Greenfield Regency
Resale listings here run from RM265,000 to RM935,000 — a spread of RM670,000. 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), 23–33 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 RM265,000 – RM935,000, with a mid-market level around RM540,000; transacted PSF sits at RM420–600 psf. Whole-unit rents are RM1,300 – RM3,600 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) · 23–33 storeys (four blocks 23–24 storeys, Block E 33 storeys; storeys per KPKT TEDUH 11711-1)
- Layouts
- 3See price table below
- Maintenance
- about RM0.22 psf per monthConfirm with the management office
- Asking PSF
- RM420–600Agent-corrected asking 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
- 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)
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 RM540,000, the top of market reaches RM935,000 — 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 | RM265,000 – RM420,000 | RM442–866 | RM1,300 – 1,900 |
| 3-bedroom serviced apartment | 960 sf | 3BR · 2 bath | RM420,000 – RM660,000 | RM438–688 | RM1,900 – 2,750 |
| 4-bedroom duplex | 2160 sf | 4BR · 3 bath | RM660,000 – RM935,000 | RM306–433 | RM2,750 – 3,600 |
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: RM350–500 psf; this page uses RM420–600 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 Greenfield Regency 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 Kean Leng Group (keanlenggroup.com); copyright Kean Leng Group.
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: RM1,300 to RM3,600 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
Five separate lift cores, rather than one block packed with people
According to iProperty's editorial site visit material of June 2025, four of the project's five blocks are 23–24 storeys and one (Block E) is 33 storeys, with each block having its own lift core, so vertical circulation is spread across five sets of lifts rather than concentrated in one block. Parking is also arranged by block: levels 1–6 of Blocks A to D are covered parking, while Block E has parking on levels 1–5 and, on level 6, a swimming pool, gym and playground exclusive to that block. In practice this means that unless you buy on a high floor of the 33-storey block, morning and evening lift waits will be shorter than at a comparable single-block high-density project in the same area.
Layouts from 476 sq ft to 2,160 sq ft, covering three budget levels at one address
iProperty lists six layouts: studio (from 476–485 sq ft), 3-bedroom family suite, 3+1-bedroom family suite, studio duplex, 3-bedroom duplex and 4-bedroom duplex (up to 2,160 sq ft). In the Tampoi–Skudai area, few projects offer both compact studios and duplex penthouses at a single freehold address. The practical benefit to you is a wider buyer pool on resale: you can sell either to an investor wanting a small unit to let or to an owner-occupier family wanting space.
Maintenance fee of RM0.22 per sq ft per month, at the lower end for high-rises in this area
The maintenance fee verified by the iProperty editorial team is RM0.22 per sq ft per month (consistent with the base data). In absolute terms: about RM105 a month for a 476 sq ft studio, about RM211 a month for a 961 sq ft 3-bedroom, and about RM475 a month for a 2,160 sq ft duplex. Note that a low maintenance fee cuts both ways — the facilities include two large swimming pools, two wading pools, a tennis court, a basketball court, a gym and a jogging track, and the cost of maintaining them does not disappear simply because the charge is low. Over time a low rate usually shows up in an inadequate sinking fund and in the condition of the common areas, so walk the facilities yourself when you view.
KiP Mart and a primary school within walking distance, 1.1 km to Paradigm Mall
Distances verified by iProperty: KiP Mart Tampoi about 950 m, Paradigm Mall JB about 1.1 km, Sutera Mall about 1.6 km, Perling Mall about 5 km; SK Taman Tampoi Utama about 500 m, Wawasan Open University about 1 km, and SJK(C) Kuo Kuang 2 within about 3 km. There are shophouses and restaurants within 200 m opposite the project. Note that the base data stating "Paradigm Mall about 2–3 km" is wrong; it is about 1.1 km, and the 2021 resident review describing it as "opposite paradigm JB" is close to the truth.
🏊 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
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. 2 in total — 1 positive, 1 critical.
