Aliff Avenue (Dwi Alif)
Aliff Avenue (Dwi Alif) is a completed 2017 project, leasehold, 282 units. This page covers location, layouts, rents, yields and risks — WhatsApp me for actual asking prices on units for sale.
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Aliff Avenue (Dwi Alif) in 30 seconds
Aliff Avenue (Dwi Alif) is a leasehold condominium in Tampoi (Tampoi industrial area; nearby reference area, outside the core Iskandar Puteri/Medini zone), Johor Bahru, Malaysia, developed by Tropical Land Property Sdn Bhd, an SKS Group company and completed in 2017 (housing ministry TEDUH record 11785-5, CCC 16 August 2017). It comprises 4 block(s), 25 storeys and 282 units. Address: Jalan Tampoi, Kawasan Perindustrian Tampoi, Johor.
Layouts run 560 to 1,108 sq ft across 1 types. Resale asking prices are not yet verified — WhatsApp me for live quotes; Maintenance: about RM0.28–0.38 per sq ft per month (median around RM0.34) — per September 2026 sale listings, cross-checked across five different agents and five separate units: 527 sq ft at about RM200 a month, 915 sq ft at RM306, 1,078 sq ft at RM300, 1,098 sq ft at RM383 and 1,108 sq ft at about RM380. The listings do not state whether the sinking fund is included.
Transport position: About 10–15 km to RTS Bukit Chagar / CIQ (being in the Tampoi industrial area, it is in fact closer to JB city centre and CIQ than to the Second Link)
What kind of project is Aliff Avenue (Dwi Alif)?
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
- Tropical Land Property Sdn Bhd, an SKS Group companySKS Group / MB World Group (formerly Mahabuilders)
- Completed
- 2017TEDUH register: CCC 16 Aug 2017
- Tenure
- LeaseholdOpen to foreign buyers (min-price rules apply)
- Total units
- 2824 block(s) · 25 storeys (TEDUH 11785-5)
- Layouts
- 1See price table below
- Maintenance
- approx. RM0.28–0.38 psf/monthPer September 2026 sale listings (five agents, five separate units cross-checked; median about RM0.34); 527 sq ft about RM200/month, 1,098 sq ft about RM383/month. Sinking fund inclusion not stated — confirm with the management office
- Asking PSF
- Too few samplesAgent-corrected asking range
- Gross yield
- Too few samplesWhole-unit basis
A mid-sized local Malaysian developer with several projects around Tampoi and Bukit Indah, and a moderate reputation.
Tampoi (Tampoi industrial area; nearby reference area, outside the core Iskandar Puteri/Medini zone) — what is around you
Full address: Jalan Tampoi, Kawasan Perindustrian Tampoi, Johor. Location decides who rents from you — and how easily you resell.
🚉 Getting around
- 🚉 RTS / railAbout 10–15 km to RTS Bukit Chagar / CIQ (being in the Tampoi industrial area, it is in fact closer to JB city centre and CIQ than to the Second Link)
- 🛂 Checkpoint (CIQ)About 10–15 km to CIQ
- 🚌 Other transportAbout 25–30 km to the Second Link
🛍️ Malls & shopping
- Numerous factories and logistics parks in the Tampoi industrial area
1 layout, from 560 to 1,108 sq ft
Public listing data for this project is thin, and some layouts do not yet have enough samples to publish a reliable band. Rather than give you a number I cannot stand behind, I would rather send you the actual asking prices of units on the market now.
| Layout | Area | Bed / Bath | Resale price band | PSF | Monthly rent |
|---|---|---|---|---|---|
| Standard layout | 560-1108 sf | TBC | TBC | — | — |
These are agent-corrected figures, based on current asking prices and signed rents — about 20% above published portal data, which lags 6–12 months and often carries stale listings.
Corrected as at 5 September 2026. Actual prices still depend on floor, facing, condition and negotiation; nothing here is an offer.
What Aliff Avenue (Dwi Alif) 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.
The official images for this project can no longer be obtained: the developer’s website closed years ago and the web archives kept the pages but not the image files, and the management office has never published photographs. For the pictures circulating online I cannot establish the original source or the copyright holder, so I publish none of them — that would mean passing off unverified material as site photography. I am based in Johor Bahru: say the word and I will drive over this week and shoot the facade, lobby, corridors, pool, guardhouse and the interior of whatever is currently for sale, then send it to you on WhatsApp.
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.
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.
