Amber Height (Amber Heights Apartment)
Resale listings here run from RM360,000 to RM500,000 — a spread of RM140,000. Floor, facing and condition decide which end you pay. This page lays out price bands, rents, yields and risks across all 1 layout.
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Amber Height (Amber Heights Apartment) in 30 seconds
Amber Height (Amber Heights Apartment) is a freehold condominium in Bandar Seri Alam, Johor Bahru, Malaysia, developed by UM Land（United Malayan Land Bhd） and completed in 2023 (housing ministry TEDUH records 3778-36 and 3778-43; CCC for both blocks 17 May 2023). It comprises 2 block(s), 16 storeys and 240 units. Address: Jalan Rimbun, Bandar Seri Alam, 81750, Johor.
1 layout types (areas not yet verified). As at September 2026, resale listings range RM360,000 – RM500,000, with a mid-market level around RM430,000; transacted PSF sits at RM460–472 psf. Whole-unit rents are RM1,900 – RM2,400 a month, a gross yield of 5.5%. Maintenance: not published by this project. Across 47 completed Johor Bahru condos the measured range is RM0.22–0.42 per sq ft per month (median about RM0.31); projects completed from 2013 onward mostly sit at RM0.27–0.40 (typical RM0.34). This page’s layout areas are not yet verified, so no monthly figure is estimated. Ask the management office for the latest fee notice and the audited accounts.
Transport position: about 23–26 km (estimated)
What kind of project is Amber Height (Amber Heights Apartment)?
Every line below can be checked against the developer and official records. This is a completed 2023 project — you are buying a real unit you can walk into, not a rendering.
- Developer
- UM Land（United Malayan Land Bhd）UMLand (United Malayan Land Bhd)
- Completed
- 2023TEDUH register: CCC 17 May 2023 for both blocks
- Tenure
- FreeholdOpen to foreign buyers (min-price rules apply)
- Total units
- 2402 blocks (A and B, 120 units each) · 16 storeys (TEDUH 3778-36/43)
- Layouts
- 1See price table below
- Maintenance
- Not published · ref. RM0.27–0.40 psf/monthMeasured range across 47 completed JB condos: RM0.22–0.42 psf (median RM0.31); post-2013 projects mostly RM0.27–0.40. Layout areas unverified, so no monthly estimate — confirm with the management office
- Asking PSF
- RM460–472Agent-corrected asking range
- Gross yield
- 5.5%Whole-unit basis
UM Land sits under Main Market-listed Boustead Holdings and is a long-established developer with more than half a century of history. It is one of the main developers of the Bandar Seri Alam township, with projects across several established Johor Bahru townships and a steady reputation. Amber Height won the PropertyGuru Asia Property Awards "Best Condo/Apartment Development (Southern) Malaysia 2020".
Bandar Seri Alam — what is around you
Full address: Jalan Rimbun, Bandar Seri Alam, 81750, Johor (81750). Location decides who rents from you — and how easily you resell.
🚉 Getting around
- 🚉 RTS / railabout 23–26 km (estimated)
- 🛂 Checkpoint (CIQ)about 22–25 km, roughly a 30–35 minute drive (per the developer, via Lebuhraya Pasir Gudang / Jalan Kempas Lama)
- 🚌 Other transportnot yet verified
🛍️ Malls & shopping
- Pasaraya Jiason
- Seri Cerah Enterprise
- Sun Star
🎓 Schools
- Sekolah Kebangsaan Bandar Seri Alam
- SJK(C) Nam Heng
🏥 Hospitals
- Klinik Komuniti Bandar Sri Alam (government community clinic, in-township)
- Regency Specialist Hospital (private, in-township)
- Hospital Pasir Gudang (public general hospital)
- Klinik Kesihatan Masai (government clinic)
Prices and rents across 1 layout
The table shows the current resale price band and rent band for each layout. Mid-market sits around RM430,000, the top of market reaches RM500,000 — within one layout the spread comes down to floor, facing and condition.
| Layout | Area | Bed / Bath | Resale price band | PSF | Monthly rent |
|---|---|---|---|---|---|
| Standard layout | area not verified | 2BR · 2 bath | RM360,000 – RM500,000 | — | RM1,900 – 2,400 |
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: RM383–393 psf; this page uses RM460–472 psf. The official historical median is shown separately at the top of the page for trend.
