Prices & Market
How to Negotiate the Best Price on a Twin Tower Subsale Unit
Quick answer
To negotiate the best price on a Twin Tower subsale, compare five or more similar listings (2 Bedroom asking RM1.00m–1.15m in Oct–Nov 2026), get loan pre-assessment and an indicative bank valuation, adjust for repairs and furnishing, then make a written, evidence-based offer. Negotiate furnishing and timing too, not just price.
In this guide
- Key takeaways
- Why is negotiating a subsale different from buying new?
- What is a fair price for a Twin Tower unit?
- How do you prepare before making an offer?
- How do you calculate an opening offer?
- Which terms can you negotiate besides price?
- What makes an offer more attractive to sellers?
- Eight questions to ask the seller at viewing
- Common negotiation mistakes to avoid
- Scenarios: how different buyers should negotiate
- Communication tips that keep the deal alive
- What does the full budget look like after you agree a price?
- How can an agent help you negotiate?
- Conclusion
- Sources
Knowing how to negotiate a subsale price well can save you tens of thousands of ringgit — and, just as importantly, stop you from losing a good unit by pushing too hard. This guide shows how buyers can reach a fair price on a Twin Tower Residence subsale unit in Johor Bahru, using real asking-price ranges, worked examples and a step-by-step negotiation plan.
Key takeaways
- Start with data: Twin Tower asking prices in Oct–Nov 2026 were about RM720k–780k for studios and RM1.00m–1.15m for 2 Bedroom units (indicative).
- Asking price is not transacted price — compare like-for-like units and get an indicative bank valuation before you make an offer.
- Price is only one lever: completion timing, furnishing, existing tenancy and deposit terms can all be negotiated.
- A clean, well-documented offer (loan pre-approved, clear timeline) is often more persuasive than a lower number.
- Be respectful and realistic; good units beside the RTS do not stay on the market forever.
Why is negotiating a subsale different from buying new?
When you buy a new launch, the developer sets a price list. With a subsale, you are dealing with an individual owner who has their own reasons, timeline and expectations. That makes the price genuinely negotiable — but it also means that understanding the seller is as important as understanding the market.
At Twin Tower Residence, a freehold serviced residence completed in 2023 beside the Bukit Chagar RTS station, the subsale market is active: there are typically around 100 or more sale listings across portals. That gives buyers choice and comparison data, which are the foundations of a fair negotiation.
What is a fair price for a Twin Tower unit?
Begin with the public asking-price ranges, then narrow down to the specific unit. The table shows indicative portal asking figures from Oct–Nov 2026.
| Unit type | Built-up | Asking price range | Asking psf |
|---|---|---|---|
| Studio | ~559–599 sq ft | RM720k–780k | ~RM1,290–1,395 |
| 2 Bedroom | 882 sq ft | RM1.00m–1.15m | ~RM1,130–1,300 |
| 2+1 Bedroom | 1,054 sq ft | ~RM1.02m | ~RM970 |
| 3 Bedroom | 1,216 sq ft | Rarely listed — ask for current availability | — |
Within each range, the position of a particular unit depends on factors such as floor level, facing and view, furnishing quality, whether it comes with a tenant, and the condition of fittings. A high-floor 2 Bedroom with a good view and full furnishing can reasonably sit at the top of the range; a lower-floor bare unit may sit nearer the bottom. Our psf guide explains how to judge this in more detail.
How do you prepare before making an offer?
- Get your financing ready. Ask a bank for loan pre-assessment. Banks lend on the lower of the price or their valuation, typically up to 90% for a first or second housing loan, and Bank Negara caps third and later housing loans at 70%.
- Ask for an indicative valuation. If the bank’s indicative figure is below the asking price, you have objective evidence to support your offer.
- Check rental evidence. Current asking rents (Mudah, Oct 2026: studio RM2,300–3,000; 2 Bedroom RM3,000–3,500) help you test whether the price makes sense as an investment.
- Inspect the unit carefully. Note anything that needs repair or replacement and estimate the cost. Use our viewing checklist.
- Understand the seller’s situation. Is the owner relocating, upgrading or simply testing the market? Does the unit have an existing loan to redeem? Timeline needs often matter more than the last few thousand ringgit.
