Amberside @ Country Garden Danga Bay
Resale listings here run from RM670,000 to RM2,040,000 — a spread of RM1,370,000. Floor, facing and condition decide which end you pay. This page lays out price bands, rents, yields and risks across all 3 layouts.
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Amberside @ Country Garden Danga Bay in 30 seconds
Amberside @ Country Garden Danga Bay is a freehold condominium in Danga Bay, Johor Bahru, Malaysia, developed by Country Garden Danga Bay Sdn Bhd (Country Garden) and completed in 2017. It comprises 3 blocks of 32, 47 and 46 storeys (storey counts per CTBUH, not yet corroborated by a second source; KPKT TEDUH registers the scheme by phase — this component sits in FASA 2, CCC issued 5 September 2017; no public unit count at component level). Address: Jalan Bertingkat Skudai, Danga Bay, 81200 Johor Bahru.
Layouts run 407 to 1,474 sq ft across 3 types. As at September 2026, resale listings range RM670,000 – RM2,040,000, with a mid-market level around RM1,110,000; transacted PSF sits at RM480–840 psf. Whole-unit rents are RM1,550 – RM4,200 a month, a gross yield of 4.0% – 5.5%. Maintenance: about RM0.34–0.41 per sq ft per month — per September 2026 sale listings, cross-checked across two different agents: one listing states RM0.34 psf outright (about RM245.48 a month), while a 407 sq ft unit is quoted at RM165 a month (about RM0.41 psf). The listings do not state whether the sinking fund is included.
Transport position: About a 5-8 minute drive to RTS Bukit Chagar
Official median transacted price (historical reference): RM689,000 (694 psf), period 2021 – 2026 (1,630 subsale transactions), source list.my (sourced from NAPIC / JPPH, usually lagging by about 6 months). This is a combined statistic for the whole of "Country Garden Danga Bay", a 57.11-acre development of 41 blocks and 8,500 units (postcode area 80300 Kampung Ah Siang), mixing Amberside, Bay Laurel, Royal Strand, Bay Point, Kings Bay and Lovell together. It cannot be applied directly to Amberside in particular, because Amberside has a large number of 407-510 sq ft small units whose psf structure is completely different from the blocks with larger units. The same page shows the middle 50% of transactions falling between RM574,000 and RM804,000, a core psf range of RM624 – RM764, and a median price change of -1.4% over the past 12 months; transaction volume fell from 740 in 2023 to 418 in 2024, 19 in 2025 and 8 so far in 2026 (NAPIC lags by about six months, so the last two years will be revised upward, but the size of the gap can no longer be explained by the lag alone). For a reference point specific to Amberside, see iRumah: the most commonly transacted combination is 2 bedrooms / 699 sq ft at a recent median of about RM700 psf; the most expensive is 1 bedroom / 409 sq ft at about RM860 psf; the cheapest is 3 bedrooms / 1,216 sq ft at about RM560 psf. 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 Amberside @ Country Garden Danga Bay?
Every line below can be checked against the developer and official records. This is a completed 2017 project — you are buying a real unit you can walk into, not a rendering.
- Developer
- Country Garden Danga Bay Sdn Bhd (Country Garden)Country Garden
- Completed
- 2017Completed · resale stock
- Tenure
- FreeholdOpen to foreign buyers (min-price rules apply)
- Total units
- —3 blocks · 32/47/46 storeys (storey counts per CTBUH, not yet corroborated by a second source; KPKT TEDUH registers the scheme by phase — this component sits in FASA 2, CCC issued 5 September 2017) · no public unit count at component level
- Layouts
- 3See price table below
- Maintenance
- approx. RM0.34–0.41 psf/monthPer September 2026 sale listings (two agents cross-checked; one states RM0.34 psf outright); a 407 sq ft unit at about RM165/month. Sinking fund inclusion not stated — confirm with the management office
- Asking PSF
- RM480–840Agent-corrected asking range
- Gross yield
- 4.0–5.5%Whole-unit basis
A joint venture between Country Garden and Johor state-owned KPRJ, part of the wider Country Garden Danga Bay development alongside Bay Laurel and Royal Strand. The parent company, Country Garden, has been in a debt crisis in China since 2023.
Danga Bay — what is around you
Full address: Jalan Bertingkat Skudai, Danga Bay, 81200 Johor Bahru (81200). Location decides who rents from you — and how easily you resell.
