M Condominium @ Larkin
Resale listings here run from RM540,000 to RM935,000 — a spread of RM395,000. Floor, facing and condition decide which end you pay. This page lays out price bands, rents, yields and risks across all 1 layout.
🔒 Free, no sign-up · I’ll send you the floor, facing and actual asking price of every unit currently on the market
M Condominium @ Larkin in 30 seconds
M Condominium @ Larkin is a leasehold condominium in Larkin Perdana, Johor Bahru, Malaysia, developed by MB World Group and completed in 2016. It comprises 4 block(s), 22 storeys and 944 units. Address: Jalan Dewata / off Susur Larkin Perdana 2, Taman Larkin Perdana, 80350 Johor Bahru, Johor.
Layouts run 1,100 to 1,100 sq ft across 1 types. As at September 2026, resale listings range RM540,000 – RM935,000, with a mid-market level around RM737,500; transacted PSF sits at RM491–857 psf. Whole-unit rents are RM2,500 – RM3,000 a month, a gross yield of 5.0% – 6.0%. Maintenance: about RM0.22–0.28 per sq ft per month — per September 2026 sale listings, cross-checked across two different agents and two separate units: a 1,006 sq ft unit is quoted at RM220 a month and a 1,068 sq ft unit at RM299. The listings do not state whether the sinking fund is included.
Transport position: about 5–6 km from Bukit Chagar RTS station, roughly a 12–15 minute drive
Official median transacted price (historical reference): RM500,000 (455 psf), period 7 May 2024 – 4 April 2025, source brickz.my (data sourced from NAPIC / JPPH), range RM430,000–550,000. The median for the preceding period (December 2022 to November 2023) was RM460,000 / RM421 psf, an increase of 8% over roughly 18 months. iRumah reports similar figures: the mainstream 3-bedroom 1,068 sq ft layout has a recent median of about RM440 psf, with market pricing of RM470,000–480,000 and a rental yield of 5.87% (5.73% in 2024). iProperty currently shows asking prices of RM440,000–525,000 (RM409–491 psf). What really matters, however, is the auction stock: iRumah's for-sale table is dominated by auction listings — RM356,400 on 13 August 2025, RM370,000 on 2 October 2025, RM430,000 on 15 September 2025, RM396,000 on 12 July 2025, with at least 8 cases in two years, many of them 15–20% below the RM500,000 median. The 2016 launch price was around RM320 psf, giving nominal ten-year growth of roughly 35–42%, which is on the weak side for Johor Bahru. Note: official data lags 6–12 months between transaction and publication. The price and rent tables on this page use agent-corrected figures, about 20% above published data — that is what you would actually pay today.
What kind of project is M Condominium @ Larkin?
Every line below can be checked against the developer and official records. This is a completed 2016 project — you are buying a real unit you can walk into, not a rendering.
- Developer
- MB World GroupSKS Group / MB World Group (formerly Mahabuilders)
- Completed
- 2016Completed · resale stock
- Tenure
- LeaseholdOpen to foreign buyers (min-price rules apply)
- Total units
- 9444 block(s) · 22 storeys
- Layouts
- 1See price table below
- Maintenance
- approx. RM0.22–0.28 psf/monthPer September 2026 sale listings (two agents, two separate units cross-checked); 1,006 sq ft RM220/month, 1,068 sq ft RM299/month. Sinking fund inclusion not stated — confirm with the management office
- Asking PSF
- RM491–857Agent-corrected asking range
- Gross yield
- 5.0–6.0%Whole-unit basis
A Johor-based developer with several projects around Larkin. A mid-tier local developer with moderate brand recognition.
Larkin Perdana — what is around you
Full address: Jalan Dewata / off Susur Larkin Perdana 2, Taman Larkin Perdana, 80350 Johor Bahru, Johor (80350). Location decides who rents from you — and how easily you resell.
