The Straits View Garden Review 2026: How Low-Density Is 198 Homes on 18.78 Acres?
The Straits View Garden is a freehold landed strata development in mature Permas Jaya, Johor Bahru, developed by Permas Jaya Sdn Bhd under BRDB Developments.
Instead of a conventional high-density housing scheme, the project brings together cluster homes, semi-detached residences and bungalows within a gated and guarded community supported by landscaped common areas and a private residents' clubhouse.
The key buyer question is whether the project's “low-density” positioning can actually be quantified. With 198 homes across approximately 18.78 acres, ENJ calculates an indicative gross project density of approximately 10.54 homes per acre.
Reviewed & Analysed By Edven Ng · ENJ Real Estate Landed Density · Supply Mix · Layout · Strata Living · Permas Jaya · Buyer Suitability
Is The Straits View Garden Worth Considering?
The Straits View Garden is most relevant to buyers who want larger freehold landed living inside an established Johor Bahru township, but still value a managed gated-community environment.
Its clearest differentiation is the combination of only 198 homes, substantial land area, landscaped common spaces, clubhouse facilities and a landed strata structure.
Buyers should therefore compare it not only with ordinary terrace houses, but also with other premium gated landed communities.
The Straits View Garden — Quick Facts
VERIFIED PROJECT INFORMATIONProject The Straits View Garden
Location Permas Jaya, Johor Bahru
Developer Permas Jaya Sdn Bhd
Group BRDB Developments
Tenure Freehold
Title Residential Strata
Land Area Approx. 18.78 Acres
Total Homes 198
Cluster Homes 184
Semi-D 12
Bungalows 2
Target Completion Q4 2027
ENJ Landed Density & Supply Analysis
EDVEN NG REVIEW · ORIGINAL QUANTITATIVE ANALYSIS198 total landed homes
18.78 approximate project acres
≈10.54 homes per acre gross indicator
92.93% cluster-home concentration
HOW ENJ CALCULATES THE DENSITY
198 homes ÷ 18.78 acres = approximately 10.54 homes per acre.
This is an ENJ gross project-density indicator. The total project land also includes roads, landscaping, circulation, clubhouse and other shared areas.
Cluster Homes Are the Core Product
184 of the 198 homes are cluster houses.
This means approximately 92.93% of the entire development sits within the cluster-home segment.
Semi-D & Bungalow Supply Is Very Small
Only 12 Semi-D homes and two bungalows form part of the overall master development.
Together they represent just approximately 7.07% of total residential supply.
Low Density Can Be Quantified
Rather than relying only on the marketing phrase “low density”, the 18.78-acre site allows buyers to see the project scale more clearly.
Low Supply Does Not Guarantee Resale Value
Only two bungalows makes that product rare inside this development, but future resale performance still depends on actual demand, lot position, condition and market pricing.
Avina, Blumen, Calis & Danae — Layout Analysis
EDVEN NG REVIEW · LANDED PRODUCT LADDER| Type | Property | Land | Built-Up | Layout |
|---|---|---|---|---|
| Avina | 2-Storey Cluster | 30' × 70' | 2,210 sqft | 4 Bedrooms · 4 Bathrooms |
| Blumen | 2-Storey Cluster | 32' × 70' | 2,429 sqft | 4 Bedrooms · 4 Bathrooms |
| Calis | 2-Storey Semi-D | 38' × 90' | 3,466 sqft | 5 Bedrooms · 6 Bathrooms |
| Danae | 2-Storey Bungalow | 50' × 90' | 3,715 sqft | 5 Bedrooms · 6 Bathrooms |
2,210 sqft · Avina
2,429 sqft · Blumen
3,466 sqft · Calis
3,715 sqft · Danae
Avina · 2,210 sqft
The more compact four-bedroom cluster-home format.
Its 30'×70' land and 4R4B planning make it the most straightforward entry point into the development.
Blumen · 2,429 sqft
Blumen adds approximately 219 sqft over Avina while retaining four bedrooms and four bathrooms.
