Aliff Harmoni @ Tampoi

It is a mixed-use development in Tampoi, Johor Bahru, marketed by agents under the name of the road and precinct it sits in. On the developer’s own channel it is called Amora Park, and the developer is Astaka Padu Sdn Bhd.

The developer describes it as an integrated masterplan comprising park living, a serviced residence, a boulevard and a wellness mall. That description is, as of the date on this page, the entire published specification.

When you ask for documents, ask under the developer’s name rather than the marketing name. A booking form, a licence or an approval issued under a marketing name is a document you have no way of verifying.

Astaka Padu Sdn Bhd, a 99.99%-owned subsidiary of Astaka Holdings Limited, listed on the SGX Catalist board as 42S. Its Johor portfolio is real and you can go and look at it: The Astaka @ One Bukit Senyum, twin residential towers of 70 and 65 storeys with 435 freehold units, completed 2018; Menara MBJB, the 15-storey Grade A office tower built as the Johor Bahru City Council headquarters; Bukit Pelali, a 363-acre township at Pengerang; Aliva @ Mount Austin; and Arden @ One Bukit Senyum, where the Astaka–Kimlun joint venture started construction on 19 May 2025.

So this is not an unknown developer. It has delivered a landmark building in this city, which is more than many of the names selling in Johor Bahru right now can say.

That is exactly why the next answer matters, and why I would not let anyone take a deposit from you until they have answered it.

It means you need to read two of the company’s own announcements before you commit anything. On 16 July 2026, Astaka Holdings obtained shareholder approval at an extraordinary general meeting for the proposed disposal of the group’s property development division; the company states that upon completion its business profile will change significantly and it will no longer derive revenue or earnings from the disposed business. On 31 July 2026 the board announced it expects a consolidated net loss for the first half of 2026, attributed mainly to the property development division, with full results due on or before 14 August 2026, and expressly advised shareholders and potential investors to exercise caution. A share consolidation is also proposed.

What that does not mean: it does not mean the Tampoi project is abandoned, and it does not retroactively make The Astaka or Menara MBJB less well built. Malaysian buyers of licensed housing accommodation also have the statutory protections — progressive payments released against certified construction stages and a defect liability period — which sit with the developer entity, not with the listed parent’s share price.

What it does mean: the entity behind your future sale and purchase agreement is inside a division that its listed parent has resolved to sell. Before you pay a booking fee, ask in writing who will own Astaka Padu on completion of the disposal, who carries the delivery obligation and the defect liability under your SPA, and what happens to the project if the disposal completes mid-construction. Also ask for the developer licence and advertising permit numbers, because neither has been published. A licensed developer will answer all of that. Anyone who tells you the question is unnecessary has told you something useful about themselves.

None of it has been published. No unit count, no block count, no storey count, no layout schedule, no floor area range, no expected completion date.

You will find all of those numbers in agent material, stated with a precision that is not backed by anything I can trace to the developer. I have left them off this page on purpose. A figure you cannot check is worse than no figure, because it lets you feel informed while you are not.

When the developer releases a specification sheet and a floor plan set, this page gets rewritten the same week and the numbers go in with their source attached. If you want to be told the moment that happens, message me and I will put you on the list — no obligation, and I will not chase you.

Agent listings say freehold. No developer publication states the tenure, so I am not putting freehold in the fact table on this page.

The reason I am strict about this is that tenure is the one thing you cannot renegotiate later. Taman Damansara Aliff as a township is generally described as freehold, and that may well carry through to this parcel — but a township-level description is not a title search, and a marketing line is not a title search either.

The correct source is the land title for the specific lot, plus the tenure clause in the sale and purchase agreement. Ask for both. If the answer is freehold, it costs the developer nothing to say so in writing.

No price list has been published, and there is no developer channel on which one could be published.

I am not going to repeat the price points circulating in agent material. At pre-launch those are almost always indicative rather than contractual, they move between the teaser and the launch, and quoting them here would give you a false anchor for a negotiation you have not started yet.

I get price lists direct from developers, and when this one is released I will send it to you unedited, with the payment schedule and the rebate structure alongside it, so you can see the net figure rather than the headline one. Message me and tell me the size and budget you are working to.

In principle yes, but only above the price floor, and Tampoi gets no special treatment. Johor sets a minimum purchase price of RM1,000,000 for strata property bought by a non-citizen, and state consent is required. The relaxed foreign-ownership arrangements that apply inside the Medini zone in Iskandar Puteri have nothing to do with Tampoi.

Budget for the extras as well: the Johor foreign buyer levy, 3% of the price or RM30,000 whichever is higher, since 1 July 2025 — and the minimum is RM50,000, not RM30,000, where the property is a serviced residence transacted below RM1 million. One of the four masterplan components here is a serviced residence and no prices have been published, so ask which category and which price band before you assume RM30,000; above a RM1,000,000 price the 3% exceeds either minimum. There is also the flat 8% stamp duty applying to non-citizens since 1 January 2026. On a RM1 million purchase that is roughly RM30,000 of levy plus RM80,000 of stamp duty before legal fees.

The practical point for this project specifically: suburban Tampoi stock has historically been priced well below RM1 million. If that holds here, a large part of the scheme may simply be unavailable to a foreign buyer. Until the price list exists, nobody can tell you which units clear the threshold — and anyone who tells you otherwise is guessing with your deposit.

It reads as a reason to be specific rather than a reason to panic. NAPIC’s Q3 2025 data put Johor’s completed unsold serviced apartments at roughly 9,000 units, the largest of any state and more than half the national total at the time; by Q1 2026 the national figure had risen to about 19,000 completed unsold serviced apartments worth roughly RM16.5 billion. That backlog is the residue of the Iskandar building cycle, and a serviced residence component in Tampoi is being added into that market, not into a different one.

Three consequences, in the order they will reach you. Resale liquidity: the deeper the standing unsold supply in your district, the longer your eventual marketing period and the softer your price, because your competition includes developers who can discount and furnish in ways an individual seller cannot. Rent: Tampoi’s tenant demand is domestic — industrial and commercial employment, families, students — not cross-border commuters, so it is steadier than the city centre but also shallower; a large new serviced-apartment block landing in a suburban rental pool moves the rent for everyone in it, including you. Bank valuation: valuers work from recent comparable transactions, and in a district carrying visible unsold stock a weak set of comparables can produce a valuation below your purchase price, with the shortfall payable by you in cash at drawdown.

None of this is an argument against Tampoi, which is a functioning township with real occupiers rather than an investor dormitory. It is an argument for knowing the unit count before you buy — which, on this project, nobody currently does. Check the latest NAPIC quarterly release yourself, and ask me for the current rental and resale listings within two kilometres before you sign anything.

Because the developer has published almost nothing, and I write what I can source. My other pages carry unit counts, storey counts, floor plans and licence numbers because the developers put them on their own websites and I could check them.

The alternative was to fill this page with agent copy dressed up as research. That would have made it look more useful and made it less useful. Anyone can rewrite a brochure; what you are paying an agent for is the part where someone tells you the brochure does not exist yet.

Here is what I will do instead. I will put your questions to a licensed representative in writing, get the developer licence and advertising permit numbers, ask for the tenure and the completion date in the SPA, and ask what happens to the development entity when Astaka Holdings’ disposal of its property development division completes. When the answers come back, you get them as they were sent to me. Message me and tell me what you actually need to know.