How do you calculate an opening offer?
There is no magic percentage, but here is a structured approach using an illustrative 2 Bedroom listed at RM1,120,000.
Step 1: Anchor to comparable units
Suppose five comparable 2 Bedroom listings on similar floors are asking RM1,050,000, RM1,080,000, RM1,090,000, RM1,100,000 and RM1,150,000. The average is (1,050 + 1,080 + 1,090 + 1,100 + 1,150) ÷ 5 = RM1,094,000.
Step 2: Adjust for the specific unit
Say the target unit needs new curtains and two air-conditioner services estimated at RM6,000, and its furnishing is comparable to the others. A reasonable “fair value” view becomes around RM1,094,000 − RM6,000 = RM1,088,000.
Step 3: Check yield
If similar units rent at RM3,300 per month, gross yield at RM1,088,000 is (RM3,300 × 12) ÷ RM1,088,000 = RM39,600 ÷ RM1,088,000 ≈ 3.6%, consistent with the project’s indicative 3.5%–4.5% range.
Step 4: Set your range
You might open at around RM1,070,000 with a clear explanation (comparables, repair items, bank valuation), and set your walk-away price at RM1,095,000. The gap between RM1,120,000 asking and RM1,095,000 is RM25,000 — about 2.2% — a realistic space to negotiate in, not an aggressive low-ball.
Which terms can you negotiate besides price?
| Term | What to ask for | Why it matters |
|---|---|---|
| Furnishing | Include existing furniture and appliances | Saves furnishing cost and lets you rent out sooner |
| Repairs | Seller fixes listed items before handover | Avoids surprise costs after completion |
| Existing tenancy | Keep or end the tenancy, with deposits transferred correctly | Immediate income or vacant possession for own-stay |
| Completion timing | Flexible completion period to suit loan or move | Reduces stress and late-payment risk |
| Outstanding charges | Seller clears maintenance fees, sinking fund and utilities up to handover | Clean start with management |
Often a seller will hold firm on price but agree to leave the furniture or fix items — which is real value to you. For buying a unit with a tenant, see our tenanted-unit guide.
What makes an offer more attractive to sellers?
- Certainty: a loan pre-assessment shows you can complete.
- Speed: a clear timeline for the letter of offer, earnest deposit and SPA.
- Simplicity: fewer conditions and a reasonable list of requests.
- Respect: a polite, evidence-based offer keeps the seller engaged; an unexplained very low offer often ends the conversation.
Eight questions to ask the seller at viewing
- How long has the unit been on the market, and have there been offers?
- Why are you selling, and what completion timing suits you?
- Is the unit tenanted? Until when, and at what rent?
- Which furniture and appliances are included?
- What repairs or renovations have been done, and are there receipts?
- Are maintenance fees, sinking fund and utilities fully paid?
- Is there an existing bank loan to redeem?
- If there is flexibility, does speed or price matter more to you?
Common negotiation mistakes to avoid
- Using the wrong comparables. Comparing a studio’s psf with a 2+1 unit’s psf will mislead you.
- Ignoring total cost. Stamp duty, legal fees (the SRO 2023 scale for a subsale is 1.25% of the first RM500,000 and 1% of the next RM7 million) and furnishing all add to your outlay.
- Waiting too long. Well-priced units near the RTS — now targeted to open in February 2027 — can attract several buyers.
- Forgetting the timeline. A subsale for a Malaysian buyer on a freehold title commonly takes a few months; foreign buyers need state consent and longer.
- Not checking eligibility. Foreign buyers should confirm Johor’s minimum price and consent rules for the specific unit before negotiating.
Scenarios: how different buyers should negotiate
The Singapore commuter buying for own stay
Your priority is the right unit and a smooth move-in. Negotiate on furnishing and completion timing so you can move in around the RTS opening, rather than holding out for the lowest number.
The investor
Focus on the price-to-rent relationship. A tenanted unit with a solid lease may justify a slightly higher price because rent starts on day one.
The first-time buyer
Budget carefully: your offer should leave room for stamp duty, legal fees and a cash buffer. A smaller studio can be an accessible entry point.