What actually gives Aliff Avenue (Dwi Alif) its value
The only project on this list oriented to the Causeway rather than the Second Link
Aliff Avenue (Dwi Alif) is on Jalan Tampoi / Jalan Tahana, in the Tampoi industrial area, about 10–15 km from the CIQ Causeway checkpoint and Bukit Chagar RTS station, and about 25–30 km from the Second Link. That is the opposite commuting logic from the other 20 projects on this list: they serve people taking the Second Link to western Singapore, while this project serves people taking the Causeway into Johor Bahru city centre or across the border. Before buying, be clear which direction you (or your tenant) travel each day.
A listing PSF range of only RM283–550, the lowest band on this list
The PropertyGuru project page records a listing PSF range of RM283–550, product type Apartment, leasehold, completed 2017. PropertyGuru also shows a 450 sq ft, 2-bedroom 1-bathroom unit asking RM245,000. This price point is the lowest tier anywhere in Johor Bahru and is a genuine entry point for local first-time buyers on very tight budgets.
Registered as an ordinary apartment, so utilities and assessment are charged at residential rates
PropertyGuru lists the product type for this project as Apartment, not Service Residence. The difference is paid every year: serviced apartments are usually built on commercial title, with electricity at commercial tariffs (about 50% higher than residential), a minimum monthly water charge of about RM35 commercial against about RM6 residential, and assessment rates typically 1.5–2 times the residential rate. On a property with a total price of only RM200,000–300,000, those differences represent a high proportion of costs.
Very few listings for sale or rent, so supply pressure is light
PropertyGuru shows only 22 listings for sale and 21 for rent for this project. Against the 282 units recorded in the housing ministry’s TEDUH register, both ratios are around 8% — among the lightest listing pressure of any project on this list. For anyone letting, there are few competitors in the same building; for anyone buying, choice is correspondingly limited.
The only resident review scores it 4.7, singling out the balcony view
The only review on PropertyGuru is from Steven Ng (27 January 2023, 4.7/5), titled "convenience location , nice view", with the text "amazing view from the balcony", giving 5 out of 5 for the unit interior, common areas, facilities, transport links and nearby amenities. That is consistent with the location: the terrain and building heights around Tampoi give higher-floor units an open outlook.
🏊 Facilities
- Swimming pool
- Gym
- 24-hour security
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. 1 in total — 1 positive, 0 critical.
Reviews 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
- CIQ / Bangunan Sultan Iskandar Causeway checkpointThis is the only project on this list whose main commuting exit is the Causeway rather than the Second Linkabout 10–15 km, roughly a 15–25 minute drive (depending on checkpoint and city traffic)
- Bukit Chagar RTS stationJohor's first RTS station, about 10–15 km from the project, the closest to the RTS of the 21 projects on this list; but it still requires a car or bus, and is not within walking distanceabout 10–15 km, roughly a 15–25 minute drive
- Second Link Malaysian checkpoint (Bangunan Sultan Abu Bakar CIQ, Tanjung Kupang)Far away, and not this project's commuting directionabout 25–30 km, roughly a 30–35 minute drive
- Jalan Tampoi / Jalan TahanaThe roads the project sits on, connecting to the main roads and expressways around Tampoiat the project entrance
- Buses around Tampoi and the direction of KTM Kempas Baru stationTampoi is an older industrial and residential belt on the western side of Johor Bahru city, with public transport mainly by bus; check actual frequencies on siteto be confirmed on site
🛍️ Shopping & dining
- Shophouses and supermarkets around Tampoi and SkudaiMainly neighbourhood commercial, food outlets and convenience stores; scale and choice fall short of Bukit Indah and Mediniroughly a 5–10 minute drive
- Mid Valley SouthkeyOne of the largest malls in Johor Bahru, on the south-eastern side of the cityroughly a 20-minute drive
- Johor Bahru City Square / KOMTAR JBCCCity centre malls, next to CIQabout 10–15 km, roughly a 20–25 minute drive
- AEON Mall Bukit IndahOpened 19 December 2008, the most established large mall in western Johor; head west from this projectroughly a 20-minute drive
- Perling MallA long-established neighbourhood mallroughly a 10–15 minute drive
🎓 Schools
- National-type primary and secondary schools around Tampoi and SkudaiSchools serving local catchments, a short drive awayroughly a 5–10 minute drive
- Foon Yew High School main campus, Jalan Yahya AwalThe largest Chinese independent high school in Malaysia, in Johor Bahru city centreabout 10–15 km, roughly a 20–25 minute drive
- Crescendo-HELP International School (Mount Austin / Tebrau area)An international school on the eastern side of Johor Bahru cityroughly a 25–30 minute drive
- EduCity Iskandar higher education hubA 305-acre education hub in Iskandar Puteri; getting there from this project means driving westabout 25 km, roughly a 30-minute drive
- Marlborough College Malaysia / Raffles American SchoolThe two main international schools in this region are both in Iskandar Puteri / EduCity, some distance from this projectroughly a 30-minute drive
🏥 Healthcare
- Private clinics and pharmacies around TampoiEveryday outpatient careroughly a 5-minute drive
- Hospital Permai Johor Bahru (Tampoi)A public hospital located in Tampoiroughly a 5–10 minute drive
- KPJ Puteri Specialist Hospital (Johor Bahru city centre)Private specialist hospitalabout 10 km, roughly a 15–20 minute drive
- Hospital Sultanah Aminah (Johor Bahru)Johor's largest public hospital, with 24-hour emergency careabout 10–12 km, roughly a 20-minute drive
- Columbia Asia Hospital Tebrau / Hospital Sultan IsmailPrivate and public general hospitals on the eastern side of the cityroughly a 25–30 minute drive
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.
