Larkin, Johor Bahru · Completed 2017 · Subsale
Vida Heights
A single 26-storey block of 266 serviced residences off Jalan Muafakat in Larkin, with leasehold strata titles and compact 1- to 3-bedroom layouts from about 538 sq ft.
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Answer block
Vida Heights at a glance
Every figure here comes from the developer, the government housing register or the property records named at the foot of the page. Where sources disagree, the range is shown. Where nobody has published a number, it is not on this page.
Development
Vida Heights
A Fiamma Holdings project, per PropertyGuru and StarProperty
Address
Jalan Muafakat
Kampung Muafakat, Larkin, 81200 Johor Bahru
Tenure
Leasehold
PropertyGuru; an EdgeProp listing gives the lease as running to 2097 with individual strata title
Completed
2017
PropertyGuru; an EdgeProp listing (Oct 2026) states the certificate of completion and compliance has been issued
Block
1 × 26 storeys
PropertyGuru
Units
266
PropertyGuru
Layouts
About 538–980 sq ft
1 to 3 bedrooms (PropertyGuru)
Foreign buyers
None in practice
Every layout is under 1,000 sq ft and asking prices start around RM260,000, well below RM1 million
Why this address
Four things buyers weigh at Vida Heights
A small-unit block in Larkin with an active rental market. Here is the case, and the catch.
Smaller, lower-priced units
Most layouts are 1- and 2-bedroom units between about 538 and 829 sq ft, which keeps the entry price low for Johor Bahru.
An active rental market
PropertyGuru showed about 25 rental listings in October 2026, most asking around RM1,700 a month.
A full facility deck
Pools, a sky lounge, gym, sauna and yoga room are listed, along with card access and lift access control.
What to weigh: thin price records
We found no published transacted figures for the block, and asking prices span a very wide psf range. Ask for recent sale records for your layout before you offer, and check how many units are tenanted.
The development
Vida Heights, decoded
A single 26-storey block of leasehold serviced residences in Larkin, Johor Bahru.
Facilities
As listed on PropertyGuru’s building page; floor levels are not published.
Water
Pools
- Swimming pool
- Wading pool
- Jacuzzi
- Pool shower and changing room
Active
Sports and fitness
- Air-conditioned gym
- Open-air gym
- Yoga and tai-chi deck
- Reflexology path
Residents
Shared spaces
- Sky lounge and viewing deck
- BBQ pavilion
- Multi-purpose and function rooms
- Nursery
- Children’s playground
- Sauna
Security
Access
- 24-hour security
- Card access at the guardhouse
- Boom gate
- Lift access control
Where the project is now
Layouts
All 8 Vida Heights layouts
8 layout types, from about 538 to 980 sq ft. Sizes as listed on PropertyGuru’s building page, checked October 2026; the page labels some types inconsistently. Tap any layout and the drawing comes to your WhatsApp.
Free PDF: JB Condo Prices & Rents 2026
Recorded prices and rents for 122 JB condos, plus asking prices, rents and yields by area. Compare this project with its neighbours before you make an offer. What is inside
Location & connectivity
Where Vida Heights sits
Jalan Muafakat, Kampung Muafakat, Larkin, 81200 Johor Bahru, Johor.
The recorded numbers
The price numbers
Recorded sales and asking prices are different things. Transacted figures come from deals recorded with the government valuation department; asking figures are what owners or the developer are listing at.
| Measure | Figure | Source and date |
|---|---|---|
| Asking price for sale, all sizes | From about RM260,000 · RM341–1,044 psf | PropertyGuru building page (38 for sale), Oct 2026 |
| Asking rent whole units | About RM1,700 a month | PropertyGuru rental listings posted 15 Sep–9 Oct 2026 |
Both rows are asking prices seen on PropertyGuru in October 2026, not transactions. We found no transacted record for the block on EdgeProp or PropertyGuru; the top of the psf range is an outlier, so compare like-for-like layouts.
Track record
About Fiamma Holdings Berhad
PropertyGuru lists Fiamma Holdings Berhad as the developer of Vida Heights.
In February 2017 StarProperty named Vida Heights in Johor Bahru as one of three Fiamma projects with a combined gross development value of RM450 million.
Around the building
What is near Vida Heights
The closest places on the map, measured in a straight line from the building. Driving distances are longer.
🚉 Getting around
- Johor Bahru Sentral~600 m
- Johor Bahru Sentral~600 m
- Bukit Chagar~1.0 km
🛍️ Malls
- R&F Mall~200 m
- Johor Bahru City Square~600 m
- UTC Johor~800 m
🎓 Schools
- Sekolah Menengah Teknik Tanjung Puteri Johor Bahru~1.2 km
- Sekolah Jenis Kebangsaan (C) St. Joseph dan Sekolah Kebangsaan St. Joseph~1.3 km
- Sekolah Menengah Kebangsaan Dato Jaafar~1.3 km
- Foon Yew High School~1.3 km
🏛️ Colleges and universities
- Open University Malaysia~700 m
- Unitar International University~900 m
- Kolej Vokasional Tanjung Puteri~1.2 km
🏥 Hospitals
- Maria Hospital~1.2 km
- Century Orthopaedic Specialist Clinic~2.2 km
- Sultanah Aminah Hospital~2.5 km
Map data © OpenStreetMap contributors. Names as recorded on the map; check opening and enrolment details yourself.
Is it for you?
Which kind of buyer are you?
The same building suits different people for different reasons. Pick the line that sounds like you.
🏠 Living here yourself
Layouts here run from about 538 to 980 sq ft. Ask me which stacks get the better view and the least afternoon sun; that changes the price more than the floor.
💰 Buying to rent out
Compare the recorded rents in "The price numbers" above with the instalment on your loan. Smaller layouts usually rent faster; larger ones hold tenants longer.
