The short version
Iskandar Residences is the completed 640-unit, two-tower condominium in Medini. The layouts, facilities and photographs are on the Iskandar Residences project page. This page does one job: it works out what a unit earns if you let it.
Three numbers frame it. EdgeProp's median asking rent for the block was RM2.53 per sq ft a month in the third quarter of 2026. Its median asking price was RM560 psf. And its implied gross yield for the block, based on asking rents over the last 12 months, is 4.99%. That is the lowest figure among the Medini blocks EdgeProp compares it with. It matters less than it looks, and the layout tables below show why.
Asking rents by layout
On 7 October 2026 I took the 10 rental adverts shown on EdgeProp's project page and the first 20 on PropertyGuru, all posted or refreshed between 1 and 6 October. PropertyGuru counts 224 rental adverts for the block and EdgeProp 97. Many are the same home put up by several agents, so read every count here as adverts.
| Layout | Adverts | Asking rent a month | Per sq ft |
|---|---|---|---|
| 1-bed, 590 sq ft | 1 | RM1,800 | RM3.05 |
| 2-bed, 947 to 963 sq ft | 2 | RM2,400 to RM2,500 | RM2.53 to RM2.60 |
| 2-bed, 1,055 sq ft | 3 | RM2,300 to RM2,600 | RM2.18 to RM2.46 |
| 3-bed, 1,248 to 1,249 sq ft | 6 | RM2,600 to RM3,800, three at RM3,000 | RM2.08 to RM3.04 |
| 3-bed, 1,356 sq ft | 3 | RM3,500 to RM3,600 | RM2.58 to RM2.65 |
| 3-bed, 1,455 sq ft | 8 | RM3,000 to RM4,000 | RM2.06 to RM2.75 |
| 3+1 bed, 1,561 sq ft | 5 | RM3,300 to RM3,600 | RM2.11 to RM2.31 |
| 3-bed, 1,668 sq ft | 2 | RM3,800 | RM2.28 |
Five of the eight adverts for the 1,455 sq ft layout ask RM4,000, and four of those went up within hours of each other on 6 October, so that is probably one or two homes. The other three ask RM3,000, RM3,400 and RM3,600. I use RM3,600 for that layout below.
Rent per square foot falls as the unit gets bigger: about RM2.50 on the two-bedrooms, RM2.10 to RM2.30 on the 1,561 and 1,668 sq ft units. A tenant pays for bedrooms and a location. Extra floor area earns very little.
What that rent returns on today's asking prices
Same day, same two portals, 30 sale adverts: 10 on EdgeProp and 20 on PropertyGuru, posted from 27 September to 6 October. They ask RM505 to RM731 psf, and 15 of the 20 on PropertyGuru sit between RM516 and RM560.
| Layout | Rent I would pencil in | Asking price, 30 adverts | Gross yield |
|---|---|---|---|
| 2-bed, 947 to 953 sq ft | RM2,400 | RM499,000 to RM550,000 | 5.2% to 5.8% |
| 2-bed, 1,055 sq ft | RM2,600 | RM538,000 to RM652,000 | 4.8% to 5.8% |
| 3-bed, 1,240 to 1,259 sq ft | RM3,000 | RM650,000 to RM705,040 | 5.1% to 5.5% |
| 3-bed, 1,455 sq ft | RM3,600 | RM789,000 to RM873,000 | 4.9% to 5.5% |
| 3+1 bed, 1,561 sq ft | RM3,300 | RM788,000 to RM936,600 | 4.2% to 5.0% |
| 3-bed, 1,668 sq ft | RM3,800 | RM934,000 | 4.9% |
Gross yield is twelve months of the pencilled rent over the asking price, so the lowest price gives the higher figure. The one-bedrooms are left out: five sale adverts ask RM388,000 to RM480,000 for 657 to 700 sq ft, but the only rental advert is a 590 sq ft unit at RM1,800, so there is no like-for-like rent to set against them. No 1,356 sq ft unit was advertised for sale.
Units listed on this site fall inside those bands. The 1,055 sq ft two-bedroom at RM550,000 works out to 5.7% at RM2,600 a month. The 1,249 sq ft three-bedroom at RM650,000 gives 5.5% at RM3,000. The 947 sq ft unit at RM510,000 gives 5.6% at RM2,400, and the 1,455 sq ft unit at RM780,000 gives 5.5% at RM3,600. The 1,561 sq ft unit at RM820,000 is sold with a tenant in place, and at RM3,300 it would return 4.8%. Ask for the signed tenancy before you use my rent on that one. The rent that counts is the one in the agreement.
