Persiaran Aliff Harmoni Utama, Tampoi, Johor Bahru, Johor • Serviced Residence
Amora Park @ Aliff Harmoni is a freehold mixed-use development along Persiaran Aliff Harmoni Utama in Tampoi, Johor Bahru, by Astaka Padu, spanning 4 integrated plots — Residences, Boulevard,…
The short answer first — then dig into photos, price and risk below.
Amora Park @ Aliff Harmoni, Tampoi is a freehold serviced residence in Persiaran Aliff Harmoni Utama, Tampoi, Johor Bahru, Johor, by Astaka Padu, with layouts around 990 - 2,235 sqft, completing Q4 2030 (Residences); 2029 (Boulevard), with an estimated gross rental yield of 3.4%–4.0%. Lewis Chong rates it 7.1/10 — a conditional buy. Worth studying, but only after confirming transaction evidence, rent, supply and unit selection.
Own-Stay Buyer. Long-term holding / Own stay.
Check the floor plans first, then use the photos to judge facade, facilities and surroundings before you commit to a viewing.
Gallery
Project visual reference.
Select Floor Plan Type
Type A1 • Floor / layout plan
990 sqft — 3 bedrooms, 1 bathroom, no balcony
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
Completion Year
Price From
Built-up Range
Bedrooms
Total Units
Nearest Mall
| Project Name | Amora Park @ Aliff Harmoni, Tampoi |
|---|---|
| Location | Persiaran Aliff Harmoni Utama, Tampoi, Johor Bahru, Johor |
| Developer | Astaka Padu |
| Tenure | Freehold |
| Completion Year | Q4 2030 (Residences); 2029 (Boulevard) |
| Price From | Contact for Pricing |
| Built-up Range | 990 - 2,235 sqft |
| Bedrooms | 3 - 4 |
| Total Units | 617 (Residences) + 44 (Boulevard Shoplots) |
| Nearest Mall | Capital 21 Mall — directly adjacent |
A clean first scan of the project before you compare package, layout and risk.
Freehold mixed-use development on Persiaran Aliff Harmoni Utama, Tampoi, Johor Bahru — 4 integrated plots: Residences, Boulevard, Wellness Mall and Education Hub
Amora Serviced Residence: twin towers, Tower A (48 storeys) & Tower B (45 storeys), 617 units
5 layouts from 990-2,235 sqft — Type A1/A2 (3BR), Type B1/B2 (3BR dual-key) and Type C (4BR penthouse)
Level 10 podium facilities: 50m infinity pool, floating gym, kids beach pool, indoor pickleball, yoga room and sky gardens on both towers
Amora Boulevard: 44 freehold shoplot units (3- and 4-storey, individual title), 250 car parks
Strategic location at the intersection of Jalan Tampoi and the Pasir Gudang Highway, directly adjacent to Capital 21 Mall
Use these numbers as a shortlist guide for unit comparison.
Pricing not published yet — WhatsApp Lewis for the latest price list
Quick guide only. Lewis can help check a more realistic bank package before you book.
Estimated instalment
RM 2,866
Maintenance guide
RM 347
Sinking fund guide
RM 35
Assessment & quit rent guide
RM 84
Monthly holding guide
RM 3,332
Cash buffer guide
RM 101,500
Instalment assumes 90% margin, 4.2% p.a., 35 years — indicative of the current Bank Negara OPR environment; confirm actual rates with your bank.
Use this as a viewing checklist. Confirm exact travel time with Google Maps or Waze on your actual viewing day.
Nearest mall
Capital 21 Mall — directly adjacent
Nearest commercial hub
Tampoi Industrial Park — nearby commercial catchment
Lewis's honest take: overall score, realistic rental yield, the main risks, and which alternatives to compare before you decide.
Worth studying, but only after confirming transaction evidence, rent, supply and unit selection.
Suitable for
Avoid if
May not suit buyers who need confirmed walking distance to rail transit.
May not suit buyers who need to move in immediately or inspect the exact completed unit.
Risk
Low-Medium
Holding Period
5-8 years
Confidence
7.0/10
Lewis's screening model
7.1/10
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.
6.7/10
Location Score
Area strength, amenity depth, maturity and daily convenience.
7.7/10
Rental Demand
Tenant depth from jobs, lifestyle, education, medical, rail and city demand.
7.0/10
Accessibility
Rail, road, commute and practical access signals from public information and maps.
6.5/10
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.
7.5/10
Liquidity
Estimated resale audience depth and ability to exit later.
7.0/10
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 | 6.7/10 | 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 | 7.7/10 | Area strength, amenity depth, maturity and daily convenience. | Check daily route, surrounding amenities, road access and actual neighbourhood feel. |
| Rental Demand | 7.0/10 | 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 | 6.5/10 | 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 | 7.5/10 | Higher score means healthier control against nearby competing supply. | Compare nearby launches, completed stock, rental competition and density before booking. |
| Liquidity | 7.0/10 | 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 2,000 - RM 2,350
Estimated yield
3.4% - 4.0%
Tenant profile
Own-Stay Buyer
Estimate only. Confirm current furnished rent, vacancy buffer, maintenance fee and competing completed supply before booking. Updated: August 2026 · brochure completion reference: Q4 2030 (Residences); 2029 (Boulevard).