🚉 Getting around
- 🚉 RTS / railabout 5–6 km from Bukit Chagar RTS station, roughly a 12–15 minute drive
- 🛂 Checkpoint (CIQ)about 5–6 km from CIQ
- 🚌 Other transportClose to Larkin bus terminal (within walking distance; the hub for Johor long-distance and Malaysia–Singapore cross-border coaches)
🛍️ Malls & shopping
- Giant Southern City
- Holiday Plaza
- KSL City Mall
🎓 Schools
- St Joseph Secondary School
- Foon Yew 3
🏥 Hospitals
- Hospital Sultanah Aminah
1 layout, from 1,100 to 1,100 sq ft
The table shows the current resale price band and rent band for each layout. Mid-market sits around RM737,500, the top of market reaches RM935,000 — within one layout the spread comes down to floor, facing and condition.
| Layout | Area | Bed / Bath | Resale price band | PSF | Monthly rent |
|---|---|---|---|---|---|
| 3-bedroom | 1100 sf | 3BR · 2 bath | RM540,000 – RM935,000 | RM491–850 | RM2,500 – 3,000 |
These are agent-corrected figures — based on the asking prices and signed rents currently in front of Koh Yue Lin, running about 20% above the published numbers on brickz.my / NAPIC and the major portals. That gap is not an error: official transaction data lags 6–12 months between recording and publication, and portal listings are often stale prices owners never updated. Portal basis for the same period: RM409–714 psf; this page uses RM491–857 psf. The official historical median is shown separately at the top of the page for trend.
PSF in this table is each layout’s own asking price divided by its area; the Asking PSF in the facts card is the project-wide agent-corrected band. Where one row merges layouts of very different sizes, the PSF cell is left blank rather than averaged.
Corrected as at 5 September 2026. Actual prices still depend on floor, facing, condition and negotiation; nothing here is an offer.
Price range by layout
Bar spans the low to the high end of the market for that layout · in Ringgit
M Condominium @ Larkin in the developer’s own visuals — real photos I shoot for you
Each image is labelled as a photograph or a developer rendering. The gap between those two is where post-signing disappointment usually lives, so I will not pass one off as the other.
Official project visual from SKS Group's own site sksgroup.com.my; copyright SKS Group.
The developer’s official drawing for this layout — I request it for you
Most floor plans circulating online have been redrawn by agents, cropped so the dimensions are gone, or belong to a different project entirely. I only pass on the developer’s own drawings — real millimetre dimensions, room names and orientation, so you can check them against the unit itself.
Two units with the same built-up can differ hugely: how much goes to corridor, whether columns eat furniture space, whether a king bed fits the master, whether the balcony counts inside the area. Staging hides all of that on a viewing; a plan does not. Rule layouts out on paper first.
Rents: RM2,500 to RM3,000 a month
Whole-unit gross yield runs about 5.0% – 6.0%. That is gross — before maintenance, assessment, quit rent, insurance and vacancy. Net yield typically lands 0.8 to 1.2 percentage points below this.
Monthly rent by layout
Whole unit, unfurnished to basic furnishing · Ringgit per month
Who rents at M Condominium @ Larkin, how long units sit empty, and who will buy from you later matter more than the yield figure. I can walk you through all three against your budget and purpose.
What actually gives M Condominium @ Larkin its value
0.62 km in a straight line to Larkin Sentral, Johor's largest interstate and cross-border bus hub
Measured from the project coordinates (1.499702, 103.746637) to the Larkin Sentral coordinates (1.495750, 103.742694), the straight-line distance is about 0.62 km. Larkin Sentral has around 50 bus platforms serving Singapore, Kuala Lumpur, Penang, Hat Yai and other destinations. This is the project's strongest and least replicable locational attribute — for the tenant pool that depends on long-distance and cross-border buses, the terminal is within walking distance.
Only two layouts across the whole development, 1,068 and 1,100 sq ft, almost all 3-bedroom
None of the 944 units is a compact layout; there are only 1,068 sq ft and 1,100 sq ft units, almost all of them 3-bedroom, 2-bathroom. Very few projects in Johor Bahru at this price point (RM440,000–525,000) offer a full-size three-bedroom family unit — city-centre projects at the same price are typically only 600–900 sq ft. This is the principal structural argument for the asset: you are buying floor area, not location.
