Aliff Avenue (Dwi Alif)
Aliff Avenue (Dwi Alif) is a completed 2016 project, leasehold, 535 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 MB Group (MB World Group, formerly Mahabuilders) and completed in 2016. It comprises — block(s), — storeys and 535 units. Address: Jalan Tampoi, Kawasan Perindustrian Tampoi, Johor.
Layouts run 560 to 560 sq ft across 1 types. Resale asking prices are not yet verified — WhatsApp me for live quotes; Maintenance: Not yet verified.
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
- MB Group (MB World Group, formerly Mahabuilders)SKS Group / MB World Group (formerly Mahabuilders)
- Completed
- 2016Completed · resale stock
- Tenure
- LeaseholdOpen to foreign buyers (min-price rules apply)
- Total units
- 535— block(s) · — storeys
- Layouts
- 1See price table below
- Maintenance
- Not yet verifiedConfirm with the management office
- Transacted PSF
- RM—–—Recent resale range
- Gross yield
- —–—%Whole-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 layouts, from 560 to 560 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 | — | — |
Bands combine September 2026 listings with recent transactions; they are not live quotes. Actual prices depend on floor, facing, condition and negotiation.
What actually gives Aliff Avenue (Dwi Alif) its value
Low entry price and low rents, with steady rental demand from the surrounding industrial area
🏊 Facilities
- Swimming pool
- Gym
- 24-hour security
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.
People working in the Tampoi industrial area
Rental demand from blue-collar and logistics workers
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.
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 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) ← | 2016 | Leasehold | 535 | — | — | — |
| 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 | RM600–850 | RM480,000 – RM950,000 | 3.5–4.5% |
| Encorp Marina @ Puteri Harbour | 2020 | Freehold | 537 | — | RM400,000 – RM1,000,000 | 3.0–4.0% |
| Somerset Puteri Harbour | — | Freehold | 204 | RM900–900 | RM720,000 – RM4,500,000 | — |
| Almãs @ Puteri Harbour | — | Freehold | — | RM600–850 | RM280,000 – RM2,378,888 | — |
| Puteri Cove Residences | 2017 | Freehold | 1,054 | RM746–1089 | RM500,000 – RM1,300,000 | — |
| Meridin Suites @ The Meridin | 2018 | 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 10 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 2016 and is occupied resale stock: — block(s), — storeys, 535 units. Developer: MB Group (MB World Group, formerly Mahabuilders). 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 layouts: Standard layout 560-1108 sf (TBC). Areas run 560 to 560 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 is about Not yet verified (confirm with the management office). 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: . Hospitals: .
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