Greenfield Regency
Resale listings here run from RM220,000 to RM780,000 — a spread of RM560,000. 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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Greenfield Regency in 30 seconds
Greenfield Regency is a freehold condominium in Tampoi, Johor Bahru, Malaysia, developed by Alpha Astral (development arm; full parent company name to be verified) and completed in 2016. It comprises 5 block(s), — storeys and 561 units. Address: Jalan Skudai Lama, Taman Tampoi Indah, 81200 Johor Bahru.
Layouts run 485 to 2,160 sq ft across 3 types. As at September 2026, resale listings range RM220,000 – RM780,000, with a mid-market level around RM450,000; transacted PSF sits at RM350–500 psf. Whole-unit rents are RM1,100 – RM3,000 a month, a gross yield of 6.0% – 6.6%. Maintenance: about RM0.22 psf per month.
Transport position: About a 10-15 minute drive to RTS Bukit Chagar
What kind of project is Greenfield Regency?
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
- Alpha Astral (development arm; full parent company name to be verified)Alpha Astral (development arm; full parent company name to be verified)
- Completed
- 2016Completed · resale stock
- Tenure
- FreeholdOpen to foreign buyers (min-price rules apply)
- Total units
- 5615 block(s) · — storeys
- Layouts
- 3See price table below
- Maintenance
- about RM0.22 psf per monthConfirm with the management office
- Transacted PSF
- RM350–500Recent resale range
- Gross yield
- 6.0–6.6%Whole-unit basis
A mid-sized regional developer; further detail on the company's history and other projects is not yet verified.
Tampoi — what is around you
Full address: Jalan Skudai Lama, Taman Tampoi Indah, 81200 Johor Bahru (81200). Location decides who rents from you — and how easily you resell.
🚉 Getting around
- 🚉 RTS / railAbout a 10-15 minute drive to RTS Bukit Chagar
- 🛂 Checkpoint (CIQ)About a 10-15 minute drive to CIQ
- 🚌 Other transportAbout a 15-20 minute drive to the Second Link (Tuas)
🛍️ Malls & shopping
- Paradigm Mall Johor Bahru (about 2-3 km)
🎓 Schools
- Not yet verified
🏥 Hospitals
- Not yet verified
3 layouts, from 485 to 2,160 sq ft
The table shows the current resale price band and rent band for each layout. Mid-market sits around RM450,000, the top of market reaches RM780,000 — within one layout the spread comes down to floor, facing and condition.
| Layout | Area | Bed / Bath | Resale price band | PSF | Monthly rent |
|---|---|---|---|---|---|
| Studio | 485-600 sf | 1BR · 1 bath | RM220,000 – RM350,000 | RM454–722 | RM1,100 – 1,600 |
| 3-bedroom serviced apartment | 960 sf | 3BR · 2 bath | RM350,000 – RM550,000 | RM365–573 | RM1,600 – 2,300 |
| 4-bedroom duplex | 2160 sf | 4BR · 3 bath | RM550,000 – RM780,000 | RM255–361 | RM2,300 – 3,000 |
Bands combine September 2026 listings with recent transactions; they are not live quotes. Actual prices depend on floor, facing, condition and negotiation.
Price range by layout
Bar spans the low to the high end of the market for that layout · in Ringgit
Rents: RM1,100 to RM3,000 a month
Whole-unit gross yield runs about 6.0% – 6.6%. 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 Greenfield Regency, 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 Greenfield Regency its value
Rental yield has risen over the past year from 5.87% (2024) to about 6.64% (2026), reflecting stronger rental demand in the area
Comprehensive facilities, freehold title and a wide range of layouts (studio to 4-bedroom duplex) support liquidity
🏊 Facilities
- 2 large swimming pools
- 2 wading/lap pools
- 2 children's wading pools
- Gym
- Yoga deck
- Reading room
- Billiards room
- Indoor and outdoor children's playgrounds
- Jogging track
- Tennis court
- Basketball court
- Multipurpose hall
- Cafe
- Convenience store
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.
Mid-budget owner-occupiers and investors looking for full facilities and good value
Studio units suited to single tenants and students
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.
