Larkin, Johor • Serviced Residence
Amberwood Resort Residence is a 824-unit serviced apartment by Chin Hin Property (Affluent Craft Sdn Bhd) in Larkin, Johor Bahru, spread across two 26-storey towers on a 3.49-acre parcel. Every unit…
Foreign buyers judge value in the units they buy at home. Convert the asking price and the price per unit of area.
Price from
S$109,550
Price per unit of area
S$195.63 / sq ft
Indicative only, at rates as of 12 August 2026 · Bank Negara Malaysia and market mid-rates
The short answer first — then dig into photos, price and risk below.
Amberwood Resort Residence is a leasehold serviced residence in Larkin, Johor, by Affluent Craft Sdn Bhd (Chin Hin Property), priced from RM 350,000 (560 - 872 sqft), with an estimated gross rental yield of 3.8%–4.4%. Lewis Chong rates it 8.1/10 — a buy-worthy shortlist candidate. Worth shortlisting if the latest nett price, layout and rent evidence still check out.
Investor. Entry budget / Transit access / Own stay.
Check the floor plans first, then use the photos to judge facade, facilities and surroundings before you commit to a viewing.
Select Floor Plan Type
Type A • Floor / layout plan
Floor / layout plan reference.
Request current layout options, size range, facing, floor level, and available unit stack.
Check the practical details first before reading the deeper investment view.
Cross-check these details against the developer's brochure before you book a viewing.
Project Name
Location
Developer
Tenure
Price From
Built-up Range
Bedrooms
Total Units
Nearest MRT / LRT
Nearest Mall
| Project Name | Amberwood Resort Residence |
|---|---|
| Location | Larkin, Johor |
| Developer | Affluent Craft Sdn Bhd (Chin Hin Property) |
| Tenure | Leasehold |
| Price From | RM 350,000 |
| Built-up Range | 560 - 872 sqft |
| Bedrooms | 1 - 3 |
| Total Units | 824 units (2 towers, 26 storeys) |
| Nearest MRT / LRT | Bukit Chagar RTS Station (8.5 km) and JB CIQ (9.5 km) |
| Nearest Mall | Angsana Mall Johor Bahru (2.6 km) |
A clean first scan of the project before you compare package, layout and risk.
824-unit serviced apartment across two 26-storey towers by Chin Hin Property, Larkin, Johor Bahru
Leasehold development on a 3.49-acre parcel with smart home technology in every unit
GreenRE green building certified with a dedicated pickleball court and Speed-Ramp parking
1+1 to 3+1 bedroom layouts from 560 to 872 sqft (Types A, B, C)
About 10 minutes to JB CIQ and the upcoming RTS Bukit Chagar station
Use these numbers as a shortlist guide for unit comparison.
| Unit type | Built-up | Bed·Bath | Price | Est. monthly | Best for | Action |
|---|---|---|---|---|---|---|
| Type A | 560 sq ft | 1 / 1 | Ask Lewis | – | First-home buyerRental investor | Ask about this type |
| Type B | 721 sq ft | 2 / 2 | Ask Lewis | – | First-home buyerSmall family | Ask about this type |
| Type C | 872 sq ft | 3 / 2 | Ask Lewis | – | Small familyUpgrader | Ask about this type |
*Estimates based on 90% loan, 4.2% p.a., 35 years. Prices are indicative — confirm latest with Lewis.
Recalculate with my numbers →A simple stress test factoring in vacancy buffer, rental guide and monthly holding guide.
Scenario
Monthly Rent
Cash Gap
Gross Yield
Vacancy Buffer
Monthly Holding
What it means
Scenario
Monthly Rent
Cash Gap
Gross Yield
Vacancy Buffer
Monthly Holding
What it means
Scenario
Monthly Rent
Cash Gap
Gross Yield
Vacancy Buffer
Monthly Holding
What it means
| Scenario | Monthly Rent | Gross Yield | Vacancy Buffer | Monthly Holding | Cash Gap | What it means |
|---|---|---|---|---|---|---|
| Conservative | RM 1,100 | 3.8% | 2 months / year | RM 1,729 | -RM 812 | Stress-test case. Use this when you want more buffer for vacancy, furnishing and rental competition. |
| Balanced | RM 1,200 | 4.1% | 1 month / year | RM 1,729 | -RM 629 | Base planning case. Useful for checking whether the project still feels comfortable after normal vacancy buffer. |
| Optimistic | RM 1,300 | 4.5% | 0.5 month / year | RM 1,729 | -RM 483 | Upside case. Only use after checking strong furnished rental evidence and tenant demand. |
This is a decision guide, not a guaranteed return. It excludes personal tax, insurance, special assessment and future rate changes.