Buyers should therefore compare actual room widths, circulation and side-space usability, not bedroom count alone.
Calis · 3,466 sqft
Calis represents the biggest jump in the product ladder.
Moving to Semi-D adds substantially more internal space, a fifth bedroom and six bathrooms.
Danae · 3,715 sqft
The largest published home within the development.
With only two bungalows in the overall supply, lot orientation, land usability and privacy become especially important in the buying decision.
Avina 30'×70' Floor Plan — Practical Family Layout?
EDVEN NG REVIEW · FLOOR PLAN ANALYSIS
Ground-Floor Bedroom
Bedroom 4 is located on the ground floor.
This can be useful for elderly parents, guests, home-office use or households wanting less dependence on stairs.
Wet + Dry Kitchen
Separate wet and dry kitchen zones are more practical for regular family cooking than a single open kitchen.
Upstairs Family Area
A dedicated family area creates another shared space away from the main living and dining area.
Four Bathrooms
The bathroom distribution supports a larger household better than many four-bedroom homes with only three bathrooms.
Gated Landed Living, Clubhouse & Landscaped Environment
EDVEN NG REVIEW · LIFESTYLE & COMMUNITYThe Straits View Garden is not planned as an ordinary non-gated landed neighbourhood.
Its community concept combines controlled access, shared landscaping and residents' facilities within a residential strata environment.
Gated & Guarded Community
Controlled access and a dedicated guardhouse create a more managed landed-community environment.
Residents' Clubhouse
Published facilities include swimming and wading pools, gym, children's playground, barbecue area, function spaces and landscaped common areas.
Green Features — Practical Design, Not Just Landscaping
EDVEN NG REVIEW · GREENRE & DESIGNThe development received GreenRE Bronze Provisional Certification, with BRDB highlighting several energy and resource-efficiency measures.
Solar Support
Solar panels are planned to support electricity use around the clubhouse.
Rainwater Harvesting
Harvested rainwater is intended to support landscaping and common-area irrigation.
Solar Water Heaters
Homes are planned with solar water-heater provision for bathrooms.
Natural Light & Ventilation
Larger windows and sliding-door openings are used to encourage more daylight and natural ventilation.
Current Site & Show Unit Check
EDVEN NG REVIEW · PHYSICAL VERIFICATIONImage transparency: The project images shown in this review are developer / project visuals and sales-material images. ENJ does not label an artist impression as an actual completed-site photograph.
BRDB has an Avina show unit associated with the Permas Jaya Sales Gallery, giving buyers an opportunity to assess the layout, room proportions, stair configuration, kitchen arrangement and overall finishing physically.
Before purchasing, ENJ recommends checking the current construction environment, selected lot position, road width, neighbouring orientation, clubhouse position and actual distance from the selected home to the main entrance.
EDVEN NG SITE-VISIT VIEW
For landed property, the house type alone is not enough.
Two units with the same Avina 30'×70' floor plan can still feel different because of facing, row position, internal road, adjacent open space, clubhouse proximity and surrounding units.
Landed Strata — What Buyers Should Understand
EDVEN NG REVIEW · OWNERSHIP STRUCTUREThe Straits View Garden uses a residential landed strata ownership structure.
This gives buyers landed-home living while common facilities and shared areas are managed within a strata framework.
Why Some Buyers Prefer Landed Strata
A managed environment can support more consistent common landscaping, access control and shared facilities.
Why Some Buyers Prefer Conventional Landed
Buyers who want maximum freedom to alter facades, exterior design or certain parts of the property should understand the strata rules first.
Location Analysis — Mature Permas Jaya, Not a Walk-to-RTS Project
EDVEN NG REVIEW · LOCATION DECISIONThe Straits View Garden sits inside the mature Permas Jaya township.