At 561 units the development is large, so secondary supply is also heavy; there is room to negotiate, but the ceiling on capital growth is limited
Some low-floor units and orientations have an ordinary outlook
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 |
|---|---|---|---|---|---|---|
| Greenfield Regency ← | 2016 | Freehold | 561 | RM350–500 | RM220,000 – RM780,000 | 6.0–6.6% |
| Tropez Residences @ Tropicana Danga Bay | 2014 | Freehold | 1,149 | RM500–750 | RM360,000 – RM900,000 | 4.5–6.0% |
| Bay Laurel @ Country Garden Danga Bay | 2017 | Freehold | — | RM350–550 | RM345,000 – RM800,000 | 4.0–5.5% |
| Royal Strand @ Country Garden Danga Bay | 2017 | Freehold | — | RM372–533 | RM530,000 – RM860,000 | 4.0–5.5% |
| Amberside @ Country Garden Danga Bay | 2017 | Freehold | — | RM400–700 | RM560,000 – RM1,700,000 | 4.0–5.5% |
| One Danga Residences | 2015 | Freehold | 618 | — | RM300,000 – RM500,000 | — |
| Kipark Apartment (KIP Villa Indah) | 2008 | Leasehold | 196 | RM300–420 | RM290,000 – RM400,000 | 5.0–6.5% |
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. Greenfield Regency 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 10 questions buyers ask me most
How much does Greenfield Regency cost on the resale market?
As at September 2026, Greenfield Regency resale listings run RM220,000 to RM780,000, with a mid-market level around RM450,000 and transacted PSF of RM350–500. By layout: Studio (485-600 sf) RM220,000–RM350,000; 3-bedroom serviced apartment (960 sf) RM350,000–RM550,000; 4-bedroom duplex (2160 sf) RM550,000–RM780,000. Within one layout the spread comes from floor, facing and condition — WhatsApp me for the live list.
What are rents and yields at Greenfield Regency?
Whole-unit rents run RM1,100 – RM3,000 a month, a gross yield of about 6.0% – 6.6%. That is gross: after maintenance, assessment, quit rent, insurance and vacancy, net yield is typically 0.8–1.2 points lower.
Is Greenfield Regency freehold, and can foreigners buy?
Greenfield Regency 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 Greenfield Regency completed and who built it?
Greenfield Regency was completed in 2016 and is occupied resale stock: 5 block(s), — storeys, 561 units. Developer: Alpha Astral (development arm; full parent company name to be verified). A mid-sized regional developer; further detail on the company’s history and other projects is not yet verified.
How is transport at Greenfield Regency, and how far is the checkpoint?
About a 10-15 minute drive to RTS Bukit Chagar; About a 10-15 minute drive to CIQ; About a 15-20 minute drive to the Second Link (Tuas)
What layouts does Greenfield Regency have?
3 layouts: Studio 485-600 sf (1BR), 3-bedroom serviced apartment 960 sf (3BR), 4-bedroom duplex 2160 sf (4BR). Areas run 485 to 2,160 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 Greenfield Regency, and what facilities are there?
Maintenance is about about RM0.22 psf per month (confirm with the management office). Facilities include: 2 large swimming pools, 2 wading/lap pools, 2 children’s wading pools, Gym, Yoga deck, Reading room, Billiards room, Indoor and outdoor children’s playgrounds, Jogging track, Tennis court, Basketball court, Multipurpose hall, Cafe, Convenience store.
Who is Greenfield Regency suitable for?
Mid-budget owner-occupiers and investors looking for full facilities and good value; Studio units suited to single tenants and students
What are the risks of buying at Greenfield Regency?
At 561 units the development is large, so secondary supply is also heavy; there is room to negotiate, but the ceiling on capital growth is limited; Some low-floor units and orientations have an ordinary outlook
What malls, schools and hospitals are near Greenfield Regency?
Malls: Paradigm Mall Johor Bahru (about 2-3 km). Schools: Not yet verified. Hospitals: Not yet verified.
Get the units actually for sale, sent to your phone
This page gives you the market bands. What you actually need is the Greenfield Regency units on the market today — which floor, which facing, what condition, what the owner is asking and how much room there is. Tap below and I will put it together for you.
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