Rent figures are benchmark estimates pending verification against current nearby listings and Brickz / EdgeProp / NAPIC transaction evidence — this site does not invent transacted prices.
Confirm nett price, rebate and booking terms before paying.
RM 35,000 down payment + RM 24,500 upfront buffers
The cash buffer figure shown in the calculator below already includes these upfront buffers.
Instalment assumes 90% margin, 4.2% p.a., 35 years — indicative of the current Bank Negara OPR environment; confirm actual rates with your bank.
Quick guide only. Lewis can help check a more realistic bank package before you book.
Estimated instalment
RM 1,433
Maintenance guide
RM 196
Sinking fund guide
RM 20
Assessment & quit rent guide
RM 80
Monthly holding guide
RM 1,729
Cash buffer guide
RM 50,750
Instalment assumes 90% margin, 4.2% p.a., 35 years — indicative of the current Bank Negara OPR environment; confirm actual rates with your bank.
Compare asking prices of nearby new launches in the same area and state for market context.
| Project | Property Type | Tenure | Price From |
|---|---|---|---|
| Amberwood Resort ResidenceCurrent | Serviced Residence | Leasehold | RM 350,000 |
| Paragon Gateway | Serviced Residence | Freehold | RM 348,000 |
| Aliff Heights / Residensi Mutiara Indah | Serviced Residence | Freehold | RM 355,000 |
| Clover 3 | Condominium | Leasehold | RM 360,000 |
| Sakura Garden | Condominium | Freehold | RM 338,000 |
Use this as a viewing checklist. Confirm exact travel time with Google Maps or Waze on your actual viewing day.
Nearest MRT / LRT
Bukit Chagar RTS Station (8.5 km) and JB CIQ (9.5 km)
Nearest mall
Angsana Mall Johor Bahru (2.6 km)
Nearest hospital
KPJ Puteri Specialist Hospital (3.7 km)
Lewis's honest take: overall score, realistic rental yield, the main risks, and which alternatives to compare before you decide.
Worth shortlisting if the latest nett price, layout and rent evidence still check out.
Suitable for
Avoid if
May not suit buyers who need to move in immediately or inspect the exact completed unit.
May not suit buyers who only want freehold tenure.
Risk
Low-Medium
Holding Period
5-8 years
Confidence
8.3/10
Lewis's screening model
8.1/10
Scored by the same model across every project on this site — price, tenure, location and rental demand. A screening aid, not a personal valuation.
Relative Value
Whether the entry price is justified by location quality, rental support, supply risk control and resale audience.
8.0/10
Location Score
Area strength, amenity depth, maturity and daily convenience.
8.7/10
Rental Demand
Tenant depth from jobs, lifestyle, education, medical, rail and city demand.
8.8/10
Accessibility
Rail, road, commute and practical access signals from public information and maps.
7.8/10
Future Growth
Infrastructure, commercial development, township maturity and growth catalysts.
7.0/10
Supply Risk Control
Higher score means healthier control against nearby competing supply.
7.2/10
Liquidity
Estimated resale audience depth and ability to exit later.
8.2/10
Score is a value-first Lewis framework using brochure facts, public map/infrastructure signals, rental-source checks, supply-risk control and market-source verification. A low price alone does not create a high score.
The score is not a decoration. Each factor points to what must be verified before booking.