Resort-style facilities, itemised by name in five-star resident reviews
Swimming pool, pool-view gym, tennis court, squash court, sauna, jacuzzi, snooker, multipurpose hall, clubhouse, barbecue area, landscaped grounds, children's playground, 24-hour security with CCTV and an electric perimeter fence. One five-star resident review lists them individually: "Big swimming pool. Have Gym. Sauna. Indoor and outdoor playground. Games room. Electrical fence. Strict security." — these are not brochure claims, they were written by residents themselves.
One covered car park per unit, with a second available to rent
Each unit comes with one covered car park bay, and a second can be rented from the management office. For a project in Larkin, where commuting depends heavily on private vehicles, this directly determines whether it can be let to two-car households. The Google rating is 4.1/5 (479 reviews, 264 of them five-star), the highest among the Larkin / Tampoi projects on this list.
Rental yield of 5.87%, among the higher figures on this list
iRumah records a 2025 rental yield of 5.87% (5.73% in 2024), above most projects around CIQ (The Astaka 3.76%, Suasana 4.35%, TriTower 5.14%). The reason is the low entry price (about RM455 psf) combined with rental demand in the Larkin area supported by footfall through the bus hub and surrounding employment. The precondition is that you can tolerate the project's management problems — see the risk section.
🏊 Facilities
- Swimming pool
- Pool-view gymnasium
- Tennis court
- Squash court
- Billiards room
- Sauna
- Multipurpose hall
- Clubhouse
- High-specification security with CCTV surveillance
What residents say — the good and the bad, both
Every review below is an attributed comment on a public platform, and each one links to the original. I have not filtered out the negative ones: what is actually wrong with a building is usually only visible to the people living in it. 5 in total — 2 positive, 3 critical.
「Best so far and hot area in town. Big swimming pool. Have Gym. Sauna. Indoor and outdoor playground. Games room. Electrical fence. Strict security.」
— Fairuz V, Google review 5/5 (resident perspective), 2 February 2025「I'm live in here for around 9 years, still okay but security need more improvement, patrol always especially at night to Morning n cctv must functions well 24/7 everydays.」
— Hooi T, Google review 3/5 (resident of about 9 years), 5 October 2025「Very poor management. Their elevator is often out of service or under maintenance. Try to imagine 35 floors of units relying on one lift and one very smelly bomba lift. It takes over 5 minutes each time to wait for the lift. Think twice before renting here.」
— M S, Google review 1/5 (resident perspective), 18 July 2024「Worst management, maintenance a lift can take almost a month still not yet finish maintenance? Keep extend the date, from the 1st notice maintenance until 15th nov, 2nd notice extend to 23 nov, 3rd notice extend to 3 december until today 7 december still not yet finish maintenance?」
— Zhen H, Google review 1/5 (resident perspective), 7 December 2025「carefully to rental room for singapore worker a lot happen owner rental to tenant and they use a house rental to sngapore worker if your dont have agreement must check all utillities its happen to me now?no room keys,no washing machine.and the also bring their friend and alyway no manners makiing a lot noises」
— Aqmal H, Google review (resident / tenant perspective), 21 March 2024Reviews remain the property of their authors and are quoted here to show the building as residents find it; ratings and content change over time — follow the link for the current version.
What is actually within reach
Location decides who rents from you and how easily you resell. Each distance below is labelled by how it was obtained; straight-line estimates say so — real walking routes detour around roads and overpasses and typically run 30–50% longer.