Its strongest location advantage is therefore established amenities plus road connectivity, rather than walking access to CIQ or Bukit Chagar RTS.
| Destination | Published Reference | Buyer Relevance |
|---|---|---|
| AEON Permas Jaya | Approx. 2.5 km | Daily groceries, dining and township convenience. |
| Renaissance Johor Bahru Hotel | Approx. 3.5 km | Part of the established Permas Jaya commercial cluster. |
| Mid Valley Southkey | Approx. 8 km | Major shopping, dining and lifestyle destination. |
| JB City Centre / CIQ | Approx. 13 km sales-kit reference | Accessible by road, but not a walk-to-CIQ proposition. |
EDVEN NG GEO POSITIONING
The more accurate location relationship is:
The Straits View Garden → Permas Jaya → Mid Valley Southkey → Eastern Johor Bahru → JB City Centre / CIQ.
Frequent Singapore commuters should evaluate actual peak-hour driving time instead of relying only on kilometre figures.
Developer — Permas Jaya Sdn Bhd · BRDB Developments
BRDB DEVELOPMENTS
The Straits View Garden is developed by Permas Jaya Sdn Bhd, a wholly owned subsidiary associated with BRDB Developments.
BRDB's involvement in Bandar Baru Permas Jaya dates back to the early 1980s, giving the project an established township context rather than a completely new location.
BRDB's broader portfolio includes recognised developments such as The Troika, One Menerung and other residential and mixed-use developments.
EDVEN NG DEVELOPER VIEW
An established township track record is useful, but buyers should still assess The Straits View Garden based on its own final delivery, workmanship, landscaping, common facilities and strata-management execution.
The Straits View Garden Pros & Cons
EDVEN NG REVIEW · PROS & CONSβ Pros — What We Like
Freehold landed ownership
Relevant for long-term family own-stay buyers.
198 homes across 18.78 acres
ENJ calculates an indicative gross density of approximately 10.54 homes per acre.
Mature Permas Jaya township
Daily amenities and surrounding infrastructure already exist.
Large family layouts
Published homes range from 2,210 to 3,715 sqft.
Ground-floor bedroom in Avina
Useful for parents, guests or flexible household use.
Gated community + clubhouse
Combines landed living with managed community facilities.
Green design measures
Solar, rainwater harvesting and passive-lighting features add practical environmental value.
β Cons & Buyer Considerations
Landed strata is not for everyone
Buyers should understand the ownership rules before comparing it with conventional landed property.
Not a walk-to-RTS / CIQ location
Cross-border users still depend on road connectivity.
Premium landed positioning
Buyers should compare the actual selected lot and overall package, not only built-up size.
Cluster homes dominate supply
Buyers looking specifically for Semi-D or bungalow have much fewer options.
Low supply does not guarantee appreciation
Future value still depends on real market demand and unit quality.
Completion remains ahead
Buyers requiring an immediately completed landed home should compare ready properties separately.
Who Is The Straits View Garden Suitable For / Not Suitable For?
EDVEN NG REVIEW · BUYER SUITABILITYπ More Suitable For
Family own-stay buyers
Particularly households needing four or five bedrooms.
Condo-to-landed upgraders
Buyers who still appreciate managed facilities and a gated environment.
Existing Permas Jaya families
Buyers who want a newer landed option without leaving a familiar township.
Multi-generation households
Larger layouts and ground-floor bedroom planning provide useful flexibility.
Buyers prioritising privacy
A low-rise landed environment offers a different experience from JBCC high-rise living.
↔ May Not Be Suitable For
Walk-to-RTS buyers
Permas Jaya serves a different location requirement.
Buyers insisting on individual-title landed only
The residential strata structure should be considered first.
Buyers seeking a low entry-price landed home
The Straits View Garden is positioned as a larger, more premium landed community.
Immediate move-in buyers
Current project information indicates completion in late 2027.
Buyers who do not value shared facilities
A conventional non-strata landed scheme may be more suitable.
View Full The Straits View Garden Project Details
For the latest Avina floor plan, project photos, 360° viewing, available landed units, current phase, location information and viewing arrangements, continue to ENJ's main The Straits View Garden Product page.
