What we know and what we do not
Bodaiju Residences is 802 units in two towers on 3.54 acres in Medini, Iskandar Puteri, with completion expected in Q3 2028. There are three layouts on this site, and these are the starting prices from the sales material.
| Layout | Built-up | Rooms | From |
|---|---|---|---|
| Type B | 753 sq ft | 2 bed, 2 bath | RM440,000 |
| Type C | 893 sq ft | 3 bed, 2 bath | RM512,000 |
| Type C1, dual key | 1,012 sq ft | 3 bed, 3 bath | RM610,000 |
What we do not have is a rent. The building has no tenants and will not have any for about two years. So the honest way to estimate one is to look at completed Medini blocks with units of nearly the same size, see what their owners are asking, and apply that to the Bodaiju price.
The closest match: Grand Medini
Grand Medini was completed in 2018 and has 672 apartments in three towers. Its standard two-bedroom is 764 sq ft, which is 753 sq ft plus an 11 sq ft accessory area. Type B at Bodaiju is 753 sq ft. You will not find a tighter comparison in Medini.
On 4 October 2026 PropertyGuru carried 17 two-bedroom rental adverts for Grand Medini. Eleven of them asked RM2,100 or RM2,200 a month. Looking only at the 761 to 764 sq ft units, four asked RM2,100 and one asked RM2,300. Three larger units of 800 to 850 sq ft were up at RM2,900, and I would not plan around those.
The three-bedroom side was simpler. There were 9 adverts. Seven asked RM3,000 for units of 915 to 1,119 sq ft, one asked RM2,888 for 958 sq ft, and one 1,195 sq ft unit was listed at RM2,100, which looks like a landlord in a hurry.
Two other completed blocks give you the range around that.
| Completed block | Two-bedroom size | Asking rent a month | Checked |
|---|---|---|---|
| Grand Medini (2018) | 761 to 764 sq ft | RM2,100 to RM2,300 | PropertyGuru, 4 Oct 2026 |
| D'Pristine @ Medini (2017) | 771 sq ft | RM1,800 to RM2,000 | PropertyGuru, 1 Oct 2026 |
| Medini Signature (2016) | 790 sq ft | RM1,800 to RM2,800, most RM2,400 to RM2,700 | iProperty, 1 Oct 2026 |
D'Pristine is a commercial-title SOFO block with a lot of competing stock, so it sits at the bottom. Signature is nearly all fully furnished family stock and sits at the top. A new Bodaiju unit, furnished properly, should land between the two. I use the Grand Medini figures below because the size match is the closest.
Yield at Bodaiju's starting prices
Gross yield is a year of rent divided by the price. I then take off the one running cost that has a published estimate, and after that one empty month a year, because no unit stays let for twelve months out of twelve forever.
| Layout and price | Rent used | Gross yield | After maintenance | After maintenance and one empty month |
|---|---|---|---|---|
| Type B, RM440,000 | RM2,100 to RM2,300 | 5.7% to 6.3% | 5.0% to 5.6% | 4.5% to 5.0% |
| Type C, RM512,000 | RM2,888 to RM3,000 | 6.8% to 7.0% | 6.0% to 6.3% | 5.5% to 5.7% |
| Type C1, RM610,000 | RM3,000, let as one home | 5.9% | 5.2% | 4.7% |
The maintenance figure is the developer's estimate from sales material dated 13 January 2026: RM0.32 per sq ft a month plus a 10% sinking fund. That comes to about RM265 a month for Type B, RM314 for Type C and RM356 for Type C1. The management body sets the real charge after completion, so treat it as a planning number.
Why Type C comes out ahead
Three-bedroom rents in Grand Medini cluster hard at RM3,000, while the price step from Type B to Type C is RM72,000. That extra money buys roughly RM600 to RM900 more rent a month. Families renting near Gleneagles, EduCity and the Second Link want the third room and will pay for it.
One caution. Type C is 893 sq ft, and every Grand Medini three-bedroom on that list was 915 sq ft or bigger. A tenant comparing the two will notice. Plan on the lower figure, and if RM2,888 still works for you, the layout is fine.
The dual-key question
Type C1 costs RM98,000 more than Type C. Let as one three-bedroom home at RM3,000, it gives about 5.9% gross, the weakest of the three. The whole argument for C1 is letting the two parts to two tenants.
I have not put a number on that, because I could not verify split-letting rents for a completed dual-key unit in Medini for this page. Before you pay the premium, ask for real tenancies in a comparable dual-key unit, and read what the house rules say about letting part of a home or running short stays. The answer decides whether C1 is the best layout here or the most expensive way to own a three-bedroom.
What the table leaves out
You collect nothing until the keys arrive. Completion is stated as Q3 2028, subject to the developer. Every progress payment before then earns zero, and your loan interest during construction is a real cost that a yield table does not show.