🚉 Getting around
- Larkin Sentral bus terminalJohor's largest interstate and cross-border bus hub, with around 50 bus platforms serving Singapore, Kuala Lumpur, Penang and Hat Yai; calculated from project coordinates 1.499702,103.746637 and terminal coordinates 1.495750,103.742694about 0.62 km (straight line)
- Bukit Chagar RTS stationStation structure completed 18 August 2026; this project is not within the RTS walking catchmentabout 4.1 km (straight line)
- JB Sentral railway stationConnected to the RTS station by a link bridge of about 400 metresabout 4.1–4.5 km (straight line)
- CIQ / Bangunan Sultan IskandarRequires driving or a transferabout 4.1–4.6 km (straight line)
- Senai International AirportAbout a 32-minute drive27.8 km
🛍️ Shopping & dining
- Danga City MallDistance as stated by Trip.comabout 4 km
- Larkin commercial areaEveryday shops and eateries1.2 km
- Giant Southern CitySupermarket; public sources list the name only, with no distanceno distance stated in public sources, verify on site
- Holiday PlazaEstablished mall; public sources list the name only, with no distanceno distance stated in public sources, verify on site
- KSL City MallSeven storeys with about 500 shops plus a cinema; public sources list the name only, with no distanceno distance stated in public sources, verify on site
🎓 Schools
- SJK(C) Foon Yew 3Chinese primary school; public sources list the name only, with no distanceno distance stated in public sources, verify on site
- St Joseph Secondary SchoolSecondary school; public sources list the name only, with no distanceno distance stated in public sources, verify on site
- Tanjung Puteri Primary SchoolPrimary school; public sources list the name only, with no distanceno distance stated in public sources, verify on site
- SRITI Al FityanPrivate religious school; public sources list the name only, with no distanceno distance stated in public sources, verify on site
- Sekolah Tun FatimahFull boarding girls' secondary school; public sources list the name only, with no distanceno distance stated in public sources, verify on site
🏥 Healthcare
- Hospital Sultanah AminahJohor's largest public hospital. Important note: no citable distance data from this project to any hospital could be found; all sources list names only. Measure it yourself on a mapno distance stated in public sources, verify on site
- KPJ Puteri Specialist HospitalPrivate specialist hospital; no distance stated in public sourcesno distance stated in public sources, verify on site
- Kempas Medical CentrePrivate medical centre; no distance stated in public sourcesno distance stated in public sources, verify on site
- Columbia Asia Hospital TebrauPrivate general hospital; no distance stated in public sourcesno distance stated in public sources, verify on site
Which kind of buyer are you?
Own-stay, investment, or a place for a child at school — the same project is judged on completely different things. Work out which one you are before you look at price.
Families wanting a large three-bedroom unit on a limited budget
There are no compact layouts in the development, only 1,068 and 1,100 sq ft units, almost all 3-bedroom, 2-bathroom. The same money in Johor Bahru city centre buys only 600–900 sq ft. Facilities are complete, each unit comes with one covered car park bay with a second available to rent, and the Google rating is 4.1/5. The precondition is that you can accept the lift problem — on viewing day you must wait for a lift in the lobby yourself.
Investors targeting the tenant market that commutes via the Larkin Sentral bus hub
The straight-line distance to Larkin Sentral is 0.62 km (around 50 bus platforms serving Singapore and the whole of Malaysia), rental demand is supported by hub footfall and surrounding employment, and iRumah records a 2025 yield of 5.87%. Note that the leasehold expiry year must be confirmed by title search, because it directly affects the loan tenure available to buyers and therefore who you can sell to in future.
Value buyers who can wait for auction stock and tolerate illiquidity
At least 8 auctions in two years, priced between RM356,400 and RM450,000, 15–20% below the RM500,000 transacted median. That is a clear entry discount window. But the same fact shows that owners in this building are under real repayment pressure, and you will face the same price ceiling when you come to sell.
Not suitable for: daily cross-border commuters relying on the RTS
The straight-line distances are 4.1 km to Bukit Chagar RTS station and 4.1–4.6 km to CIQ, and the TripAdvisor walkability score is only 39/100 (car recommended). This is not an RTS-proximity play. If you intend to let to cross-border commuters, measure the full time and cost from the unit to the Bukit Chagar station gates once before setting your rent.
What I will not hide from you
Every project has weaknesses. An agent not mentioning them does not make them go away — it just means you find out after you have signed. Here is what is actually wrong with this one.
⚠Lifts are the most serious and most concrete problem in this building: only one lift left in service, with repairs repeatedly delayed
Two one-star Google reviews from different dates independently describe the same thing. July 2024: "Their elevator is often out of service or under maintenance. Try to imagine 35 floors of units relying on one lift and one very smelly bomba lift. It takes over 5 minutes each time to wait for the lift. Think twice before renting here." December 2025: "Worst management, maintenance a lift can take almost a month still not yet finish maintenance? Keep extend the date, from the 1st notice maintenance until 15th nov, 2nd notice extend to 23 nov, 3rd notice extend to 3 december until today 7 december still not yet finish maintenance?" What this actually means for you: prolonged lift outages push rents and resale prices down directly, and they are usually a symptom of a management fund that cannot afford repairs or cannot get contractors to turn up.