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
Amber Height (Amber Heights Apartment) 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 visuals from United Malayan Land Bhd (UMLand Seri Alam)'s own site bandarserialam.com; copyright United Malayan Land Bhd.
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.
Official unit floor plans are published in a UMLand brochure PDF; copyright United Malayan Land Bhd.
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: RM1,900 to RM2,400 a month
Whole-unit gross yield runs about 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 Amber Height (Amber Heights Apartment), 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 Amber Height (Amber Heights Apartment) its value
The most recently completed project in the area, with an industry award to its name
Amber Height was completed in 2023 (TEDUH register: CCC 17 May 2023 for both blocks), making it the newest of the four projects in this area, with only 240 units across 16 storeys – a density markedly lower than the thousand-unit-plus projects nearby. The project won the "Best Condo/Apartment Development (Southern) Malaysia" award at the 2020 PropertyGuru Asia Property Awards, which, in an area where the general reputation of projects is uneven, is one of the few verifiable third-party endorsements of build quality.
The developer is UM Land, which has worked in Bandar Seri Alam for decades
The developer UM Land (United Malayan Land Bhd) belongs to Boustead Holdings, a group listed on the Main Market of Malaysia, and is one of the principal developers of the Bandar Seri Alam township, where it has operated for more than half a century. Compared with some of the smaller and less transparent developers in the area, UM Land as a subsidiary of a listed company has financials and a delivery record that can be checked, and a stronger incentive to keep the property management running over the long term.
An accessible total price, suited to first-time buyers and small families
Current asking PSF is about RM383-393 and the total price range is about RM390,000-400,000, with two-bedroom, two-bathroom layouts as the main type – an easier entry point than many newer projects in the same area. For buyers on a limited budget who still want a newer, lower-density product, it is a practical option.
Low-density design with basic amenities, and schools within walking distance
A low-density design of 240 units means far less congestion at the lifts and in the car park at peak times than at the thousand-unit-plus projects nearby. The project has a swimming pool, gym, children's playground, basketball court and other basic facilities, and schools including SK Bandar Seri Alam and SJK(C) Nam Heng are within walking distance, which suits families with school-age children.
🏊 Facilities
- Covered car park
- 24-hour security
- Gymnasium
- Swimming pool
- Sports court
- Children's playground
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
- Lebuhraya Pasir Gudang / Route 17The project's main outbound roadabout 1 km (estimate)
- Jalan Kempas LamaAn alternative route to the city centreabout 2 km (estimate)
- Persiaran Seri Alam / Jalan Tasek bus stopA bus stop within walking distanceabout 0.3 km (estimate)
- CIQ / Johor-Singapore Causeway checkpointOfficially estimated at a 30-35 minute drive via Lebuhraya Pasir Gudang / Jalan Kempas Lamaabout 22-25 km (estimate)
🛍️ Shopping & dining
- Pasaraya JiasonNeighbourhood supermarketabout 1 km (estimate)
- Tesco / Lotus's Seri AlamSupermarket for everyday shoppingabout 3 km (estimate)
- Mydin HypermarketLarge hypermarketabout 4 km (estimate)
- AEON Permas JayaLarge regional shopping centre, requires drivingabout 8 km (estimate)
🎓 Schools
- Sekolah Kebangsaan Bandar Seri AlamNational primary school, within walking distanceabout 1 km (estimate)
- SJK(C) Nam HengChinese primary schoolabout 1.5 km (estimate)
- Little Angel KindergartenKindergartenabout 1 km (estimate)
- Excelsior International SchoolInternational school, requires drivingabout 4 km (estimate)
🏥 Healthcare
- Regency Specialist HospitalPrivate specialist hospitalabout 4 km (estimate)
- KPJ Pasir Gudang Specialist HospitalPrivate specialist hospitalabout 6 km (estimate)
- Hospital PenawarPrivate hospitalabout 5 km (estimate)
- Hospital Sultanah AminahThe largest public hospital in Johor, requires drivingabout 20 km (estimate)
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 or upgraders buying for own occupation as a small family
If you want a newer building with few units and none of the crowding of a thousand-unit project, but do not want to take on the delivery risk of an off-plan launch, Amber Height is one of the few completed and sufficiently new options in the area. But verify the contradiction over tenure before paying any deposit.