Freehold mixed-use development on Persiaran Aliff Harmoni Utama, Tampoi, Johor Bahru — 4 integrated plots: Residences, Boulevard, Wellness Mall and Education Hub Amora Serviced Residence: twin towers, Tower A (48 storeys) & Tower B (45 storeys), 617 units 5 layouts from 990-2,235 sqft — Type A1/A2 (3BR), Type B1/B2 (3BR dual-key) and Type C (4BR penthouse)
Freehold mixed-use development on Persiaran Aliff Harmoni Utama, Tampoi, Johor Bahru — 4 integrated plots: Residences, Boulevard, Wellness Mall and Education Hub
Amora Serviced Residence: twin towers, Tower A (48 storeys) & Tower B (45 storeys), 617 units
5 layouts from 990-2,235 sqft — Type A1/A2 (3BR), Type B1/B2 (3BR dual-key) and Type C (4BR penthouse)
Level 10 podium facilities: 50m infinity pool, floating gym, kids beach pool, indoor pickleball, yoga room and sky gardens on both towers
Amora Boulevard: 44 freehold shoplot units (3- and 4-storey, individual title), 250 car parks
May not suit buyers who need confirmed walking distance to rail transit.
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.
Likely target audience: local own-stay families, upgraders or practical renters in the surrounding area.
Common buyer questions, related projects and a shorter enquiry form for next-step checks.
Amora Park is developed by Astaka Padu on a freehold site along Persiaran Aliff Harmoni Utama, Tampoi, Johor Bahru. The development spans 4 integrated plots: Amora Serviced Residence, Amora Boulevard, a Wellness Mall and an Education Hub.
Yes. Both the residential towers (Amora Serviced Residence) and the commercial shoplots (Amora Boulevard) sit on freehold, individual titles.
5 layouts across twin towers: Type A1 (990 sqft, 3 bedrooms), Type A2 (1,050 sqft, 3 bedrooms with balcony), Type B1 (1,290 sqft, 3-bedroom dual-key), Type B2 (1,455 sqft, 3-bedroom dual-key with balcony) and Type C (2,235 sqft, 4-bedroom luxury penthouse).
The residential towers (Amora Serviced Residence) are expected to complete around Q4 2030 (48 months), while the Amora Boulevard commercial shoplots are targeted for 2029.
It may suit buyers comparing freehold twin-tower residences in Tampoi, Johor Bahru with strong podium facilities (50m infinity pool, floating gym, sky gardens) and dual-key layouts for rental flexibility, as well as investors eyeing the adjoining freehold Amora Boulevard shoplots. Lewis can help you compare the latest package, layout, rental angle and holding cost before you decide.
Amora Park @ Aliff Harmoni, Tampoi is a freehold serviced residence in Persiaran Aliff Harmoni Utama, Tampoi, Johor Bahru, Johor, by Astaka Padu, with layouts around 990 - 2,235 sqft, completing Q4 2030 (Residences); 2029 (Boulevard), with an estimated gross rental yield of 3.4%–4.0%. Lewis Chong rates it 7.1/10 — a conditional buy. CONDITIONAL. Worth studying, but only after confirming transaction evidence, rent, supply and unit selection.
Amora Park @ Aliff Harmoni, Tampoi has a Lewis Investment Score of 7.1/10 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.
Amora Park @ Aliff Harmoni, Tampoi is most suitable for Own-Stay Buyer.
Amora Park @ Aliff Harmoni, Tampoi may not suit Short-Term Flipper, Buyer needing immediate move-in.
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 Amora Park @ Aliff Harmoni, Tampoi usually also look at The Astaka @ One Bukit Senyum, SKS Pavillion Residences and Paragon Signature Suites. 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.
Foreign buyers can purchase units meeting the Johor foreign-buyer minimum threshold of RM 1,000,000. Confirm current available unit pricing and State Authority Consent requirements with Lewis.
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). Malaysian permanent residents (PR) continue to enjoy standard citizen rates.
Amora Park @ Aliff Harmoni, Tampoi can suit own-stay buyers comparing Persiaran Aliff Harmoni Utama, Tampoi, Johor Bahru because it offers serviced residence options Contact for Pricing, with freehold tenure and layouts around 990 - 2,235 sqft.
For investment, compare Amora Park @ Aliff Harmoni, Tampoi 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.
WhatsApp Lewis to verify the nearest MRT/LRT station and walking distance. Confirm actual walking distance and any covered link before relying on transit access.
The nearest mall reference is Capital 21 Mall — directly adjacent, along with Capital 21 Mall — directly adjacent and Angsana Mall & Paradigm Mall — nearby. 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
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Compare these before booking so you can check price, area, risk and rental logic side by side.
Johor
Contact for Pricing
Same freehold tenure, useful for comparing long-term holding logic.
Johor
Contact for Pricing
Same freehold tenure, useful for comparing long-term holding logic.
Same freehold tenure, useful for comparing long-term holding logic.