What units have actually sold for
An asking price is only what the owner hopes for. NAPIC records, as shown by PropertyGenie, list five sales in the block between April and November 2025.
| Month | Size | Floor | Price | Per sq ft |
|---|---|---|---|---|
| April 2025 | 1,055 sq ft | 19 | RM633,000 | RM600 |
| May 2025 | 1,055 sq ft | 20 | RM535,000 | RM507 |
| May 2025 | 1,259 sq ft | 11 | RM755,000 | RM600 |
| September 2025 | 678 sq ft | 12 | RM339,000 | RM500 |
| November 2025 | 1,313 sq ft | 6 | RM390,000 | RM297 |
Look at the first two rows. The same 1,055 sq ft layout, one floor apart and one month apart, with RM98,000 between them. At RM2,600 a month the dearer one grosses 4.9% and the cheaper one 5.8%. In this block the price you agree moves your yield far more than the rent you achieve.
I would not build anything on the November sale at RM297 psf. The other four are RM500 to RM600 psf and no advert asks under RM505. EdgeProp also logs a low of RM288 psf in March 2025. Sales that far below everything else usually have a story behind them, so I leave both out. EdgeProp's median for recorded sales over the last 48 months is RM600 psf, inside a range of RM502 to RM635.
Rents have climbed while asking prices slipped
EdgeProp tracks the median asking rent and the median asking price for the block every quarter.
| Quarter | Median asking rent, psf a month | Median asking price, psf | Implied gross yield |
|---|---|---|---|
| Q2 2022 | RM1.59 | RM669 | 2.9% |
| Q2 2023 | RM1.89 | RM624 | 3.6% |
| Q2 2024 | RM2.34 | RM543 | 5.2% |
| Q2 2025 | RM2.48 | RM542 | 5.5% |
| Q3 2026 | RM2.53 | RM560 | 5.4% |
The yield column is my arithmetic on EdgeProp's two medians: twelve months of rent over price. EdgeProp's own headline for the block is 4.99% and it does not publish the workings, so treat the two as separate estimates.
On the 1,055 sq ft two-bedroom that is the difference between about RM1,680 a month in mid-2022 and about RM2,670 now. The adverts I read ask RM2,300 to RM2,600, a little under that median.
Asking rents are up 59% in four years and asking prices are down 16%. Anyone who paid the 2022 asking prices is probably sitting on a paper loss. Anyone buying at today's gets almost double the yield on the same home.
From gross to net on one unit
Gross yield flatters every condominium, so here is one unit taken further. Two adverts for a 953 sq ft two-bedroom state the maintenance fee: RM350 a month including sinking fund, about RM0.37 psf. One of them asks RM499,000.
| Step | A year | Yield on RM499,000 |
|---|---|---|
| Rent at RM2,400 a month | RM28,800 | 5.8% |
| Less maintenance and sinking fund at RM350 a month | RM24,600 | 4.9% |
| Less one month for a gap between tenants or a letting fee | RM22,200 | 4.4% |
The one-month allowance is my assumption, not a quoted fee. Assessment, parcel rent, insurance, repairs, furniture and income tax are not in the table because I do not have this building's bills. Ask the seller for the latest ones, and for the management statement that confirms the RM350.
About a point and a half comes off between the headline and what reaches your account. If the same rate per square foot applies to the 1,561 sq ft layout, the fee is about RM575 a month, and the 4.2% to 5.0% in the earlier table drops to roughly 3.5% to 4.1%.
Against the blocks around it
This is EdgeProp's comparison of projects within a kilometre, as read on 7 October 2026.
| Project | Distance | Median recorded sale, psf | Implied gross yield |
|---|---|---|---|
| The Elysia Park Residence | 496 m | RM554 | 6.6% |
| 1Medini | 268 m | RM402 | 6.24% |
| Medini Signature | 265 m | RM506 | 5.8% |
| Paradiso Nuova | 269 m | RM493 | 5.59% |
| Meridin Suites | 340 m | RM604 | 5.55% |
| Meridian Medini | 983 m | RM613 | 5.31% |
| Grand Medini | 647 m | RM766 | 5.29% |
| Iskandar Residences | this block | RM600 | 4.99% |
Last place, on paper. The reason is what gets advertised here. Of the 30 rental adverts I read, 27 are for units of 1,055 sq ft or more, and large layouts yield less in every block because rent does not rise in step with floor area. Compare like with like and the gap closes: the two-bedrooms here gross 4.8% to 5.8% on today's adverts, against EdgeProp's 5.8% for Medini Signature.
PropertyGuru's location data puts the block about 1.1 km from Gleneagles Hospital Medini Johor and 1.4 km from Mall of Medini. Drive times to Legoland, EduCity and the Second Link are on Why Medini.