Local families planning to settle in Bandar Seri Alam long term who do not mind the commute
If your work and daily life are already in the Pasir Gudang and Bandar Seri Alam area and you do not need to travel frequently to Singapore or the Johor Bahru city centre, the project's location is not a weakness; you get a relatively new and relatively quiet living environment instead.
Buyers who value the developer's reputation and will pay a premium for quality
UM Land belongs to the listed Boustead group, so its delivery record and the predictability of subsequent management are stronger than those of some of the smaller, less transparent developers in the area. Suited to buyers who put "is the developer reliable" near the top of their purchase criteria.
Not suitable for: buyers who depend on a long loan tenure and have tight financial planning
Until the tenure type (freehold or leasehold) is confirmed by an official title search, there is uncertainty over the loan tenure a bank will actually grant. If your monthly instalment budget is worked backwards from the maximum loan tenure, any compression of that tenure caused by the tenure issue will disrupt your entire cash flow plan.
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.
⚠Official material contradicts itself on tenure: freehold or leasehold is stated inconsistently
Checking the official PropertyGuru project page reveals a clear contradiction: the "Details" information table at the top of the page states Tenure as Freehold, but the "Description" text on the same page reads "Amber Height is a leasehold apartment" and carries a link through to the leasehold search page. This is not a trivial wording defect – if the actual tenure is leasehold and the remaining term is short, banks generally require at least 30 years to remain before expiry before they will grant a long-tenure loan, and an insufficient term directly compresses the loan tenure you can apply for, which in turn raises the pressure on your monthly instalment. The buyer pool for a leasehold unit at resale is also generally smaller than for freehold, which squeezes your room to negotiate.
⚠Immediately adjacent to the Pasir Gudang industrial belt, air quality is a long-term variable
Bandar Seri Alam, where Amber Height sits, adjoins the Pasir Gudang industrial area. In March and June 2019 Pasir Gudang saw two serious air pollution incidents in succession (the March incident, the illegal dumping of chemical waste into Sungai Kim Kim, forced more than a hundred schools in the vicinity to close and sent thousands of people to hospital), and the industrial area is still operating normally. Although the project itself was only completed in 2022 and did not exist when the incidents occurred, this regional risk factor has not disappeared with time; it has a real effect on the decisions of buyers and tenants with children, and over the long term it may depress the rental premium of units here relative to areas without pollution risk.
⚠Very few market listings, the lowest data transparency in the area
At the time of checking, Amber Height had only 4 units for sale and 6 for rent listed on PropertyGuru, a far smaller sample than other projects in the same area. That creates two practical problems: first, it is currently hard to find enough recent transactions to use as a pricing reference, so you depend more on an agent's first-hand information than on public data when negotiating; second, when you come to sell, prospective buyers will find equally few historical transaction records, and the bank's valuation may also be conservative for lack of comparables, affecting the loan margin you can obtain.