⚠Developer MB World Group was delisted in 2020, and its financial position since then cannot be verified
MB World Group Berhad (Bursa code 7189) was delisted from Bursa Malaysia on 11 September 2020. To be clear: this was not a distress delisting — the joint offerors Kim Feng Capital Sdn Bhd and the Ng family together held more than 90% and stated they would not maintain the listing status, making it a voluntary take-private acquisition. The company was solidly profitable at delisting: FY2019 revenue RM337.6 million and net profit RM54.6 million; FY2018 RM287.0 million / RM50.9 million; last traded price RM0.975, NTA RM1.85. The real risk is opacity: since September 2020 there have been no public financial statements, announcements or share price, present solvency cannot be verified from public sources, and there is no longer any listing disclosure obligation.
⚠The expiry year of the leasehold title cannot be independently verified from public sources
All listings and the PropertyGuru project profile consistently confirm the project is Leasehold. The claim of "expiring 2113 (99 years)" appears in a search engine extract of PropertyGuru listing text; if true, roughly 87 years would remain as at 2026. However, opening the PropertyGuru listing page directly shows only "Leasehold" with no expiry year. Worse, the data quality itself is questionable: one current PropertyGuru sale listing has the agent's body text stating "Leasehold/Freehold: Freehold" while the structured field on the same page states Leasehold — agent descriptions for this project are not reliable. What this actually means for you: banks look at the title expiry year when lending, and normally require at least 20–30 years remaining on the title at loan maturity; an insufficient remaining term will shorten your loan tenure and raise your monthly instalment.
⚠At least 8 auctions in two years, many 15–20% below the transacted median
iRumah's for-sale table is dominated by auction listings: RM440,000 (September 2026), RM370,000 (2 October 2025), RM430,000 (15 September 2025), RM356,400 (13 August 2025), RM396,000 (12 July 2025), RM440,000 (13 June 2025), RM450,000 (5 February 2025), RM430,000 (9 December 2024). Against the transacted median of RM500,000, many are 15–20% lower. At the same time PropertyGuru carries 66 sale and 132 rental listings (out of 944 total units, roughly 7% for sale and 14% for rent). What this actually means for you: a dense cluster of auction properties usually indicates owners under repayment pressure or rents that do not cover monthly instalments, and this will be the price ceiling when you come to sell.
⚠Documented friction from room subletting, including unwritten sublets and access cards blocked over owner arrears
A Google review from March 2024 describes an owner subletting the unit to Singapore workers; on arrival the tenant found no room keys and no washing machine, the other party brought friends over and generated constant noise, and the utilities and fittings had not been checked before signing. A separate independent source mentions residents encountering access cards being blocked because the owner was late paying fees. What this actually means for you: owner-occupiers will face continual turnover of occupants and noise; if you let the unit, note that if your unit's maintenance fees are in arrears your tenant's access card will be deactivated, which leads directly to the tenancy being terminated.
⚠Over 4 km from both the RTS and CIQ, with a walkability score of only 39/100
By coordinates, the straight-line distances are about 4.1 km to Bukit Chagar RTS station, 4.1–4.5 km to JB Sentral and 4.1–4.6 km to CIQ. TripAdvisor gives this area a walkability score of 39/100 ("car recommended"). Specific distances to malls, schools and hospitals cannot be found in any public source — only names are listed. What this actually means for you: this is not an RTS-proximity play, and the rental premium from the RTS opening is heavily diluted by the time it reaches here; tenants will almost all need a car, and units without a car park bay will be hard to let.
What else is there around City Centre / RTS Line?