Factor
Score
Why it matters
What to verify next
Factor
Score
Why it matters
What to verify next
Factor
Score
Why it matters
What to verify next
Factor
Score
Why it matters
What to verify next
Factor
Score
Why it matters
What to verify next
Factor
Score
Why it matters
What to verify next
Factor
Score
Why it matters
What to verify next
| Factor | Score | Why it matters | What to verify next |
|---|---|---|---|
| Relative Value | 8.0/10 | Whether the entry price is justified by location quality, rental support, supply risk control and resale audience. | Compare price against location quality, rent support, supply risk and resale audience before treating it as a good deal. |
| Location Score | 8.7/10 | Area strength, amenity depth, maturity and daily convenience. | Check daily route, surrounding amenities, road access and actual neighbourhood feel. |
| Rental Demand | 8.8/10 | Tenant depth from jobs, lifestyle, education, medical, rail and city demand. | Compare current PropertyGuru, iProperty and SPEEDHOME rental listings before relying on the estimate. |
| Accessibility | 7.8/10 | Rail, road, commute and practical access signals from public information and maps. | Verify Google Maps or Waze travel time during peak hour, not only brochure distance. |
| Future Growth | 7.0/10 | Infrastructure, commercial development, township maturity and growth catalysts. | Check MRT Corp, DBKL, developer masterplans and latest area development news. |
| Supply Risk Control | 7.2/10 | Higher score means healthier control against nearby competing supply. | Compare nearby launches, completed stock, rental competition and density before booking. |
| Liquidity | 8.2/10 | Estimated resale audience depth and ability to exit later. | Check Brickz, EdgeProp and comparable resale supply so the exit audience is realistic. |
Expected rental
RM 1,100 - RM 1,300
Estimated yield
3.8% - 4.4%
Tenant profile
Investor
Estimate only. Confirm current furnished rent, vacancy buffer, maintenance fee and competing completed supply before booking. Updated: September 2026.
824-unit serviced apartment across two 26-storey towers by Chin Hin Property, Larkin, Johor Bahru Leasehold development on a 3.49-acre parcel with smart home technology in every unit GreenRE green building certified with a dedicated pickleball court and Speed-Ramp parking
824-unit serviced apartment across two 26-storey towers by Chin Hin Property, Larkin, Johor Bahru
Leasehold development on a 3.49-acre parcel with smart home technology in every unit
GreenRE green building certified with a dedicated pickleball court and Speed-Ramp parking
1+1 to 3+1 bedroom layouts from 560 to 872 sqft (Types A, B, C)
About 10 minutes to JB CIQ and the upcoming RTS Bukit Chagar station
May not suit buyers who need to move in immediately or inspect the exact completed unit.
Traffic and actual travel time should be checked during weekday peak hour.
Final package, rebate, car park allocation and legal fee support can change without notice.
Rental estimate should be checked against current completed supply nearby.
Construction timeline and VP date should be reconfirmed with the developer.
Leasehold tenure and remaining lease details should be checked before booking.
Aville Residences / Residensi Permata Indah
Similar budget range, useful for comparing entry price and monthly commitment.
Mutiara Austin Residence
Similar budget range, useful for comparing entry price and monthly commitment.
Mutiara Austin Residence Phase 2
Similar budget range, useful for comparing entry price and monthly commitment.
Common buyer questions, related projects and a shorter enquiry form for next-step checks.
Amberwood Resort Residence is currently verified from RM 350,000 for the 560 sqft Type A layout. Pricing, rebates, packages, and unit availability can change, so WhatsApp Lewis for the latest checked information.
Amberwood Resort Residence offers three layouts: Type A (560 sqft, 1+1 bedroom, 1 bathroom), Type B (721 sqft, 2+1 bedroom, 2 bathrooms) and Type C (872 sqft, 3+1 bedroom, 2 bathrooms), across 824 units in two 26-storey towers.
Amberwood Resort Residence can be reviewed for both own-stay and investment purposes by comparing its Larkin, Johor Bahru location, smart home layouts, resort-style facilities, transport access, and expected tenant or resale demand.
Yes. Lewis can compare Amberwood Resort Residence with similar projects by price per square foot, layout efficiency, loan affordability, developer package, completion timeline, and exit strategy.
