Tampoi, Johor Bahru · Completed 2024 · Subsale
Aliff Heights
MB World’s freehold serviced apartments on Jalan Indah, Tampoi: 612 units in two 22-storey towers on about 4.3 acres, with 2- and 3-bedroom layouts of 700 and 850 sq ft, completed in 2024.
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Answer block
Aliff 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
Aliff Heights
Also recorded as Residensi Mutiara Indah; by MB World (developer’s site and PropertyGuru)
Address
Jalan Indah
81200 Tampoi, Johor Bahru (PropertyGuru and MB World)
Tenure
Freehold
MB World and PropertyGuru
Completed
2024
MB World; PropertyGuru gives completion in 2024 with handover running into 2025
Towers
2 × 22 storeys
PropertyGuru
Units
612
MB World and PropertyGuru agree
Land
About 4.3 acres
4.285 acres (PropertyGuru)
Layouts
700 and 850 sq ft
2 and 3 bedrooms, 2 bathrooms (PropertyGuru)
Foreign buyers
Generally not eligible
Asking prices are well below RM1 million
Why this address
Four things buyers weigh at Aliff Heights
One of Tampoi’s newest freehold buildings, with compact family layouts. Here is the case, and the catch.
Freehold and recently completed
MB World and PropertyGuru record freehold tenure, and the developer gives completion in 2024, so the building and fittings are new.
Two straightforward layouts
Units come as 700 sq ft with two bedrooms or 850 sq ft with three bedrooms, both with two bathrooms.
Malls and hospitals nearby
PropertyGuru lists Paradigm Mall, Angsana Mall and Mid Valley Southkey nearby, with Kempas Medical Centre about 2.5 km away.
What to weigh: no price history yet
Because the building is new, we did not find a published transacted median. PropertyGuru showed 27 units for rent against 5 for sale in October 2026, so compare rents closely if you are buying to let.
The development
Aliff Heights, decoded
Two 22-storey serviced apartment towers on freehold land off Jalan Indah, Tampoi, Johor Bahru.
Facilities
As listed by PropertyGuru; floor levels are not published.
Water
Pools
- Swimming pool
- Wading pool
Active
Sports and fitness
- Gymnasium
- Multi-purpose hall and badminton court
Residents
Shared spaces
- BBQ area
- Herb garden
- Children’s playground
Where the project is now
Layouts
All 2 Aliff Heights layouts
2 layout types. Sizes as listed on PropertyGuru, checked October 2026. Tap any layout and the drawing comes to your WhatsApp.
Price and rent by layout
What each layout is asking at Aliff Heights
Asking prices and rents seen on PropertyGuru in October 2026, matched to each layout by size. Asking prices are not sale prices; compare them with the recorded transactions above.
| Layout | Size | Asking price | Asking rent | Listings |
|---|---|---|---|---|
| Type B | 700 sq ft | – | RM1,850–2,050/mo | 4 |
| Type A | 850 sq ft | RM380,000–440,000 | RM2,300/mo | 6 |
| – | about 800–900 sq ft | – | RM2,100/mo | 2 |
| – | about 900–1,000 sq ft | – | RM2,300/mo | 1 |
| – | about 1,000–1,100 sq ft | – | RM2,300–3,000/mo | 4 |
| – | about 1,100–1,200 sq ft | RM380,000 | RM2,300/mo | 3 |
| – | about 1,200–1,300 sq ft | – | RM2,300/mo | 1 |
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
Gallery
Aliff Heights in pictures
Images from the developer’s marketing material unless stated. Ask for the full set on WhatsApp.
Location & connectivity
Where Aliff Heights sits
Jalan Indah, 81200 Tampoi, 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 RM275,000 · RM340–518 psf | PropertyGuru building page, Oct 2026 |
| Asking rent whole units | From about RM1,850 a month | PropertyGuru building page, Oct 2026 |
Both rows are asking prices seen on PropertyGuru in October 2026 (5 for sale, 27 for rent), not transactions. The building is new and we did not find a published transacted median for it.