Within one area, big price gaps usually have reasons: tenure, age, density, management. Compare across first, then decide which to look at closely.
| Project | Built | Tenure | Units | PSF | Price band | Yield |
|---|---|---|---|---|---|---|
| M Condominium @ Larkin ← | 2016 | Leasehold | 944 | RM491–857 | RM540,000 – RM935,000 | 5.0–6.0% |
| R&F Princess Cove | 2018 | Freehold | 868 | RM660–900 | RM385,000 – RM1,200,000 | 4.0–4.5% |
| Suasana Iskandar Malaysia | 2017 | Freehold | 336 | RM967–1750 | RM625,000 – RM1,620,000 | 4.5–5.0% |
| TriTower Residence @ Johor Bahru Sentral | 2018 | Freehold | 360 | RM568–2040 | RM455,000 – RM1,080,000 | 4.5–5.5% |
| The Astaka @ 1 Bukit Senyum | 2018 | Freehold | 438 | RM761–1440 | RM1,980,000 – RM7,200,000 | 3.0–4.0% |
| Paragon Suites @ CIQ | 2018 | Freehold | 461 | RM526–1290 | RM505,000 – RM1,560,000 | 4.5–5.0% |
| Paragon Residences @ Straits View | 2015 | Freehold | 1,066 | RM502–992 | RM480,000 – RM2,160,000 | 4.0–4.5% |
Full list on the City Centre / RTS Line area page.
What does buying here actually cost in 2026?
From 1 January 2026, stamp duty for foreign buyers of Malaysian residential property rose from 4% to 8%. Johor’s state consent levy rose from 2% to 3% (minimum RM30,000) from July 2025. Together with legal fees, this is the cash you need on top of the purchase price.
| Item | Basis | On RM1,000,000 |
|---|---|---|
| Purchase price | — | RM1,000,000 |
| Stamp duty (foreigner, 8%) | From 1 Jan 2026 | RM80,000 |
| Johor consent levy (3%) | Minimum RM30,000 | RM30,000 |
| Legal fees & disbursements (~1%) | — | ≈ RM10,000 |
| Total on top | — | ≈ RM120,000（12%） |
Johor sets a minimum purchase price for foreigners, and the rules differ between commercial title (serviced apartment / SOHO) and residential title. M Condominium @ Larkin is Leasehold — confirm with your lawyer which regime applies before you place a booking. Get this wrong and the transfer can fail. I can check the title category for this project first.
The 13 questions buyers ask me most
How much does M Condominium @ Larkin cost on the resale market?
As at September 2026, M Condominium @ Larkin resale listings run RM540,000 to RM935,000, with a mid-market level around RM737,500 and transacted PSF of RM491–857. By layout: 3-bedroom (1100 sf) RM540,000–RM935,000. Within one layout the spread comes from floor, facing and condition — WhatsApp me for the live list.
What are rents and yields at M Condominium @ Larkin?
Whole-unit rents run RM2,500 – RM3,000 a month. That is a gross yield of about 5.0% – 6.0% — gross, so after maintenance, assessment, quit rent, insurance and vacancy, net yield is typically 0.8–1.2 points lower.
Is M Condominium @ Larkin freehold, and can foreigners buy?
M Condominium @ Larkin is Leasehold. Foreigners may buy subject to Johor’s minimum purchase price for foreign buyers. Residential title and commercial title (serviced apartment / SOHO) fall under different rules — have your lawyer confirm which applies before booking. From 2026 foreign-buyer stamp duty is 8%, plus Johor’s 3% consent levy (minimum RM30,000).
When was M Condominium @ Larkin completed and who built it?
M Condominium @ Larkin was completed in 2016 and is occupied resale stock: 4 block(s), 22 storeys, 944 units. Developer: MB World Group. A Johor-based developer with several projects around Larkin. A mid-tier local developer with moderate brand recognition.
How is transport at M Condominium @ Larkin, and how far is the checkpoint?
about 5–6 km from Bukit Chagar RTS station, roughly a 12–15 minute drive; about 5–6 km from CIQ; Close to Larkin bus terminal (within walking distance; the hub for Johor long-distance and Malaysia–Singapore cross-border coaches)
What layouts does M Condominium @ Larkin have?