Local first-time buyers on the tightest budgets working in Tampoi or the western side of Johor Bahru
A listing PSF range of RM283–550 is the lowest band on this list, with 2-bedroom units listed at RM245,000; add the residential-rate utilities and assessment that come with ordinary apartment classification and the fixed monthly outgoings are lower than for a serviced apartment at the same price. It suits locals whose workplace is in the Tampoi or Skudai area. What you have to accept is the industrial living environment, and the loan margin reduction that leasehold title plus a small floor area may cause.
People who cross via the Causeway daily and want to live close to CIQ
This is the biggest difference between this project and the other 20 on the list: it is about 10–15 km from the CIQ Causeway checkpoint and Bukit Chagar RTS station, the closest to the RTS on this list, while the Second Link is 25–30 km away. If you work in central or eastern Singapore and use the Causeway, this direction makes far more sense than the Iskandar Puteri projects. But be clear: 10–15 km still requires a car or bus, and is not within walking distance of the RTS.
Long-term owner-occupiers who prioritise low holding costs
Ordinary apartment classification (residential-rate utilities and assessment) combined with a low purchase price gives this project among the lowest fixed monthly outgoings on this list. At the same time there are only around twenty listings each for sale and for rent (about 8% of 282 units), so supply pressure is light. What you have to accept: the only resident review scores management just 3, and management ratings at Horizon Residence under the same developer group are also low – so when viewing, examine the financial statements and AGM minutes yourself.
Not suitable for: foreign buyers, and anyone who values the quality of the living environment
Foreigners are subject to Johor's RM1 million threshold, and with a total price of only RM200,000–300,000 this project cannot legally be bought by them. As for the living environment: the project is surrounded mainly by the Tampoi industrial area, with heavy vehicle traffic and factory noise at night and in the early morning, and retail and leisure amenities on a far smaller scale than Bukit Indah or Medini. If those things matter to you, the same budget in Bukit Indah at Horizon Residence (transaction median RM439 psf) or Idaman Residence (RM397 psf) offers a clearly better living environment.
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.
⚠In the only review, management is the sole category marked down (3 against 5 for the other five)
Steven Ng's 4.7/5 review gives 5 out of 5 for the unit interior, common areas, facilities, transport links and nearby amenities, but only 3 for "Management". A single review is too small a sample to be conclusive, but the gap is worth noting – it mirrors the position at Horizon Residence, under the same developer group (MB World Group, formerly Mahabuilders): that project has an overall PropertyGuru rating of 3.4/5 with management at 3.0, and one resident of four years wrote "Expensive maintenance fee but very poor management".
⚠The surroundings are mainly industrial, and the living environment and amenities are clearly poorer than other projects on this list
The project sits in the Kawasan Perindustrian Tampoi (Tampoi industrial area). The practical effects of an industrial setting are concrete: heavy vehicle traffic at night and in the early morning, factory noise and odours, an absence of substantial retail and leisure amenities, and a poor pedestrian environment. This is simply not the same tier of living quality as Bukit Indah (AEON, supermarkets, shophouses, parks) or Medini (Legoland, Mall of Medini, Gleneagles). The practical effect on rent and resale price: the tenant pool consists mainly of locals working in the nearby factories and businesses, and their incomes set the price ceiling.
⚠Leasehold title, where the remaining term directly determines your loan tenure and monthly instalment
The PropertyGuru project page lists the title as leasehold. This matters more on a low-priced property: Malaysian banks assess how many years remain on the title at loan maturity, and in practice most require 20–30 years or more remaining at that point; the shorter the lease, the shorter the tenure that can be approved, the higher the monthly instalment, and the lower the loan margin may be pushed. Buyers of low-priced units mostly need a high loan margin, and once that margin is cut the share you must make up in cash is high.