Track record
About MB World
Aliff Heights was developed by MB World, which lists the project on its own website as a freehold serviced apartment development of 612 units, completed in 2024.
The project is also recorded on property portals as Residensi Mutiara Indah.
Around the building
What is near Aliff Heights
The closest places on the map, measured in a straight line from the building. Driving distances are longer.
🚉 Getting around
- Kempas Baru~2.7 km
- Larkin Central~2.8 km
🛍️ Malls
- Paragon Market Place~2.4 km
- Angsana Johor Bahru Mall~2.5 km
- SKS City Mall Larkin (Larkin Junction)~3.0 km
🎓 Schools
- SK Taman Damansara Aliff~500 m
- SMK Taman Damansara Aliff~700 m
- SMK Tasek Utara 2~1.5 km
- Sekolah Menengah Kebangsaan Bandar Baru Uda~1.6 km
🏛️ Colleges and universities
- Institut Kemahiran MARA~1.5 km
- Kolej Kemahiran Johor~1.5 km
- Kolej Komuniti YPJ~1.6 km
🏥 Hospitals
- Hospital Permai Johor Bahru~2.1 km
- KPJ Puteri Specialist Hospital~3.2 km
- KPJ Bandar Dato Onn Specialist Hospital~4.2 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 700 to 850 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.
- ⚠️ 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 RM280,000, 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 | RM280,000 | RM280,000 |
| Down payment | RM28,000 | RM84,000 |
| Loan amount | RM252,000 | RM196,000 |
| Stamp duty on transfer (MOT) | RM4,600 | RM22,400 |
| Stamp duty on loan (0.5%) | RM1,260 | RM980 |
| Lawyer, sale agreement (incl. 8% SST) | RM3,780 | RM3,780 |
| Lawyer, loan agreement (incl. 8% SST) | RM3,402 | RM2,646 |
| Cash needed before keys | RM41,042 | RM113,806 |
| 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 612 serviced apartments in two 22-storey towers. PropertyGuru lists two layouts: 700 sq ft with 2 bedrooms and 850 sq ft with 3 bedrooms, both with 2 bathrooms.
Is Aliff Heights freehold?
Yes. The developer, MB World, and PropertyGuru both record freehold tenure.
Can a foreigner buy here?
In Johor a foreign buyer generally needs to pay at least RM1 million per residential property, with state consent. Since 1 July 2025 Johor charges foreign buyers a consent levy of 3% of the price or RM30,000, whichever is higher, and 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. Asking prices at Aliff Heights start from about RM275,000 at RM340–518 psf, so even the 850 sq ft layout is well below RM1 million and foreign buyers are generally not eligible here.
How much does a unit rent for?
PropertyGuru listings in October 2026 ask from about RM1,850 a month for a whole unit.
Berapa harga Aliff Heights?
Harga tawaran di PropertyGuru (Oktober 2026) bermula sekitar RM275,000, iaitu RM340 hingga RM518 sekaki persegi. Pegangan bebas dan siap pada 2024.
Aliff Heights 价格多少？租金多少？
PropertyGuru（2026年10月）挂牌价约RM27.5万起，每平方尺约RM340至RM518，整间月租约RM1,850起。永久地契，2024年完工。
Which schools are near Aliff Heights?
On map data, the nearest schools are SK Taman Damansara Aliff (~500 m), SMK Taman Damansara Aliff (~700 m), SMK Tasek Utara 2 (~1.5 km). Distances are straight-line from the building.
Is there a train or bus station near Aliff Heights?
The nearest stations on map data are Kempas Baru (~2.7 km), Larkin Central (~2.8 km).
What is the nearest hospital and mall to Aliff Heights?
The nearest hospital on map data is Hospital Permai Johor Bahru (~2.1 km), and the nearest mall is Paragon Market Place (~2.4 km).
How much cash do I need to buy at Aliff Heights?
For a unit at RM280,000,, a Malaysian buyer with a 90% loan needs about RM41,042 before getting the keys, covering the down payment, stamp duty and legal fees. A foreign buyer with a 70% loan needs about RM113,806, 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 Aliff 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.