All 802 units arrive at the same time. Grand Medini has 672 apartments and eight years of settled owners, and it still had 26 two and three-bedroom adverts on one portal on one day. Ten of the 17 two-bedroom adverts had been up since August. D'Pristine had 177 rental adverts when I counted on 1 October. In the first year after handover, expect a crowd of identical units chasing the same tenants, and expect the furnished, well-photographed ones to let first.
Assessment and parcel rent are also missing. The council cannot value a building that does not exist yet, so nobody can give you those in ringgit today. Furnishing is on you too, unless your package includes it in writing.
A foreign buyer starts further back. The RM50,000 minimum state approval fee and 8% stamp duty add RM85,200 to a Type B, so the same RM2,100 to RM2,300 rent is measured against RM525,200. That is 4.8% to 5.3% gross. The full sums are in the Bodaiju foreign buyer guide.
New Bodaiju or a completed unit you can let now?
This is the comparison I would make with my own money. A 764 sq ft Tower C unit at Grand Medini is advertised on Medini Properties at RM450,000, in original condition with 2 parking bays. At RM2,100 a month that is 5.6% gross, and the rent can start as soon as you have the keys and a tenant.
Type B at Bodaiju starts at RM440,000 and works out to 5.7% on the same rent, starting in late 2028 at the earliest. What you get for waiting is a new building, a fresh lease on fittings and lifts, and progressive payments in place of a full loan from day one. What you give up is about two years of income. If rent is the whole point, look at both before you book. The completed options are on the Grand Medini guide, the D'Pristine guide and the Medini Signature guide.
My take
Buy Bodaiju for rent only if you are happy with about 5% after the basic costs. The 6% and 7% figures are gross, and gross is what agents like to quote. Type C is the one I would pick for a tenant: the third bedroom is what Medini families ask for, and it carries the best numbers on today's evidence. Type B is the cheapest way in. Type C1 needs a letting plan you have checked against the house rules.
Send me the layout and your budget. I will pull this week's rental adverts for the matching size, tell you which floors and facings are still open, and give you the yield on the actual price of that unit.
Questions investors ask about Bodaiju rents
What rental yield can I expect at Bodaiju Residences?
Bodaiju is due in Q3 2028, so any figure is an estimate. Using October 2026 asking rents for matching units at Grand Medini, the starting prices work out to about 5.7% to 6.3% gross for Type B, 6.8% to 7.0% for Type C and 5.9% for Type C1 let as one home. After the estimated maintenance charge and one empty month a year, that is roughly 4.5% to 5.7%.
How much could a Bodaiju Type B rent for?
The closest completed match is the 761 to 764 sq ft two-bedroom at Grand Medini. On 4 October 2026 four of those were advertised at RM2,100 a month and one at RM2,300. D'Pristine's 771 sq ft units asked RM1,800 to RM2,000 and Medini Signature's 790 sq ft units mostly RM2,400 to RM2,700.
Which Bodaiju layout has the best rental yield?
On today's evidence, Type C. Three-bedroom units at Grand Medini cluster at RM3,000 a month, which is about 7.0% gross on the RM512,000 starting price. Type C is 893 sq ft, smaller than those units, so use the lower end of the range when you plan.
Is the dual-key Type C1 better for rental income?
Only if you let the two parts separately and both stay occupied. Let as a single three-bedroom home at RM3,000, the RM610,000 Type C1 gives about 5.9% gross, the lowest of the three layouts. Check the house rules on letting before you pay extra for the dual-key plan.
What is the maintenance fee at Bodaiju Residences?
The developer's sales material dated 13 January 2026 gives an estimate of RM0.32 per sq ft a month plus a 10% sinking fund. That is about RM265 a month for Type B, RM314 for Type C and RM356 for Type C1. The management body sets the final figure after completion.
When can I start collecting rent at Bodaiju?
After the building is completed and you take vacant possession. The supplied project information states Q3 2028, subject to developer confirmation. Until then the unit earns nothing, which a completed resale unit avoids.
Is the rental return at Bodaiju guaranteed?
No. The figures on this page are worked from asking rents in other buildings, not from a rental guarantee or a signed tenancy. If anyone quotes you a guaranteed return, ask to see it in the sale and purchase agreement.
Want the numbers for one unit?
Tell me the layout, your budget and your nationality. I will send back the current package price, this week's asking rents for the matching size, and a yield worked out on your real costs.
WhatsApp Chris +60 10-369 8656Rents are asking figures from public adverts: Grand Medini on PropertyGuru on 4 October 2026 (17 two-bedroom and 9 three-bedroom adverts), D'Pristine on PropertyGuru and Medini Signature on iProperty on 1 October 2026. They are not signed tenancies or transacted rents. Bodaiju prices are indicative starting figures from the supplied sales material. The maintenance estimate is from the developer's sales material dated 13 January 2026 as published by another Bodaiju project guide, and is not final. The Grand Medini sale price is one asking price from a listing dated 29 July 2026. Yields are arithmetic on those figures, not a forecast or a guaranteed return. Bodaiju project guide by Chris Liew, REN 08014, PropNex Realty.