1 layout: 3-bedroom 1100 sf (3BR). Areas run 1,100 to 1,100 sq ft. I can supply the developer’s official floor plans — WhatsApp me the layout you want to see.
What is the maintenance fee at M Condominium @ Larkin, and what facilities are there?
Maintenance runs about RM0.22–0.28 per sq ft per month, per September 2026 sale listings cross-checked across two different agents and two separate units: a 1,006 sq ft unit quoted at RM220 a month and a 1,068 sq ft unit at RM299. Neither listing states whether the sinking fund is included, so ask the management office for the latest fee notice and the audited accounts. Facilities include: Swimming pool, Pool-view gymnasium, Tennis court, Squash court, Billiards room, Sauna, Multipurpose hall, Clubhouse, High-specification security with CCTV surveillance.
Who is M Condominium @ Larkin suitable for?
Cross-border workers and students who commute via Larkin bus terminal; Budget-conscious investors (leasehold keeps total prices low); Tenants seeking high-specification facilities at affordable rents
What are the risks of buying at M Condominium @ Larkin?
Leasehold title limits long-term appreciation and available loan tenure; Far from Bukit Chagar RTS, so not a direct beneficiary; Larkin’s overall image and safety reputation lag the JBCC core
What malls, schools and hospitals are near M Condominium @ Larkin?
Malls: Giant Southern City, Holiday Plaza, KSL City Mall. Schools: St Joseph Secondary School, Foon Yew 3. Hospitals: Hospital Sultanah Aminah.
How serious is the lift problem? Will it affect my ability to let the unit?
Yes, and it is the first thing you should investigate on this project. Two one-star Google reviews from different dates independently describe the same thing: July 2024, "35 floors of units relying on one lift and one very smelly bomba lift. It takes over 5 minutes each time to wait"; December 2025, "a lift can take almost a month still not yet finish maintenance, from the 1st notice until 15th nov, extended through to 3 december, until 7 december still not finished". Tenant tolerance for lift problems is very low, and waits of more than 10 minutes will start them looking for somewhere else to live. In practice: on viewing day, time the peak-hour wait in the lobby yourself, count how many lifts in your block are actually running, and ask the management office for the past two years of lift maintenance records and the audited financial statements, focusing on the sinking fund balance and the maintenance fee collection rate.
The developer MB World Group was delisted from Bursa Malaysia — does that mean it had financial problems?
No. It was a voluntary take-private delisting on 11 September 2020 — the joint offerors Kim Feng Capital Sdn Bhd and the Ng family together held more than 90% and stated they would not maintain the listing status. The company was solidly profitable at delisting: FY2019 revenue RM337.6 million and net profit RM54.6 million; last traded price RM0.975, NTA RM1.85 (price-to-book 0.53). There was no PN17 classification, no loss, and no qualified auditor's opinion. The real risk is that the trail goes cold afterwards — since September 2020 there have been no public financial statements, announcements or share price, and no listing disclosure obligation. If you need to assess the developer's current solvency (for example because the project still carries warranty obligations), the only route is to instruct a conveyancing lawyer to purchase the latest financial filings from SSM.
The leasehold runs to 2113, so 87 years remain — is there nothing to worry about?
Do not take that at face value. The "expiring 2113" claim appears only in a search engine extract of PropertyGuru listing text; opening the listing page directly shows only "Leasehold" with no expiry year. And agent descriptions for this project are themselves unreliable — one current sale listing has the agent's body text saying "Freehold" while the structured field on the same page says Leasehold. The title term directly affects your loan tenure: banks normally require at least 20–30 years remaining on the title at loan maturity, and an insufficient remaining term will shorten the tenure available, raise your monthly instalment, and narrow your future buyer pool. The only reliable approach is to have a conveyancing lawyer run a land office title search to obtain the commencement and expiry years, then take that report to the bank to confirm the tenure it will lend over.
Get the units actually for sale, sent to your phone
This page gives you the market bands. What you actually need is the M Condominium @ Larkin units on the market today — which floor, which facing, what condition, what the owner is asking and how much room there is. Tap below and I will put it together for you.
WhatsApp me the listings🔒 Free · no sign-up · usually a reply within the hour