View The Straits View Garden Details →The Straits View Garden Review — Frequently Asked Questions
Where is The Straits View Garden located?
The Straits View Garden is located in Permas Jaya, Johor Bahru, within an established township with access to AEON Permas Jaya, Mid Valley Southkey and major road networks.
Is The Straits View Garden freehold?
Yes. Current project information identifies it as a freehold residential development.
Is The Straits View Garden strata title?
Yes. It is designed as a residential landed strata community.
Who is the developer?
The project is developed by Permas Jaya Sdn Bhd under BRDB Developments.
How many homes are there?
The development contains 198 homes across approximately 18.78 acres.
How low-density is The Straits View Garden?
Using the stated 198 homes and approximately 18.78-acre project area, ENJ calculates an indicative gross density of approximately 10.54 homes per acre.
How many cluster homes are planned?
Current project information identifies 184 cluster homes, equal to approximately 92.93% of the overall development.
How many Semi-D and bungalow homes are there?
Current project information identifies 12 Semi-D homes and two bungalows.
What is Avina?
Avina is a two-storey cluster home on a 30'×70' land reference with approximately 2,210 sqft built-up, four bedrooms and four bathrooms.
What are Avina, Blumen, Calis and Danae?
Avina and Blumen are cluster homes, Calis is a Semi-D and Danae is a bungalow.
Published built-up areas range from approximately 2,210 sqft to 3,715 sqft.
Does The Straits View Garden have a clubhouse?
Yes. Published facilities include swimming and wading pools, gym, children's playground, barbecue area, function spaces and landscaped areas.
Is The Straits View Garden near CIQ and RTS?
The development has road connectivity toward Johor Bahru City Centre, CIQ and Bukit Chagar RTS, but it is not a walk-to-CIQ or station-front development.
When is The Straits View Garden expected to complete?
Current BRDB information points to completion in the fourth quarter of 2027, subject to the actual contractual delivery terms for the selected unit.
Is The Straits View Garden suitable for own stay?
It may suit family own-stay buyers, upgraders and multi-generation households who want larger freehold landed homes inside mature Permas Jaya with a gated-community environment.
ENJ Sources & Review Method
Reviewed & Analysed By: Edven Ng · ENJ Real Estate
Last Verified: 9 September 2026
Primary Developer Source: BRDB Developments / Permas Jaya Sdn Bhd project information for tenure, landed strata concept, 18.78-acre site, 198-home development, gated and guarded planning and clubhouse facilities.
Layout & Product Verification: BRDB management information and published project material for Avina, Blumen, Calis and Danae, including built-up size and bedroom / bathroom configuration.
Current ENJ Product Information: ENJ The Straits View Garden Product page for Avina 30'×70', Phase 1 information, 184 cluster homes, 12 Semi-D homes, two bungalows, project visuals, floor plan and Permas Jaya location references.
Independent Published Verification: The Edge Malaysia reporting on BRDB's Permas Jaya developments, landed product types, GreenRE features, clubhouse and late-2027 completion positioning.
Edven Ng / ENJ Original Analysis: approximately 10.54 homes-per-acre gross density indicator, 92.93% cluster-home concentration, 6.06% Semi-D share, 1.01% bungalow share, layout-size progression, landed-strata buyer interpretation, location positioning, Pros & Cons and buyer suitability.
ENJ distinguishes developer / project visuals from actual completed-site photography. Artist impressions are not presented as actual finished-site photographs.
Avina, Blumen, Semi-D or Bungalow — Which Fits Your Family Better?
Edven Ng can help you compare current The Straits View Garden landed options based on actual lot position, floor plan, family size, bedroom requirement, facing, surrounding open space and the latest available phase.
For buyers comparing Permas Jaya, Seri Alam or other Johor Bahru landed projects, we can also look at whether a conventional landed title or managed landed-strata environment fits your lifestyle better.
Compare The Straits View Garden With Edven Ng →