⚠Far from the CIQ and the city centre, unsuitable for frequent trips to Singapore or the city centre
The project is about 22-25 km from the CIQ, and official material describes the drive as roughly 30-35 minutes via Lebuhraya Pasir Gudang and Jalan Kempas Lama. That is an estimate under normal traffic; with morning and evening peaks plus queuing at the checkpoint, the actual time will be noticeably longer. If convenience of commuting to Singapore is the core consideration behind your purchase, this distance will materially reduce the living experience, and when letting long term you will be limited to local employees or students, making it hard to attract the cross-border commuter tenants willing to pay higher rents.
⚠Only a few years old, with no completed major-repair cycle and no historical data on sinking fund adequacy
The project was only completed in 2022, three or four years ago, and has not yet been through the first major-repair cycle for lifts, water pumps, the facade and similar items, so there is no historical data on how much the sinking fund has actually accumulated or whether the maintenance fee is sufficient. When major repairs are genuinely needed in future, owners may face a one-off special levy if the sinking fund is inadequate, and the amount cannot be estimated at this stage.
What else is there around Permas Jaya / Masai / Seri Alam?
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 |
|---|---|---|---|---|---|---|
| Amber Height (Amber Heights Apartment) ← | 2023 | Freehold | 240 | RM460–472 | RM360,000 – RM500,000 | 5.5% |
| D'Ambience Residences (Pangsapuri Ikatan Flora) | 2014 | Freehold | 780 | RM400–632 | RM300,000 – RM720,000 | 4.0% |
| The Straits View Condominium | 2014 | Freehold | 120 | RM338–618 | RM360,000 – RM1,540,000 | 4.9% |
| Permas Ville Apartment (Block A / Block B) | 2005 | Freehold | — | RM380–515 | RM420,000 – RM600,000 | 3.8% |
| Central Residences @ Permas Ville | 2023 | Freehold | 291 | RM642–662 | — | — |
| Pan Vista Condominium | 1994 | Freehold | 315 | RM269–446 | RM300,000 – RM490,000 | 7.3% |
| Fair View Apartment | 2003 | Freehold | 164 | RM324–456 | RM335,000 – RM540,000 | 3.5–4.5% |
Full list on the Permas Jaya / Masai / Seri Alam 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. Amber Height (Amber Heights Apartment) 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 Amber Height (Amber Heights Apartment) cost on the resale market?
As at September 2026, Amber Height (Amber Heights Apartment) resale listings run RM360,000 to RM500,000, with a mid-market level around RM430,000 and transacted PSF of RM460–472. By layout: Standard layout (area not verified) RM360,000–RM500,000. Within one layout the spread comes from floor, facing and condition — WhatsApp me for the live list.
What are rents and yields at Amber Height (Amber Heights Apartment)?
Whole-unit rents run RM1,900 – RM2,400 a month. That is a gross yield of about 5.5% — gross, so after maintenance, assessment, quit rent, insurance and vacancy, net yield is typically 0.8–1.2 points lower.
Is Amber Height (Amber Heights Apartment) freehold, and can foreigners buy?
Amber Height (Amber Heights Apartment) 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 Amber Height (Amber Heights Apartment) completed and who built it?
Amber Height (Amber Heights Apartment) was completed in 2023 and is occupied resale stock: 2 block(s), 16 storeys, 240 units (housing ministry TEDUH records 3778-36 and 3778-43; CCC for both blocks 17 May 2023). Developer: UM Land（United Malayan Land Bhd）. UM Land sits under Main Market-listed Boustead Holdings and is a long-established developer with more than half a century of history. It is one of the main developers of the Bandar Seri Alam township, with projects across several established Johor Bahru townships and a steady reputation. Amber Height won the PropertyGuru Asia Property Awards “Best Condo/Apartment Development (Southern) Malaysia 2020”.
How is transport at Amber Height (Amber Heights Apartment), and how far is the checkpoint?
about 23–26 km (estimated); about 22–25 km, roughly a 30–35 minute drive (per the developer, via Lebuhraya Pasir Gudang / Jalan Kempas Lama); not yet verified
What layouts does Amber Height (Amber Heights Apartment) have?