🚉 Getting around
- 🚉 RTS / railAbout a 5-8 minute drive to RTS Bukit Chagar
- 🛂 Checkpoint (CIQ)About a 5-8 minute drive to CIQ
- 🚌 Other transportSame as the Danga Bay area
🛍️ Malls & shopping
- Beletime Danga Bay mall (about a 6-minute walk)
- KSL City Mall (about 3-4 km)
🎓 Schools
- SK Kompleks Uda (nearest national primary, Bandar Baru UDA)
- SK Bandar Uda 2 (national primary)
- SMK Bandar Baru UDA (national secondary)
- SJK(C) Foon Yew 4 (nearest Chinese primary)
- SJK(C) Tampoi (Chinese primary)
🏥 Hospitals
- KPJ Puteri Specialist Hospital (private specialist, Larkin Jaya)
- Hospital Sultanah Aminah (state public general hospital)
- Klinik Kesihatan Larkin (nearest government clinic)
- Klinik Kesihatan Tampoi (government clinic)
3 layouts, from 407 to 1,474 sq ft
The table shows the current resale price band and rent band for each layout. Mid-market sits around RM1,110,000, the top of market reaches RM2,040,000 — within one layout the spread comes down to floor, facing and condition.
| Layout | Area | Bed / Bath | Resale price band | PSF | Monthly rent |
|---|---|---|---|---|---|
| Small layout | 407-600 sf | 1BR · 1 bath | RM670,000 – RM900,000 | RM1117–2211 | RM1,550 – 2,300 |
| Medium layout | 700-1000 sf | 2BR · 2 bath | RM900,000 – RM1,320,000 | RM900–1886 | RM2,300 – 3,250 |
| Large layout | 1000-1474 sf | 3BR · 2 bath | RM1,320,000 – RM2,040,000 | RM896–2040 | RM3,250 – 4,200 |
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: RM400–700 psf; this page uses RM480–840 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
What Amberside @ Country Garden Danga Bay actually looks like today
This page carries no stock imagery. A great deal of what circulates online is developer renderings, show units, or photographs of an entirely different project — attractive on screen, disappointing in person. I only send images whose source I have verified, each labelled as a photograph or a rendering.
Official project visuals from Country Garden Danga Bay's own site cgdangabay.com.my; copyright Country Garden Danga Bay. The developer publishes imagery at development level only, so these show the wider development rather than this specific tower.
Lobby, lift landing, pool, gym, corridor condition, and interior shots of the units actually on the market. Each one is labelled as a photograph or a developer rendering — the gap between those two is where post-signing disappointment usually lives.
Official drawings for all 3 layouts — I request them 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: RM1,550 to RM4,200 a month
Whole-unit gross yield runs about 4.0% – 5.5%. 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 Amberside @ Country Garden Danga Bay, 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 Amberside @ Country Garden Danga Bay its value
Starting from 407 sq ft, the lowest entry point of any block in the development
iRumah records Amberside's built-up range as 407 to 1,226 sq ft, and listings on iProperty in September 2026 start at about RM372,500, with a 407 sq ft one-bedroom listed at RM349,999. Bay Laurel and Royal Strand in the same development both start at 816 sq ft, with total prices essentially above RM460,000. For anyone with a budget capped at RM350,000-450,000 who still wants a waterfront location and freehold title, this block is the only way into the development.
One block covering everything from studios to four-bedrooms, giving a wider buyer pool than a single-layout project
From studios and open-plan units of 407, 466, 469, 484 and 510 sq ft, to two-bedrooms of 667, 699, 700, 786, 840, 875 and 882 sq ft, up to three-bedrooms of 1,186, 1,216, 1,232 and 1,292 sq ft and a 1,474 sq ft four-bedroom, all in the same block, with the same facilities and the same management. In theory that means a wider range of buyer types at resale than a single-layout project, and at letting you can address single tenants and family tenants at the same time.
Freehold, completed 2017-2018, with physical units you can view and inspect
PropertyGuru records the completion year as 2017 and iRumah puts it at about 2018; freehold. The most practical benefit of a building handed over years ago is that leaks, mould, wiring, water pressure, lift waiting times and car park discipline can all be verified with your own eyes before you pay a deposit. Given this development's history of common-area defects (see the risks section), this is homework you must do, not homework you may do.