Before you buy here to let
- Count the competition. PropertyGuru shows 224 rental adverts and EdgeProp 97 for a 640-unit block. Even after you strip out duplicates, your unit will sit beside many others, so price it at the middle of the rent table.
- Read the tenancy if the unit is sold tenanted: the rent, the expiry date and the deposit held. One 657 sq ft unit on this site is let until 19 June 2027.
- Check the size on the title. Adverts quote 590, 657, 675, 678 and 700 sq ft for the small units, while the developer's range starts at 633 sq ft.
- Check the tenure on the title. Portal adverts mark the block leasehold, as you would expect in Medini, yet the NAPIC rows on PropertyGenie are tagged freehold. A search page will not settle that.
- If you are a foreign buyer, every advert in these tables asks less than RM1,000,000. Read buying Medini property as a foreigner before you assume the purchase is allowed.
My take
I would not buy Iskandar Residences for yield alone. If the percentage is all you want, The Elysia and 1Medini give more of it for less money. What you get here is a completed building with 50 metre and 35 metre pools and layouts big enough for a family, at a median asking price of RM560 psf when it was RM669 four years ago.
The unit I would look at first is the 1,249 sq ft three-bedroom at around RM650,000. Ten sale adverts for that layout sit between RM650,000 and RM705,040, six of them at RM650,000. Six rental adverts back the rent, and RM3,000 a month gives 5.5% before costs. My second choice is a 1,055 sq ft two-bedroom bought near RM540,000 instead of RM650,000. I would leave the 1,561 sq ft and larger units to people who plan to live in them.
Send me the advert you are weighing up. I will tell you what that layout last sold for, what the same size is renting at this week, and whether the asking price leaves a yield worth having. Area-wide figures are on Medini property prices and Medini condo for rent.
Questions people ask about Iskandar Residences rents and yield
What is the rental yield at Iskandar Residences Medini?
On adverts read on 7 October 2026, gross yield runs from about 4.2% to 5.8% depending on the layout and the price paid: 5.2% to 5.8% on the 947 to 953 sq ft two-bedroom, 4.8% to 5.8% on the 1,055 sq ft two-bedroom, 5.1% to 5.5% on the 1,249 sq ft three-bedroom and 4.2% to 5.0% on the 1,561 sq ft layout. EdgeProp's own implied figure for the whole block is 4.99%.
How much is the rent at Iskandar Residences Medini?
In adverts posted from 1 to 6 October 2026: RM2,400 to RM2,500 a month for a 947 to 963 sq ft two-bedroom, RM2,300 to RM2,600 for 1,055 sq ft, mostly RM3,000 to RM3,200 for the 1,249 sq ft three-bedroom, RM3,500 to RM3,600 for 1,356 sq ft, RM3,000 to RM4,000 for 1,455 sq ft and RM3,300 to RM3,600 for 1,561 sq ft. These are asking rents, not signed tenancies.
What is the rent per square foot at Iskandar Residences?
EdgeProp's median asking rent was RM2.53 per sq ft a month in the third quarter of 2026, with the middle half of adverts between RM2.37 and RM2.62. In the second quarter of 2022 the median was RM1.59.
What do Iskandar Residences units sell for?
Sale adverts read on 7 October 2026 asked RM505 to RM731 psf: RM538,000 to RM652,000 for the 1,055 sq ft two-bedroom and RM650,000 to RM705,040 for the 1,240 to 1,259 sq ft three-bedroom. NAPIC records shown by PropertyGenie list five sales from April to November 2025, four of them at RM500 to RM600 psf.
What is the maintenance fee at Iskandar Residences?
Two adverts for a 953 sq ft two-bedroom state RM350 a month including sinking fund, which is about RM0.37 psf. That figure comes from sellers' adverts, so confirm it on the management statement for the unit you are buying.
Have rents at Iskandar Residences gone up?
Yes. EdgeProp's median asking rent rose from RM1.59 psf a month in the second quarter of 2022 to RM2.53 in the third quarter of 2026, a rise of 59%. Over the same period the median asking price fell from RM669 to RM560 psf.
Is Iskandar Residences a good buy for rental income?
It suits a buyer who wants a large completed unit in Medini and about 5% gross, bought near the bottom of the asking range. For yield alone, EdgeProp shows higher implied figures nearby at The Elysia Park Residence (6.6%) and 1Medini (6.24%).
Weighing up an Iskandar Residences unit to let?
Send me the listing or the layout you want. I will come back with the last recorded prices for that size, this week's asking rents, and the yield after maintenance at the price you are being quoted.
WhatsApp Chris +60 10-369 8656