Amberwood Resort Residence is a leasehold serviced residence in Larkin, Johor, by Affluent Craft Sdn Bhd (Chin Hin Property), priced from RM 350,000 (560 - 872 sqft), with an estimated gross rental yield of 3.8%–4.4%. Lewis Chong rates it 8.1/10 — a buy-worthy shortlist candidate. YES. Worth shortlisting if the latest nett price, layout and rent evidence still check out.
Amberwood Resort Residence has a Lewis Investment Score of 8.1/10 based on relative value, rental demand, supply risk control, liquidity, location quality, accessibility and future growth. Low price alone does not make a project top tier.
Ask Lewis to verify current nearby rental listings as the starting rental check, then compare maintenance, vacancy and furnishing cost before making an investment decision.
The current framework labels the project risk as Low-Medium. The final risk depends on latest nett price, unit selection, competing supply and rental evidence.
Amberwood Resort Residence is most suitable for Investor, First-Time Buyer, Own-Stay Buyer, Transit-Focused Buyer.
Amberwood Resort Residence may not suit Short-Term Flipper, Buyer needing immediate move-in, Freehold-only buyer.
The exit strategy is to buy a unit with clear resale audience, practical layout, sensible entry price and rental demand that can still compete with nearby completed projects.
Buyers comparing Amberwood Resort Residence usually also look at Aville Residences / Residensi Permata Indah (from RM 374,000), Mutiara Austin Residence (from RM 445,000) and Mutiara Austin Residence Phase 2 (from RM 468,000). The better choice depends on budget, area and purpose — compare by Lewis Score, commute, rent evidence, maintenance and layout.
Check Brickz, EdgeProp and NAPIC evidence for actual transaction range, completed comparable prices and supply trend before relying on asking price.
The suggested holding period is 5-8 years, subject to loan comfort, vacancy buffer, market cycle and personal exit plan.
Partially — the Johor foreign-buyer minimum is RM 1,000,000, so foreign buyers must choose units priced at or above that level; entry units from RM 350,000 are below it. State Authority Consent and the flat 8% foreign stamp duty still apply.
Foreign buyers pay a flat 8% stamp duty on the purchase price (effective 1 January 2026 under Budget 2025/2026, replacing the graduated 1%–4% citizen scale) — on an entry price of RM 350,000 that is roughly RM 28,000. Malaysian permanent residents (PR) continue to enjoy standard citizen rates.
Amberwood Resort Residence can suit own-stay buyers comparing Larkin because it offers serviced residence options RM 350,000, with leasehold tenure and layouts around 560 - 872 sqft.
For investment, compare Amberwood Resort Residence against nearby completed rental supply, realistic furnishing cost, maintenance fee and tenant demand before booking.
Ask for latest nett price, rebate, package validity, available unit stack, car park allocation, maintenance estimate, floor plan and loan comfort check.
Lewis Chong, REN 69566 under IQI Global, can help compare latest package, floor plan, loan comfort, rental logic and alternatives.
The nearest MRT/LRT reference is Bukit Chagar RTS Station (8.5 km) and JB CIQ (9.5 km). Confirm actual walking distance and any covered link before relying on transit access.
The nearest mall reference is Angsana Mall Johor Bahru (2.6 km), along with Angsana Mall Johor Bahru (2.6 km) and Larkin Sentral bus terminal (3.9 km). Confirm current retail, school and healthcare access before booking.
Yes. WhatsApp Lewis to request current layout types, size options, facing, floor level, available unit stack and floor plan images where available.
Ask for the latest nett price, rebate, car park allocation, legal package, booking terms and availability before paying any booking fee.
Yes. Share your budget, income range, commitments and preferred loan margin so the monthly instalment and cash needed can be estimated before viewing.
Get price list, floor plans — or book a viewing
Enter your details and Lewis sends the latest price list, floor plans and rental-yield notes on WhatsApp. Usually within ~15 min (9am–9pm).
Prefer to chat directly? WhatsApp Lewis
Compare these before booking so you can check price, area, risk and rental logic side by side.
Similar budget range, useful for comparing entry price and monthly commitment.
Similar budget range, useful for comparing entry price and monthly commitment.
Similar budget range, useful for comparing entry price and monthly commitment.