Beletime mall downstairs, so a small-unit tenant's daily radius can be kept to walking distance
Beletime Danga Bay, within the same development, occupies the ground floor of Bay Point, with 35,000 square metres of phase one lettable area. Its official tenant directory includes AEON, AEON Wellness, Health Lane pharmacy, Mr. D.I.Y., Daiso, Miniso, the Womei cinema (1,162 seats) and 6 food and beverage outlets, open daily 10:00-22:00, with a 400-metre man-made white sand beach beside the mall. For a single tenant without a car, this density of amenities directly determines whether they rent – but see the risks section for how densely the mall is actually trading.
🏊 Facilities
- Business centre
- Swimming pool
- Gym
- 24-hour security (some facilities shared across the development)
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
- Bukit Chagar RTS stationJohor's first rapid transit station, scheduled to open in December 2026, with an approximately 400-metre linkway to JB Sentral; not within walking distance, so a drive or bus connection is still requiredabout 3.53 km (straight line)
- CIQ complex (Bangunan Sultan Iskandar)The Beletime Danga Bay official site describes it as "about 7 km by expressway", which is a driving distance rather than a straight lineabout 7 km by car (figure from the mall's official site)
- Johor Bahru city centre (the KOMTAR JBCC / City Square area, measured from the Galleria @ Kotaraya coordinates)The dining and nightlife area small-unit tenants visit most oftenabout 3.63 km (straight line)
- Danga Bay waterfront / the Tropicana Danga Bay areaAnother large development on the same waterfront strip, and a direct competitor at resale and at lettingabout 1.94 km (straight line)
- Tuas Second LinkDeveloper and agency marketing material states a drive of about 30 minutes; this figure comes from sales material and no independent source verifying it was foundroughly a 30-minute drive (figure from sales material)
🛍️ Shopping & dining
- Beletime Danga Bay (within the development, ground floor of Bay Point)35,000 square metres of phase one lettable area; the official directory includes AEON, AEON Wellness, Health Lane pharmacy, the Womei cinema (1,162 seats), the LOVEYOYO indoor snow park, Mr. D.I.Y., Daiso, Miniso and 6 food and beverage outlets, open daily 10:00-22:00within the same development, walking distance
- Danga City MallJalan Tun Abdul Razak, about 1 million sq ft of gross floor area and about 500,000 sq ft lettableabout 3.01 km (straight line)
- KSL City MallAbout 500 tenants and 2,800 parking bays, the most durable everyday mall in this areaabout 4.29 km (straight line)
- Mid Valley SouthkeyOne of the largest malls in Johor Bahru, requires drivingabout 6.69 km (straight line)
🎓 Schools
- SMK Bandar Baru UDAThe main national secondary school in this area, founded 1994about 4.02 km (straight line)
- Bandar Baru UDA school catchment (SK Bandar Uda 2 and SK Kompleks Uda, two national primary schools)Measured from the Bandar Baru UDA community centre coordinates; there is no primary or secondary school within the development, so family tenants normally have to drive their childrenabout 4.14 km (straight line, measured from the community centre point)
- Foon Yew High School main campus (Stulang Laut)The largest Chinese independent secondary school in Malaysia; there is no Chinese primary school or independent secondary school within walking distance of this areaabout 5.37 km (straight line)
🏥 Healthcare
- Hospital Sultanah AminahThe largest public hospital in Johor, on Jalan Abu Bakar, with 24-hour emergency careabout 1.77 km (straight line)
- KPJ Puteri Specialist Hospital (the Jalan Tun Abdul Razak area)The nearest private specialist option; there is no hospital within the development. This distance is a rough estimate based on a position along Jalan Tun Abdul Razak, not a precise coordinate calculationabout 3 km (straight line, rough estimate)
- Hospital Sultan IsmailA public general hospital in Taman Mount Austin, requires drivingabout 11.61 km (straight line)
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.
First-time buyers with a budget of RM350,000-450,000 who want a freehold waterfront title
This is the only option in the whole Country Garden Danga Bay development that you can enter for under RM400,000, freehold, with AEON and a cinema downstairs. The precondition is that you understand this: the psf on small units runs as high as RM860-895, and at resale buyers will compare it against the RM460-560 psf large units in the same block. Suited to people who genuinely intend to live there and do not plan to sell within three to five years, not to anyone treating it as a short-term capital growth play.
