Tampoi, Johor Bahru · Completed 2016 · Subsale
The Aliff Residences
Three blocks of 535 leasehold condominium units off Jalan Tampoi, with layouts from 560 to 1,108 sq ft and an EdgeProp median of RM415 psf over 48 months.
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The Aliff Residences 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 Aliff Residences
Also listed as Alif Utama; in the Damansara Aliff area of Tampoi
Address
Jalan Tahana
81200 Johor Bahru (PropertyGuru and iProperty); EdgeProp gives off Jalan Tampoi
Tenure
Leasehold
PropertyGuru and iProperty; the lease term is not published
Completed
2016
PropertyGuru and iProperty
Blocks
3 blocks
PropertyGuru and iProperty; floor counts are not published
Units
535
PropertyGuru, iProperty and EdgeProp agree
Layouts
560–1,108 sq ft
PropertyGuru
Foreign buyers
Generally not eligible
Asking prices are well below RM1 million
Why this address
Four things buyers weigh at The Aliff Residences
An entry-priced condominium in Tampoi with a long facility list. Here is the case, and the catch.
Lower entry prices
PropertyGuru asking prices start from about RM210,000 to RM230,000, at RM359–484 psf.
Rental demand
EdgeProp puts the implied yield at about 6.05%, and PropertyGuru showed 52 units for rent in October 2026.
A broad facility list
iProperty lists a pool, wading pool, gym, sauna, basketball court, nursery, laundry, yoga room and surau.
What to weigh: leasehold, and records differ on the developer
Tenure is leasehold and the remaining lease is not published. PropertyGuru and iProperty name SKS Group, while EdgeProp names MB Land Sdn Bhd. Check the title and lease term before you offer.
The development
The Aliff Residences, decoded
Three blocks of condominium units on leasehold land off Jalan Tampoi, Johor Bahru.
Facilities
As listed by iProperty and PropertyGuru.
Water
Pools
- Swimming pool
- Wading pool
Active
Sports and fitness
- Gymnasium
- Basketball court
- Yoga room
- Sauna
Residents
Shared spaces
- Clubhouse
- Multi-purpose hall
- Nursery
- Playground
- BBQ area
- Laundry
- Cafe and retail shops
- Surau
- 24-hour security
Where the project is now
Price and rent by layout
What each layout is asking at The Aliff Residences
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 |
|---|---|---|---|---|
| – | about 500–600 sq ft | RM230,000–260,000 | – | 6 |
| – | about 900–1,000 sq ft | RM345,000–458,000 | RM1,800/mo | 11 |
| – | about 1,000–1,100 sq ft | – | RM1,900–2,000/mo | 7 |
| – | about 1,100–1,200 sq ft | RM415,000–470,000 | RM2,000–2,500/mo | 10 |
| – | about 1,200–1,300 sq ft | – | RM2,000–2,200/mo | 3 |
| – | about 1,300–1,400 sq ft | – | RM2,000/mo | 3 |
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 The Aliff Residences sits
Jalan Tahana, off Jalan Tampoi, 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 |
|---|---|---|
| Transacted price median, last 48 months | RM415 psf · typical RM395–441 psf | EdgeProp project page, Oct 2026 |
| Asking price for sale, all sizes | About RM210,000–630,000 · RM359–484 psf | PropertyGuru building page, Oct 2026 |
| Asking rent whole units | From about RM1,500 a month | PropertyGuru building page, Oct 2026 |
The transacted row is EdgeProp’s record of completed sales over 48 months; EdgeProp puts the implied yield at about 6.05%. Sale and rent rows are asking prices seen on PropertyGuru in October 2026 (60 for sale, 52 for rent), not transactions.
Track record
About SKS Group
PropertyGuru and iProperty name SKS Group as the developer of The Aliff Residences, while EdgeProp records MB Land Sdn Bhd; records differ.
Around the building
What is near The Aliff Residences
The closest places on the map, measured in a straight line from the building. Driving distances are longer.
🚉 Getting around
- Larkin Central~3.0 km
- Kempas Baru~3.1 km
🛍️ Malls
- Angsana Johor Bahru Mall~2.0 km
- Paragon Market Place~2.8 km
- SKS City Mall Larkin (Larkin Junction)~3.2 km
🎓 Schools
- SK Taman Damansara Aliff~1.0 km
- Sekolah Menengah Kebangsaan Bandar Baru Uda~1.2 km
- SMK Taman Damansara Aliff~1.2 km
- SMK Tasek Utara 2~1.4 km
🏛️ Colleges and universities
- Kolej Vokasional Perdagangan Johor Bahru~1.6 km
- Institut Kemahiran MARA~1.6 km
- Kolej Vokasional (ERT) Azizah~1.9 km
🏥 Hospitals
- Hospital Permai Johor Bahru~2.1 km
- KPJ Puteri Specialist Hospital~3.3 km
- KPJ Johor Specialist Hospital~4.3 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
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.
- ⚠️ 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 RM630,000, 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 | RM630,000 | RM630,000 |
| Down payment | RM63,000 | RM189,000 |
| Loan amount | RM567,000 | RM441,000 |
| Stamp duty on transfer (MOT) | RM12,900 | RM50,400 |
| Stamp duty on loan (0.5%) | RM2,835 | RM2,205 |
| Lawyer, sale agreement (incl. 8% SST) | RM8,154 | RM8,154 |
| Lawyer, loan agreement (incl. 8% SST) | RM7,474 | RM5,954 |
| Cash needed before keys | RM94,363 | RM255,713 |
| 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 535 condominium units in three blocks. PropertyGuru gives built-up sizes from 560 to 1,108 sq ft.
Is The Aliff Residences freehold?
No. PropertyGuru and iProperty record leasehold tenure. The remaining lease is not published, so check it on the title.
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 The Aliff Residences run from about RM210,000 to RM630,000, well below RM1 million, so foreign buyers are generally not eligible here.
How much does a unit rent for?
PropertyGuru listings in October 2026 ask from about RM1,500 a month for a whole unit.
Berapa harga The Aliff Residences?
Harga transaksi median ialah RM415 sekaki persegi (EdgeProp, 48 bulan terakhir). Harga tawaran di PropertyGuru (Oktober 2026) sekitar RM210,000 hingga RM630,000. Pegangan pajakan dan siap pada 2016.
The Aliff Residences 价格多少？租金多少？
根据EdgeProp，过去48个月成交中位价约每平方尺RM415；PropertyGuru（2026年10月）挂牌价约RM21万至RM63万，整间月租约RM1,500起。租赁地契，2016年完工。
Which schools are near The Aliff Residences?
On map data, the nearest schools are SK Taman Damansara Aliff (~1.0 km), Sekolah Menengah Kebangsaan Bandar Baru Uda (~1.2 km), SMK Taman Damansara Aliff (~1.2 km). Distances are straight-line from the building.
Is there a train or bus station near The Aliff Residences?
The nearest stations on map data are Larkin Central (~3.0 km), Kempas Baru (~3.1 km).
What is the nearest hospital and mall to The Aliff Residences?
The nearest hospital on map data is Hospital Permai Johor Bahru (~2.1 km), and the nearest mall is Angsana Johor Bahru Mall (~2.0 km).
How much cash do I need to buy at The Aliff Residences?
For a unit at RM630,000,, a Malaysian buyer with a 90% loan needs about RM5,954 before getting the keys, covering the down payment, stamp duty and legal fees. A foreign buyer with a 70% loan needs about RM94,363, 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 Aliff Residences
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.