⚠Banks frequently cut the loan margin on small units such as 450 sq ft
PropertyGuru shows a 450 sq ft, 2-bedroom 1-bathroom unit asking RM245,000. A number of Malaysian banks apply internal limits to small units, with common thresholds of 500 or 650 sq ft (standards vary by bank): below the threshold, the loan margin may drop from 90% to 70–80%, and some banks will not lend at all. Add the tenure compression from the leasehold title and the cash you actually need may be 30% of the price or more. On RM245,000, a margin of only 70% means a down payment of RM73,500 rather than RM24,500.
⚠Public transaction data is virtually blank, leaving no basis for valuation or negotiation
No standalone transaction median or historical extremes can be found for this project on EdgeProp, and PropertyGuru offers only the listing PSF range of RM283–550 and 22 listings for sale. A 282-unit project with almost no usable public transaction record means the subsale market is neither active nor transparent. That has two consequences: you are led by whatever the seller asks; and when a bank valuer cannot find comparables the valuation will be conservative, so your loan margin may be reduced.
⚠Foreigners are subject to Johor's RM1 million threshold and cannot legally buy at this price point
This project is in Tampoi, not within the Medini zone, so the Medini exemption from the minimum price for foreign buyers does not apply – foreigners must meet Johor's RM1 million minimum purchase price for residential property. Yet this project's listing PSF range is only RM283–550, with listings as low as RM245,000, far below the threshold. Costs also rose in 2026: stamp duty on MOT for non-citizens has been a flat 8% since 1 January 2026 (previously 4%); and the Johor foreign purchase consent fee has been 3% with a minimum of RM30,000 since 1 July 2025 – on a price of RM245,000 that minimum fee alone equals 12%.
What else is there around Iskandar Puteri / Medini?
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 |
|---|---|---|---|---|---|---|
| Aliff Avenue (Dwi Alif) ← | 2017 | Leasehold | 282 | — | — | — |
| Teega Residence / Teega Suites | 2016 | Freehold (not in the Medini special zone; does not enjoy Medini's MM2H exemption / foreign-ownership threshold waiver) | 1,292 | RM720–1020 | RM575,000 – RM1,140,000 | 3.5–4.5% |
| Encorp Marina @ Puteri Harbour | 2020 | Freehold | 537 | — | RM480,000 – RM1,200,000 | 3.0–4.0% |
| Somerset Puteri Harbour | 2014 | Freehold | 204 | RM1080 | RM865,000 – RM5,400,000 | 2.0% |
| Almãs @ Puteri Harbour | 2018 | Freehold | — | RM720–1020 | RM335,000 – RM2,850,000 | 5.5% |
| Puteri Cove Residences | 2018 | Freehold | 1,054 | RM895–1307 | RM600,000 – RM1,560,000 | 5.3% |
| Meridin Suites @ The Meridin | 2017 | Leasehold (Medini special zone; foreign buyers exempt from the minimum purchase price threshold / MM2H requirement) | 756 | — | — | 3.0–4.5% |
Full list on the Iskandar Puteri / Medini 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. Aliff Avenue (Dwi Alif) 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 Aliff Avenue (Dwi Alif) cost on the resale market?
Public listing samples for Aliff Avenue (Dwi Alif) are currently thin, and I will not publish a band I cannot stand behind. I can pull the actual asking prices of units on the market now — WhatsApp me your target layout and budget.
What are rents and yields at Aliff Avenue (Dwi Alif)?
Public rental samples for Aliff Avenue (Dwi Alif) are thin. I hold recent signed-lease figures and can send them to you directly.
Is Aliff Avenue (Dwi Alif) freehold, and can foreigners buy?
Aliff Avenue (Dwi Alif) 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 Aliff Avenue (Dwi Alif) completed and who built it?
Aliff Avenue (Dwi Alif) was completed in 2017 and is occupied resale stock: 4 block(s), 25 storeys, 282 units (housing ministry TEDUH record 11785-5, CCC 16 August 2017). Do not confuse it with the same developer’s neighbouring The Aliff Residences (TEDUH 11785-4, 25 storeys, 535 units, CCC 28 December 2016) — the two projects’ unit counts and years are routinely swapped online. Developer: Tropical Land Property Sdn Bhd, an SKS Group company. A mid-sized local Malaysian developer with several projects around Tampoi and Bukit Indah, and a moderate reputation.
How is transport at Aliff Avenue (Dwi Alif), and how far is the checkpoint?
About 10–15 km to RTS Bukit Chagar / CIQ (being in the Tampoi industrial area, it is in fact closer to JB city centre and CIQ than to the Second Link); About 10–15 km to CIQ; About 25–30 km to the Second Link
What layouts does Aliff Avenue (Dwi Alif) have?