Communication tips that keep the deal alive
- Start with what you like. Acknowledge the unit’s strengths — the view, the upkeep, the furnishing. Sellers listen more openly afterwards.
- Quantify your concerns. Instead of “it needs a lot of work”, list specific items with cost estimates so the seller can see where your number comes from.
- Offer a trade. If the seller will not move on price, propose “same price, but the furniture stays” or “slightly lower price, completion on your timeline”.
- Be patient. A first “no” is normal. Giving the seller a day or two to consider is often more effective than raising your offer immediately.
What does the full budget look like after you agree a price?
Suppose you agree RM1,088,000 for the 2 Bedroom in our example and you are a Malaysian buyer taking a 90% loan. Here is the arithmetic for the main items:
| Item | Calculation | Amount |
|---|---|---|
| Down payment (10%) | RM1,088,000 × 10% | RM108,800 |
| Loan amount (90%) | RM1,088,000 × 90% | RM979,200 |
| Stamp duty on transfer | RM1,000 + RM8,000 + RM15,000 + (RM88,000 × 4%) | RM27,520 |
| Stamp duty on loan | RM979,200 × 0.5% | RM4,896 |
| SPA legal fee (scale) | RM6,250 + (RM588,000 × 1%) | RM12,130 |
That is about RM153,346 before loan legal fees, disbursements, valuation and any furnishing — which is why your offer should always be set with the full budget in mind. Foreign buyers pay a different stamp duty rate, so check the latest rules. Our buying-costs guide walks through every line.
How can an agent help you negotiate?
A local agent who follows Twin Tower closely knows which units are new to the market, which owners are flexible on timing, and what comparable units have recently been offered at. If you would like a shortlist of current Twin Tower units with our view on fair ranges, WhatsApp Darren and we will prepare one for your budget. You can also browse current listings.
Conclusion
Good negotiation on a Twin Tower subsale is about preparation, not pressure. Know the asking ranges, compare like with like, check rent and bank valuation, and use non-price terms to add value. A fair, well-supported offer gives you the best chance of securing a completed, freehold home beside the Bukit Chagar RTS station at a price that makes sense for years to come.
Sources
- PropCashflow – Foreigner stamp duty 8% in Malaysia
- PropCashflow – Loan margin of financing for property in Malaysia
- PropCashflow – Subsale property process in Malaysia
- PropCashflow – Solicitors’ Remuneration Order 2023: legal fees
- StashAway – Real Property Gains Tax (RPGT) Malaysia: 2026 rates and guide
- Malay Mail – JB-Singapore RTS Link service start pushed back to February 2027 (2 Oct 2026)
- New Straits Times – Foreigners hit Johor property resale wall (Apr 2026)
Frequently asked questions
How much below asking price can I offer on a Twin Tower unit?
There is no fixed rule. The right offer depends on comparable listings, the unit's floor, view, furnishing and condition, and the seller's timeline. In our worked example, a gap of about 2% between asking and the buyer's walk-away price was realistic. Very low offers without evidence often end the conversation, so base your number on data.
Should I get a bank valuation before negotiating?
Yes, an indicative valuation is very useful. Banks lend on the lower of the purchase price or their valuation, so a valuation below asking means you need more cash — and gives you objective evidence for your offer. Ask your banker before paying any earnest deposit so you understand your financing position.
Is it better to negotiate price or furnishing?
Both have value. Some sellers hold firm on price but agree to leave furniture and appliances, fix items or adjust completion timing. For an investor, a fully furnished unit can be rented out sooner, which is real money. Work out what each item is worth to you and negotiate the whole package.
What deposit is usually paid when buying a subsale unit?
Market practice in Malaysia is commonly an earnest deposit of around 2% when signing the letter of offer, with the balance to make up 10% paid on signing the SPA, but terms vary. Confirm the exact amounts, refund conditions and timelines in writing with your lawyer before paying anything.
Can foreigners negotiate and buy Twin Tower subsale units?
Foreigners can buy in Johor subject to state rules, including minimum price thresholds and state consent, which affect which units qualify. Foreign buyers also pay different stamp duty and need longer completion timelines. Confirm eligibility for the specific unit with a lawyer before negotiating, so your offer is realistic.