Families who need a large area but can only afford a low total price
Amberside's large units run at only RM460-490 psf, and a 1,292 sq ft three-bedroom is listed at RM598,000, which is at the low end for the Johor Bahru waterfront strip. The cost is liquidity: the whole development recorded only 19 transactions in 2025, and there are another 212 units for sale in the same block. Suited to people certain they will live there long term and able to accept a paper loss; if you might need to realise the asset within three to five years, the exit cost here will be high.
Not suitable for: anyone working backwards from daily or short-let cash flow to justify the monthly instalment
Amberside has a dense supply of small units and a fair amount of short-let and room-by-room stock, but the Federal Court's Verve Suites decision confirms that a management corporation can ban short-term letting outright with a single vote at a general meeting, and national short-term rental legislation has still not been enacted. Add the competition from 424 rental listings in the same block, and long-term rents cannot be pushed up either. The risk to this model here is not "a slightly lower return", it is "zero at any time".
Not suitable for: buyers who pay a deposit without a building inspection and a title search
The key risks in this project are in the documents and in the structure: whether the strata title has been issued, who the management corporation is, the current state of common-area defects, whether utilities are charged at serviced apartment or residential rates, and whether any special levy is outstanding. None of that is visible to the naked eye on a viewing day. Anyone unwilling to pay for these two items should not buy here.
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.
⚠Small units run at almost double the psf of large units; buy the wrong size and you are stuck at resale
Look at the Amberside listings on iProperty in September 2026: a 407 sq ft one-bedroom at RM360,000 works out to RM884.52 psf, and a 469 sq ft unit at RM420,000 to RM895.52 psf; at the same time a 1,292 sq ft three-bedroom at RM598,000 works out to only RM462.85 psf. iRumah's recent medians show the same structure: 1 bedroom / 409 sq ft at about RM860 psf, 3 bedrooms / 1,216 sq ft at about RM560 psf. What this actually means for you: the psf premium on small units rests on "low total price, easy to let", and once rents fall the psf will revert towards the level of the larger units, a drop starting at 30%.
⚠Several auction properties have already appeared in the same block, with reserve prices pulling the market down to RM386 psf
iProperty carries an 883 sq ft Amberside unit marked as an auction lot at RM341,170, or RM386.38 psf; iRumah separately records an 883 sq ft unit at RM468,000 on 22 June 2026, an 883 sq ft unit at RM520,000 on 18 May 2026, and a 667 sq ft unit at RM360,000 on 1 July 2025, all auction lots. What this actually means for you: auction reserve prices enter the reference pool for the bank's valuation, so if you buy at RM600-700 psf the valuation may not match and you will have to make up the difference in cash; and the more auctions in the same block, the more it indicates that owners here are generally under cash flow strain.
⚠424 rental listings chasing the same tenants; the 4.84% yield on paper is not a figure you will achieve
PropertyGuru shows 212 units for sale and 424 for rent at Amberside, with rental listings running at more than three times Bay Laurel (135) in the same development. Pricing on the iRumah listings has already broken down: some 500 sq ft units are asking RM550 and others RM1,000; 1,200 sq ft units run anywhere from RM700 to RM3,000. iRumah puts the block's 2025 rental yield at about 4.84%, but that is calculated from asking prices and asking rents, with no deduction for maintenance fees and no allowance for vacancy. What this actually means for you: the true net yield will be markedly lower, and you must accept either long vacancies or cutting the rent to secure a tenant.
⚠NAPIC registers this development as "serviced apartments", so utilities and assessment may be charged at commercial rates
In the NAPIC data on list.my, 1,629 of the 1,630 Country Garden Danga Bay transactions are registered as Serviced Apt (serviced apartment), and units here are also listed on PropertyGuru and iProperty under the Service Residence type. Serviced apartments in Malaysia are usually built on commercially zoned land, so electricity is charged at commercial rates and both the minimum monthly water charge and the assessment are higher than for residential. The practical impact on small-unit buyers is particularly large: the rental base is low, so the extra fixed monthly outgoings come straight out of the net yield and may consume half a month's rent over a year. No public source could be found for the rates actually levied on this project, so you must verify it yourself.