1 layout: Standard layout 560-1108 sf (TBC). Areas run 560 to 1,108 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 Aliff Avenue (Dwi Alif), and what facilities are there?
Maintenance runs about RM0.28–0.38 per sq ft per month (median around RM0.34), per September 2026 sale listings cross-checked across five different agents and five separate units: 527 sq ft at about RM200 a month, 915 sq ft at RM306, 1,078 sq ft at RM300, 1,098 sq ft at RM383 and 1,108 sq ft at about RM380. None of the listings state whether the sinking fund is included, so ask the management office for the latest fee notice and the audited accounts. Facilities include: Swimming pool, Gym, 24-hour security.
Who is Aliff Avenue (Dwi Alif) suitable for?
People working in the Tampoi industrial area; Rental demand from blue-collar and logistics workers
What are the risks of buying at Aliff Avenue (Dwi Alif)?
Strictly speaking this sits outside the core areas covered by this research (Medini / Puteri Harbour / Bukit Indah); the surroundings are mainly industrial, and the living environment and amenities are inferior to projects in the core areas, so be clear about its positioning before buying or investing
What malls, schools and hospitals are near Aliff Avenue (Dwi Alif)?
Malls: Numerous factories and logistics parks in the Tampoi industrial area. Schools: SJK(C) Tampoi (Chinese primary), SMK Sri Rahmat (national secondary, formerly SMK Perumahan Tampoi), SK Perumahan Tampoi 2 (national primary), SK Kompleks Uda (national primary), SMK Bandar Baru UDA (national secondary). Hospitals: Klinik Kesihatan Tampoi (government clinic, in-township), KPJ Puteri Specialist Hospital (nearest private general/specialist), Hospital Sultanah Aminah (nearest public general hospital), Hospital Permai (public psychiatric specialist — not for general care).
Is Aliff Avenue part of Iskandar Puteri? Why does it appear on this list?
Strictly speaking it is not. PropertyGuru classifies this project under Tampoi, with an address on Jalan Tampoi / Jalan Tahana, in the Tampoi industrial area on the western side of Johor Bahru city, rather than in the Iskandar Puteri / Medini / Puteri Harbour / Bukit Indah belt. Its commuting orientation is also the reverse: about 10–15 km from the CIQ Causeway checkpoint and Bukit Chagar RTS station, and about 25–30 km from the Second Link, whereas the other 20 projects on this list are all close to the Second Link and far from the RTS. So comparing this project's prices with Medini or Bukit Indah projects is meaningless – they serve commuters travelling in different directions and different tenant pools. The right comparison is with projects on the western side of Johor Bahru city and around Skudai and Perling.
There is only one review, and it scores management just 3. How should I read that?
Start by acknowledging the sample is inadequate: PropertyGuru has only 1 review for this project (Steven Ng, 27 January 2023, 4.7/5), giving 5 out of 5 for the unit interior, common areas, facilities, transport links and nearby amenities, and 3 only for management. One review is not conclusive, but the gap deserves following up, particularly since Horizon Residence (Dwi Mutiara), under this project's developer group (MB World Group, formerly Mahabuilders), has an overall PropertyGuru rating of only 3.4/5 with management at 3.0, where a resident of four years wrote "Expensive maintenance fee but very poor management" and complained specifically about flooding when it rains, an uncovered car park and insufficient motorcycle bays. In practice: when viewing, ask the JMB/MC for the audited financial statements for the last two years (to see the sinking fund balance and the maintenance fee collection rate) and the minutes of the most recent AGM (to see what owners complained about and how management responded), then walk through the basement car park and common corridors yourself.
On a RM245,000 property, can I get a 90% loan?
Not necessarily, and this is the most practical obstacle with this project. Two factors will cut your margin at the same time. First, floor area: PropertyGuru shows a listing for a 450 sq ft 2-bedroom unit, and a number of Malaysian banks apply internal limits to small units, with common thresholds of 500 or 650 sq ft (standards vary by bank); below the threshold the margin may drop from 90% to 70–80%, and some banks will not lend at all. Second, the title: this project is leasehold, and banks assess how many years remain on the title at loan maturity, so an insufficient term shortens the tenure they will approve and pushes up the monthly instalment. A third, hidden factor is valuation: almost no transaction records for this project can be found in public databases, and a valuer who cannot find comparables will be conservative. Stack the three together and the cash you actually need may be 30% of the price or more. Before paying a deposit, take unit size, remaining lease term and product classification to at least three banks and get their replies in writing before signing.
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