👨👩👧 Family with children
Check the school and clinic distances in the location section, the number of car parks per unit and how busy the lifts are at 7.30 am.
✈️ Buying from overseas
Foreigners can only buy above the state minimum price (RM1 million in Johor) and pay 8% stamp duty from 2026. Ask me which units here qualify before you shortlist.
Straight talk
What I will not hide from you
Every project has trade-offs. These are the ones I would want to know before paying a deposit.
- ⚠️ A newer project, so many owners are renting out at the same time. Expect competition for tenants for the first few years.
- ⚠️ Leasehold title. Check how many years remain on the lease; banks lend less, and buyers pay less, as the lease gets shorter.
- ⚠️ Serviced apartments usually sit on commercial land. Utility tariffs and some loan terms can be less favourable than for a residential title.
- ⚠️ Most asking prices here are below RM1 million, so most units cannot be sold to foreigners in Johor. On resale, your buyers will mainly be locals.
- ⚠️ Asking prices are not sale prices. Compare any offer with the recorded transacted price per sq ft above before you commit.
The real cost
What buying here costs in 2026
Worked example for a unit at RM260,000, around the typical asking price here. Your figures will differ with the price and the bank.
| Malaysian buyer (90% loan) | Foreign buyer (70% loan) | |
|---|---|---|
| Purchase price | RM260,000 | RM260,000 |
| Down payment | RM26,000 | RM78,000 |
| Loan amount | RM234,000 | RM182,000 |
| Stamp duty on transfer (MOT) | RM4,200 | RM20,800 |
| Stamp duty on loan (0.5%) | RM1,170 | RM910 |
| Lawyer, sale agreement (incl. 8% SST) | RM3,510 | RM3,510 |
| Lawyer, loan agreement (incl. 8% SST) | RM3,159 | RM2,457 |
| Cash needed before keys | RM38,039 | RM105,677 |
| State consent fee for foreigners | – | 3% of the price or RM30,000 (Johor) |
Estimates only. Stamp duty: 1–4% tiers for Malaysians and PRs, 8% flat for foreigners from 1 Jan 2026. Legal fees follow the Solicitors’ Remuneration Order 2023. First-time Malaysian buyers of homes up to RM500,000 may get a stamp duty exemption until 2027. Valuation, disbursements and moving costs are not included.
Get these numbers for a real unitCalculate my exact costs →Straight answers
Frequently asked questions
How many units are there and what sizes?
There are 266 serviced residences in one 26-storey block. PropertyGuru lists eight layouts from about 538 sq ft (1 bedroom) to 980 sq ft (3 bedrooms).
Is Vida Heights freehold?
No. PropertyGuru records leasehold tenure, and an October 2026 EdgeProp listing gives the lease as running to 2097 with individual strata title. Check the title of the unit you are buying.
Can a foreigner buy here?
In Johor a foreign buyer generally needs a purchase price of at least RM1 million per residential property, must obtain state consent, and since 1 July 2025 pays a consent levy of 3% of the price or RM30,000, whichever is higher. Stamp duty on transfers to foreigners is a flat 8% from 1 January 2026. Bumiputera lots, low-cost and affordable units, Malay Reserve land and single or one-and-a-half-storey terraces are closed to foreigners. Every layout at Vida Heights is under 1,000 sq ft and asking prices start around RM260,000, so in practice no unit reaches the RM1 million minimum.
How much does a unit rent for?
Rental listings on PropertyGuru posted between mid-September and early October 2026 mostly ask about RM1,700 a month.
Berapa harga Vida Heights?
Harga tawaran di PropertyGuru (Oktober 2026) bermula sekitar RM260,000, bergantung pada saiz dan tingkat. Sewa yang diminta kebanyakannya sekitar RM1,700 sebulan. Hartanah ini pegangan pajakan dan siap pada 2017.
Vida Heights 价格多少？租金多少？
根据PropertyGuru（2026年10月），挂牌售价约从RM26万起，视面积而定；月租多为约RM1,700。租赁地契，2017年完工，共266个单位。
Which schools are near Vida Heights?
On map data, the nearest schools are Sekolah Menengah Teknik Tanjung Puteri Johor Bahru (~1.2 km), Sekolah Jenis Kebangsaan (C) St. Joseph dan Sekolah Kebangsaan St. Joseph (~1.3 km), Sekolah Menengah Kebangsaan Dato Jaafar (~1.3 km). Distances are straight-line from the building.
Is there a train or bus station near Vida Heights?
The nearest stations on map data are Johor Bahru Sentral (~600 m), Johor Bahru Sentral (~600 m), Bukit Chagar (~1.0 km).
What is the nearest hospital and mall to Vida Heights?
The nearest hospital on map data is Maria Hospital (~1.2 km), and the nearest mall is R&F Mall (~200 m).
How much cash do I need to buy at Vida Heights?
For a unit at RM260,000,, a Malaysian buyer with a 90% loan needs about RM38,039 before getting the keys, covering the down payment, stamp duty and legal fees. A foreign buyer with a 70% loan needs about RM105,677, before the state consent fee. The full table is in "What buying here costs in 2026".
Compare
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View project →Get the current price list and units available at Vida Heights
Prices move and the better units go first. Tell me your budget and whether you are buying to live in or to rent out, and I will send back the units that fit, not a generic brochure.
Buying, selling or renting: one conversation, no obligation.
Jason Lim
10 years in Malaysian property · Johor Bahru & Kuala Lumpur · REN 84424 · IQI Realty Sdn. Bhd. E (1) 1584/6
I work with local families, investors and buyers from Singapore and overseas. If a project is not right for what you need, I will say so; that is usually worth more than the brochure.