⚠A dense supply of small units means plenty of short-let stock, and the management corporation can ban all of it with a single vote
Amberside has a large number of 407-510 sq ft studios and open-plan units, and iRumah shows both room-by-room lettings (Room, RM1,450 per month) and whole-unit short-let listings; the cash flow model for these layouts is usually built on daily or short-term letting. The legal risk is structural: in Innab Salil & Ors v Verve Suites Mont' Kiara Management Corporation (2020) the Federal Court held that a management corporation may impose a blanket prohibition on short-term letting by by-law, and that this does not contravene section 70(5) of the Strata Management Act 2013; national short-term rental legislation has still not been enacted. What this actually means for you: if your monthly instalment depends on daily-rate income, that income can be reduced to zero at any time by a single vote at a general meeting.
⚠The same developer is being sued by owners in the same development, and Amberside's title and management corporation status cannot be established
In February 2023 the JMBs of Royal Strand and Lovell, in the same development, filed suit against Country Garden Danga Bay Sdn Bhd, alleging shoddy workmanship and substandard materials; the JMB says 27 letters sent between 2018 and 2022 brought no rectification and that it spent RM700,245 of its own funds repairing leaking water tanks, faulty wiring and blocked sewerage systems. The developer denies this and obtained a stay pending appeal on 10 August 2026. Amberside is not a plaintiff, but it shares the same developer and the same completion period, and its defect liability period expired back in 2019-2020. Whether Amberside's own strata title has been issued and whether an MC has been formed cannot be established from public sources, and this file does not speculate.
What else is there around Danga Bay / Tampoi / Skudai?
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 |
|---|---|---|---|---|---|---|
| Amberside @ Country Garden Danga Bay ← | 2017 | Freehold | — | RM480–840 | RM670,000 – RM2,040,000 | 4.0–5.5% |
| Tropez Residences @ Tropicana Danga Bay | 2014 | Freehold | 1,149 | RM600–900 | RM430,000 – RM1,080,000 | 4.5–6.0% |
| Bay Laurel @ Country Garden Danga Bay | 2017 | Freehold | — | RM420–660 | RM415,000 – RM960,000 | 4.0–5.5% |
| Royal Strand @ Country Garden Danga Bay | 2017 | Freehold | — | RM446–640 | RM635,000 – RM1,030,000 | 4.0–5.5% |
| Kipark Apartment (KIP Villa Indah) | 2008 | Leasehold | 196 | RM360–504 | RM350,000 – RM480,000 | 5.0–6.5% |
| Greenfield Regency | 2016 | Freehold | 561 | RM420–600 | RM265,000 – RM935,000 | 6.0–6.6% |
Full list on the Danga Bay / Tampoi / Skudai 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. Amberside @ Country Garden Danga Bay is Freehold — 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 Amberside @ Country Garden Danga Bay cost on the resale market?
As at September 2026, Amberside @ Country Garden Danga Bay resale listings run RM670,000 to RM2,040,000, with a mid-market level around RM1,110,000 and transacted PSF of RM480–840. By layout: Small layout (407-600 sf) RM670,000–RM900,000; Medium layout (700-1000 sf) RM900,000–RM1,320,000; Large layout (1000-1474 sf) RM1,320,000–RM2,040,000. Within one layout the spread comes from floor, facing and condition — WhatsApp me for the live list.
What are rents and yields at Amberside @ Country Garden Danga Bay?
Whole-unit rents run RM1,550 – RM4,200 a month. That is a gross yield of about 4.0% – 5.5% — gross, so after maintenance, assessment, quit rent, insurance and vacancy, net yield is typically 0.8–1.2 points lower.
Is Amberside @ Country Garden Danga Bay freehold, and can foreigners buy?
Amberside @ Country Garden Danga Bay is Freehold. 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 Amberside @ Country Garden Danga Bay completed and who built it?
Amberside @ Country Garden Danga Bay was completed in 2017 and is occupied resale stock: 3 blocks of 32, 47 and 46 storeys (storey counts per CTBUH, not yet corroborated by a second source; KPKT TEDUH registers the scheme by phase — this component sits in FASA 2, CCC issued 5 September 2017; no public unit count at component level). Developer: Country Garden Danga Bay Sdn Bhd (Country Garden). A joint venture between Country Garden and Johor state-owned KPRJ, part of the wider Country Garden Danga Bay development alongside Bay Laurel and Royal Strand. The parent company, Country Garden, has been in a debt crisis in China since 2023.
