | 3 bed, 3 bath | 2 bays | RM610,000 | RM603 |
Prices are indicative starting figures from the supplied sales material, not a quotation. The full layout comparison and show unit photos are on the Bodaiju home page.
Why the RM1 million line matters
Johor's published baseline for foreign interests is RM1,000,000 for specified residential and commercial property. The most expensive Bodaiju layout starts at RM610,000, so no unit here clears that line on price alone.
That does not shut you out. A below-threshold service apartment or SOHO can still be approved by the State Authority, case by case. This is the route the developer's foreign-buyer eligibility rests on. What it means in practice: the approval is for the specific unit, it takes its own time, and you should not treat the booking as safe until you have the eligibility confirmed in writing for the unit number you are booking.
The two extra costs
Approval fee. Johor's fee schedule charges 3% of the value or a RM30,000 minimum for ordinary residential and commercial approvals, and a RM50,000 minimum for an approved below-RM1 million service apartment or SOHO. At Bodaiju prices, 3% would be RM13,200 to RM18,300, well under the floor, so budget the RM50,000 minimum.
Stamp duty. From 1 January 2026, Malaysia applies a flat 8% stamp duty on covered residential-home transfers executed by non-citizens and foreign companies. Malaysian permanent residents are excluded. A Malaysian buyer pays the tiered rate instead, so this is a real gap between local and foreign cost.
Worked out per layout
| Layout | Price from | 8% stamp duty | Approval fee (minimum) | Extra cost | Extra as % of price |
|---|---|---|---|---|---|
| Type B | RM440,000 | RM35,200 | RM50,000 | RM85,200 | 19.4% |
| Type C | RM512,000 | RM40,960 | RM50,000 | RM90,960 | 17.8% |
| Type C1 | RM610,000 | RM48,800 | RM50,000 | RM98,800 | 16.2% |
Legal fees, loan costs and any furnishing are on top of these. The approval fee is flat, so it hurts most on the smallest unit. A foreign buyer of a Type B is paying close to a fifth more than the sticker. On a Type C1 the same fee is a smaller share, and the dual-key plan gives you two lettable parts, which is why, for a foreign buyer, I would look at C or C1 before B.
Check these before you book
Ask the developer, in writing, for the title type of the unit, because the fee category follows the title. Ask whether the State Authority approval is applied for by the developer or by your lawyer, how long it is taking right now, and what happens to your booking fee if approval is refused. Get the current package for the exact unit, since the starting prices are not a promise that a cheap unit is still free. If you plan to let it out, ask what the house rules say about short stays before assuming any rental plan.
If you are Singaporean and also weighing a completed Medini unit you can see and rent out now, the wider comparison is on buying Medini property as a foreigner and the Bodaiju project page on Medini Properties.
My take
Bodaiju is one of the cheaper ways for a foreigner to own a new home 9 km from the Second Link, but the extra costs change the maths. Price it as RM525,000-plus for a Type B, not RM440,000. If that still works for you, the dual-key C1 makes the most sense of the three for a foreign owner, because the flat fee weighs least on it and the layout gives you more ways to use the home.
Questions foreign buyers ask about Bodaiju
Can a foreigner buy a unit at Bodaiju Residences?
The developer's sales material says foreign buyers are eligible. Every layout is priced below Johor's RM1,000,000 foreign-purchase baseline, so the purchase depends on State Authority approval for the specific unit. Confirm it in writing before you pay a booking fee.
What is the minimum price for foreigners in Johor?
Johor's published baseline for foreign interests is RM1,000,000 for specified residential and commercial property. A below-threshold service apartment or SOHO may be approved by the State Authority on a case-by-case basis.
How much is the approval fee for a foreign buyer at Bodaiju?
Johor's fee schedule sets a RM50,000 minimum for an approved below-RM1 million service apartment or SOHO. At Bodaiju prices of RM440,000 to RM610,000, that minimum is the figure to budget for.
Do foreigners pay 8% stamp duty on Bodaiju?
Malaysia applies a flat 8% stamp duty on covered residential-home transfers executed from 1 January 2026 by non-citizens and foreign companies. On a RM440,000 Type B that is RM35,200. Malaysian permanent residents are excluded.
What does a Type B unit cost a foreign buyer in total?
Using the RM440,000 starting price, a foreign buyer should budget roughly RM85,200 more for the RM50,000 minimum approval fee and 8% stamp duty, before legal fees and loan costs.
When will Bodaiju Residences be completed?
The supplied project information states Q3 2028, subject to developer confirmation.
Buying from outside Malaysia?
Send me the layout you like and your nationality. I will check current units and the package, confirm whether a foreign approval is being granted for that unit, and send you an itemised cost sheet before you commit to anything.
WhatsApp Chris +60 10-369 8656Rules and fees are from Johor's published foreign-acquisition baseline and fee schedule and Malaysia's 2026 tax measures, as summarised on Medini Properties (reviewed 5 September 2026). Prices are indicative starting figures from the supplied sales material. None of this is legal advice; confirm eligibility, fees and stamp duty with your lawyer for the exact unit. Bodaiju project guide by Chris Liew, REN 08014, PropNex Realty.