1 layout: Standard layout area not verified (2BR). I can supply the developer’s official floor plans — WhatsApp me the layout you want to see.
What is the maintenance fee at Amber Height (Amber Heights Apartment), and what facilities are there?
This project does not publish its maintenance fee, and a sweep of PropertyGuru and Mudah sale listings turned up no figure either. Across 47 completed Johor Bahru condos the measured range is RM0.22–0.42 per sq ft per month (median about RM0.31); projects completed from 2013 onward mostly fall in RM0.27–0.40 (typical RM0.34). Note that the two groups’ medians differ by only about RM0.09 and their ranges overlap heavily — roughly one project in seven is an exception — so age alone does not settle the figure. This page’s layout areas are not yet verified, so no monthly figure is estimated; the above is a comparable range, not this project’s billed rate. Ask the management office for the latest fee notice and the audited accounts. Facilities include: Covered car park, 24-hour security, Gymnasium, Swimming pool, Sports court, Children’s playground.
Who is Amber Height (Amber Heights Apartment) suitable for?
Owner-occupier families wanting newly completed, low-density stock (completed 2022, only 240 units); Buyers who weigh build quality and reputation, given the project’s award
What are the risks of buying at Amber Height (Amber Heights Apartment)?
Few market listings and low data transparency (descriptions of unit size and title type are contradictory); Far from the city centre and CIQ, so commuting costs are high; The official page describes the title inconsistently, mixing freehold and leasehold; verify the formal title documents before purchase
What malls, schools and hospitals are near Amber Height (Amber Heights Apartment)?
Malls: Pasaraya Jiason, Seri Cerah Enterprise, Sun Star. Schools: Sekolah Kebangsaan Bandar Seri Alam, SJK(C) Nam Heng. Hospitals: Klinik Komuniti Bandar Sri Alam (government community clinic, in-township), Regency Specialist Hospital (private, in-township), Hospital Pasir Gudang (public general hospital), Klinik Kesihatan Masai (government clinic).
Is Amber Height freehold or leasehold? Why do the two accounts differ?
This is an important question that must be settled before you pay a deposit. The information table on the official PropertyGuru project page states Tenure as Freehold, but the project description on the same page reads "Amber Height is a leasehold apartment" and carries a link to the leasehold category page – the two pieces of information contradict each other. This contradiction cannot be resolved by guesswork; you must require the developer or your conveyancing lawyer to produce the formal title document, or go directly to the Johor land office for an official title search (Carian Rasmi) to confirm it. Tenure type directly affects the bank's loan tenure and how easily you can resell in future, so treat this as a mandatory check before paying a deposit rather than a surprise you discover after signing.
Is this close to the Pasir Gudang industrial area? Will there be odours or air pollution problems?
Bandar Seri Alam, where Amber Height sits, adjoins the Pasir Gudang industrial belt. In 2019 the area saw two serious air pollution incidents (the illegal dumping of chemical waste into Sungai Kim Kim in March and a second wave of air pollution in June), causing large-scale school closures and residents needing medical treatment, and the industrial area is still operating normally. Although this project was completed after those incidents, that does not mean there is no possibility of something similar happening again. If you or your family are sensitive to air quality, check the historical Air Pollutant Index data from the Department of Environment (DOE) Malaysia before buying, and ask neighbours in person what conditions are actually like day to day.
With so few listings, will it be hard to resell?
At the time of checking, this project had only single-digit numbers of sale and rental listings on PropertyGuru, clearly fewer than other larger projects in the same area. The direct effects of a small sample are that you have limited transactions to reference when negotiating now, and the bank may be conservative in its valuation for lack of comparables; when you come to sell, you will likewise face a smaller buyer pool and a potentially longer time to transact. That does not mean it cannot be sold at all, but you need a more conservative expectation of liquidity and a larger margin of safety in your purchase price.
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