How is transport at Amberside @ Country Garden Danga Bay, and how far is the checkpoint?
About a 5-8 minute drive to RTS Bukit Chagar; About a 5-8 minute drive to CIQ; Same as the Danga Bay area
What layouts does Amberside @ Country Garden Danga Bay have?
3 layouts: Small layout 407-600 sf (1BR), Medium layout 700-1000 sf (2BR), Large layout 1000-1474 sf (3BR). Areas run 407 to 1,474 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 Amberside @ Country Garden Danga Bay, and what facilities are there?
Maintenance runs about RM0.34–0.41 per sq ft per month, per September 2026 sale listings cross-checked across two different agents: one listing states RM0.34 psf outright (about RM245.48 a month, implying roughly 722 sq ft), while a 407 sq ft unit is quoted at RM165 a month (about RM0.41 psf). 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: Business centre, Swimming pool, Gym, 24-hour security (some facilities shared across the development).
Who is Amberside @ Country Garden Danga Bay suitable for?
Higher-budget families and investors seeking larger units with a view
What are the risks of buying at Amberside @ Country Garden Danga Bay?
Risk from the parent company Country Garden’s financial crisis; The price range is extremely wide; check carefully what a fair price is for the specific size and outlook of the unit so you do not overpay
What malls, schools and hospitals are near Amberside @ Country Garden Danga Bay?
Malls: Beletime Danga Bay mall (about a 6-minute walk), KSL City Mall (about 3-4 km). Schools: SK Kompleks Uda (nearest national primary, Bandar Baru UDA), SK Bandar Uda 2 (national primary), SMK Bandar Baru UDA (national secondary), SJK(C) Foon Yew 4 (nearest Chinese primary), SJK(C) Tampoi (Chinese primary). Hospitals: KPJ Puteri Specialist Hospital (private specialist, Larkin Jaya), Hospital Sultanah Aminah (state public general hospital), Klinik Kesihatan Larkin (nearest government clinic), Klinik Kesihatan Tampoi (government clinic).
Amberside's 407 sq ft studios cost RM860-895 psf and the large units only RM460-490 psf – why such a difference, and is it worth buying?
This is a general feature of small units: the total price is low, so the price per square foot is higher, and the premium comes from "it lets easily and the entry price is low" rather than from the asset itself. iRumah's recent medians show 1 bedroom / 409 sq ft at about RM860 psf and 3 bedrooms / 1,216 sq ft at about RM560 psf; on iProperty a 407 sq ft unit is listed at RM360,000 (RM884.52 psf) and a 1,292 sq ft unit at RM598,000 (RM462.85 psf). The risk is that once rents move down, the psf on small units will revert towards the level of the larger units. If you are going to buy, first confirm that you can accept living there long term rather than reselling short term, and ask the bank for a valuation to see whether it accepts the price.
There are auction properties in the same block – how does that affect me buying an ordinary subsale unit?
It does, and directly. An 883 sq ft Amberside auction lot on iProperty is priced at RM341,170, or RM386.38 psf; iRumah separately records an 883 sq ft unit at RM468,000 on 22 June 2026, an 883 sq ft unit at RM520,000 on 18 May 2026 and a 667 sq ft unit at RM360,000 on 1 July 2025, all auction lots. These figures enter the reference pool for the bank's valuation, so if you buy at RM650-700 psf the loan may fall short and you will have to make up the difference in cash. Before buying, ask your lending bank for an indicative valuation first, and then negotiate.
I have seen the same unit appear online under Amberside, Bay Laurel and Royal Strand at the same time – what is going on?
Agents are cross-listing the same units under different blocks. Comparing the three iRumah project pages shows the same batch of listings appearing under all three names on the same day: 900 sq ft at RM470,000 (recorded as RM469,997 under Royal Strand), 1,200 sq ft at RM3,000 per month, and 500 sq ft at RM550 per month. The same happens on iProperty, where an 882 sq ft unit at RM570,000 (RM646.26 psf) and a 1,474 sq ft unit at RM700,000 (RM474.90 psf) are listed under both Amberside and Bay Laurel. The result is that the "Amberside market" you are looking at has units from other blocks mixed into it. When you see a listing you like, first ask the agent for the block and floor, then check the actual name of that block; and negotiate only on the basis of transactions in the same block, the same size and the past 12 months.
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