Taman Muzaffar Heights, Ayer Keroh · Completed 2018 · Subsale
The Heights Residence
A low-density 20-storey leasehold block by Scientex on a hilltop in Ayer Keroh, with 160 family homes of 838–854 sq ft and Multimedia University a short walk away.
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Answer block
The Heights Residence 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
The Heights Residence
Puncak Muzaffar, Hang Tuah Jaya
Address
Taman Muzaffar Heights
75450 Ayer Keroh, Melaka
Tenure
Leasehold
Completed
January 2018
Block
20 storeys
6 floors of car park
Units
160
8 per floor
Layouts
838–854 sq ft
3 bed, 2 bath
Foreign buyers
Not eligible
Every price is below RM500,000
Why this address
Four things buyers weigh at The Heights Residence
A small, affordable block in Ayer Keroh’s university belt. Here is the case, and the catch.
Affordable family size
Three bedrooms in about 840–850 sq ft, listed from about RM225,000.
University tenants
Multimedia University is about 640 metres away and UTeM about 10 minutes, which supports rental demand.
Low density
Only 160 units, eight per floor, with a pool, gym, sauna and jogging track.
What to weigh: a student rental market
Rents are modest (mostly RM1,000–1,500) and many tenants are students, so expect turnover. Sizes are compact for a 3-bedroom home.
The development
The Heights Residence, decoded
One 20-storey block with six car park floors, in Scientex’s Taman Muzaffar Heights township.
Facilities
As listed on PropertyGuru and the developer’s project listing.
Water
Pool
- Swimming pool
- Sauna
Active
Fitness
- Gymnasium
- Adult fitness stations
- Jogging track
Residents
Shared spaces
- Multipurpose hall
- Library
- Playground
- BBQ area
- Café
Where the project is now
Layouts
All 4 The Heights Residence layouts
4 layout types, from 838 to 854 sq ft. Sizes from the developer’s published plans, checked October 2026. Tap any layout and the drawing comes to your WhatsApp.
Price and rent by layout
What each layout is asking at The Heights Residence
Asking prices and rents seen on iProperty and 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 | 838 sq ft | RM350,000 | – | 1 |
| Type B1 | 850 sq ft | RM265,000–328,000 | RM1,200–1,400/mo | 5 |
| Type A1 | 854 sq ft | RM225,000–318,000 | RM900–1,700/mo | 15 |
| – | about 700–800 sq ft | RM258,000–288,000 | RM1,300–1,450/mo | 6 |
| – | about 800–900 sq ft | – | RM1,300–1,400/mo | 2 |
| – | about 900–1,000 sq ft | – | RM1,100/mo | 1 |
Gallery
The Heights Residence in pictures
Images from the developer’s marketing material unless stated. Ask for the full set on WhatsApp.
Location & connectivity
Where The Heights Residence sits
Puncak Muzaffar Hang Tuah Jaya, Jalan MH Utama, Taman Muzaffar Heights, 75450 Ayer Keroh, Melaka.
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 |
|---|---|---|
| Transacted price median, last 48 months | RM370 psf · typical RM331–403 psf | EdgeProp, viewed Oct 2026 |
| Asking price for sale | RM225,000–350,000 · 3 bedrooms about RM298,000 on average | PropertyGuru listings, Oct 2026 |
| Asking rent whole unit | RM900–1,700 a month, most RM1,000–1,500 | PropertyGuru listings, Oct 2026 |
EdgeProp estimates the gross yield at about 4.8%. Listing figures are asking prices, not transactions.
Track record
About Scientex Berhad
Scientex Berhad is a manufacturing group whose property division, set up in 1995, focuses on affordable homes.
The Heights Residence is part of its Taman Muzaffar Heights township in Ayer Keroh.
Around the building
What is near The Heights Residence
The closest places on the map, measured in a straight line from the building. Driving distances are longer.
🚉 Getting around
None found nearby on the map
🛍️ Malls
- AEON Mall Ayer Keroh~1.7 km
- Melaka Mall~2.0 km
- AEON Bandaraya Melaka~5.9 km
🎓 Schools
- SMS Muzaffar Syah~600 m
- SMK Bukit Baru~1.0 km
- Integrated Islamic School Melaka~1.2 km
- SJK (C) Bukit Beruang~1.2 km
🏛️ Colleges and universities
- Multimedia Univesity~1.0 km
- Bukit Katil Industrial Training Institute~1.6 km
- International Medical College @ Ayer Keroh~2.2 km
🏥 Hospitals
- Pantai Hospital~1.3 km
- Melaka General Hospital~4.4 km
- Putra Specialist Hospital~6.5 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 838 to 854 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 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.
- ⚠️ 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 RM300,000, 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 | RM300,000 | RM300,000 |
| Down payment | RM30,000 | RM90,000 |
| Loan amount | RM270,000 | RM210,000 |
| Stamp duty on transfer (MOT) | RM5,000 | RM24,000 |
| Stamp duty on loan (0.5%) | RM1,350 | RM1,050 |
| Lawyer, sale agreement (incl. 8% SST) | RM4,050 | RM4,050 |
| Lawyer, loan agreement (incl. 8% SST) | RM3,645 | RM2,835 |
| Cash needed before keys | RM44,045 | RM121,935 |
| State consent fee for foreigners | – | Set by each state; ask me for the figure |
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
Is The Heights Residence freehold?
No. It is leasehold.
How much does a unit cost?
EdgeProp records a median transacted price of about RM370 psf over the last 48 months, roughly RM310,000 for an 840 sq ft unit. Asking prices run from about RM225,000 to RM350,000.
Is it near MMU?
Yes. Listings put Multimedia University about 640 metres away.
Can a foreigner buy here?
In Melaka a foreigner can generally buy a strata home priced above RM500,000 (RM1 million for a landed home), with State Authority consent through the Melaka Land and Mines Office (PTG Melaka). The state charges a RM5,000 processing fee and an approval fee of 3% of the price (at least RM30,000), the unit cannot be transferred or leased for five years, and foreign ownership is not allowed in Melaka’s heritage zone. Stamp duty on the transfer of a home is a flat 8% for foreign buyers from 1 January 2026. Every price here is below RM500,000, so units are not open to foreign buyers.
Berapa harga The Heights Residence Ayer Keroh?
Harga transaksi median kira-kira RM370 sekaki persegi (EdgeProp). Harga yang diminta sekitar RM225,000 hingga RM350,000. Sewa kebanyakannya RM1,000 hingga RM1,500 sebulan.
The Heights Residence 爱极乐价格多少？
根据EdgeProp，成交中位价约每平方尺RM370；目前挂牌价约RM22.5万至RM35万，月租多在RM1,000至RM1,500之间。
Which schools are near The Heights Residence?
On map data, the nearest schools are SMS Muzaffar Syah (~600 m), SMK Bukit Baru (~1.0 km), Integrated Islamic School Melaka (~1.2 km). Distances are straight-line from the building.
Is there a train or bus station near The Heights Residence?
Map data shows no train or bus station within about 4 km, so most residents drive or use e-hailing.
What is the nearest hospital and mall to The Heights Residence?
The nearest hospital on map data is Pantai Hospital (~1.3 km), and the nearest mall is AEON Mall Ayer Keroh (~1.7 km).
How much cash do I need to buy at The Heights Residence?
For a unit at RM300,000,, a Malaysian buyer with a 90% loan needs about RM2,835 before getting the keys, covering the down payment, stamp duty and legal fees. A foreign buyer with a 70% loan needs about RM44,045, before the state consent fee. The full table is in "What buying here costs in 2026".
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View project →Get the current price list and units available at The Heights Residence
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.