「located along jalan skudai, easy to go anywhere in jb. opposite paradigm JB, walking distance to kip mart near to commercial area sutera utama」
— Sow -, PropertyGuru resident review 5/5, 21 June 2021「Can't use the walk way out of the lobby and the bike parking outside of the lobbys the some of the residence throwing glass and bottles from up theirs residence .. Im the of the victim and the children's also waiting for their transport near lobby .. If any one die means then only the management will take action or install CCTV .. Management is waiting to someone die first」
— Durgah Dass, PropertyGuru resident review 0/5, 1 November 2025Reviews 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
- KiP Mart Tampoi bus stopThe nearest bus stop; Causeway Link takes about 18 minutes off-peak from here to JB Sentral (verified by the iProperty editorial team)about 950 m
- Paradigm Mall bus stopAn interchange point with more frequent services, reachable on foot or by bicycleabout 1.1 km
- Johor–Singapore Causeway / CIQ checkpointAbout a 15–20 minute drive off-peak (iProperty editorial team); traffic towards the checkpoint is noticeably congested between 7:30 and 9:00 am15–20 minute drive off-peak
- Johor Bahru city centreAbout a 10–15 minute drive off-peakabout 9 km
- Nearest railway stationNo rail station within walking distance; JB Sentral suspended train services from 11 June 2026 for RTS works, with KTMB substituting shuttle buses and the interchange hub moved to Kempas Baru stationno station within walking distance
🛍️ Shopping & dining
- Shophouses and restaurants opposite the projectThe most practical circle for everyday meals and grocerieswithin about 200 m
- KiP Mart TampoiMainly local fresh produce and budget general goods, within walking distanceabout 950 m
- Paradigm Mall Johor BahruThe largest mall in the Skudai area, with 6 retail levels plus a mezzanine, a 16-screen cinema and an ice rink; net lettable area of 1,292,956 sq ft and an occupancy rate of 99.3% as at 31 March 2025 (Paradigm REIT public disclosure)about 1.1 km
- Sutera MallThe neighbourhood mall for Taman Sutera Utama, with a dense concentration of supermarkets and tuition centresabout 1.6 km
- Perling MallAn established neighbourhood mall; requires drivingwithin about 5 km
🎓 Schools
- SK Taman Tampoi UtamaNational primary school, within walking distance, the most tangible advantage of this project for families with childrenabout 500 m
- Wawasan Open University (Johor Bahru learning centre)Mainly adult and part-time studyabout 1 km
- SJK(C) Kuo Kuang 2The Chinese primary school option in this areawithin about 3 km
- SK Taman Bukit MewahThe national primary school in Taman Bukit Mewah behind Paradigm Mall (address: Jalan Mewah Ria 3/1)in the Paradigm Mall area, about 1–2 km
- Southern University CollegePrivate college, the nearest higher-education institution in this areaabout 2–6 km
🏥 Healthcare
- Hospital Permai Johor BahruImportant note: this is a 1,400-bed public psychiatric hospital (36 wards), not a general emergency hospital; located at Jalan Tampoi / Jalan Persiaran Kempas Baru, 81200 Johor Bahru, in the same postal district as the projectsame postal district (81200), about 7 km from Johor Bahru city centre; the actual distance to the project should be confirmed by navigation
- KPJ Puteri Specialist HospitalPrivate specialist hospital, 158 beds, at 33, Jalan Tun Abdul Razak (Susur 5), 80350 Johor Bahru, in the Larkin areaabout a 2-minute drive from Larkin bus terminal; reached from this project via Jalan Skudai, distance to be confirmed by navigation
- iHospital @ Paradigm Mall JBA medical facility inside Paradigm Mall, the most convenient point for routine outpatient careabout 1.1 km (that is, the Paradigm Mall location)
- Perling Specialist HospitalA private hospital in Taman Perling, the nearest one to the west of this areain Taman Perling, requires driving; distance to be confirmed by navigation
- Regency Specialist HospitalOne of the main private general hospitals in Johor Bahru; its website states it is about 15 minutes from both the Woodlands checkpoint in Singapore and the city centrerequires driving; distance to be confirmed by navigation
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.
Owner-occupier families on a limited budget who want freehold tenure and a primary school within walking distance
SK Taman Tampoi Utama about 500 m away, KiP Mart about 950 m and Paradigm Mall about 1.1 km, together with freehold tenure and a low maintenance fee of RM0.22 per sq ft, is a combination that is not easy to assemble at this price in Johor Bahru. What you have to accept is that the building completed in 2014, so at 12 years old the first round of major works (lifts, water pumps, fire systems) is imminent and a special levy is possible; and that utilities and assessment on commercial title will cost more than an ordinary residential condominium over the long run.
Investors buying a studio to let who are prepared to accept extended vacancy
iRumah puts the recent median for the 476 sq ft studio at about RM550 psf with asking rents of about RM1,600 a month, making it the most liquid layout in the project, and iRumah records an overall rental yield of about 6.64% in 2025 (5.87% in 2024). But the same platform also shows the project's historical low yield of 4.2% in 2021 — returns swing. What really has to be built into the numbers is the 302 rental listings on PropertyGuru: pricing must track the market, and your cash flow should be tested using 2 months of vacancy.
Buyers looking for a large duplex who do not mind the building's age
There are very few options in the Tampoi–Skudai area for buying a 2,160 sq ft freehold duplex, and this is one of the few products here that is hard to substitute. The price is the weakest liquidity: the buyer pool for this layout is small, and iRumah data shows a recent median of only RM400 psf for the 3-bedroom 1,188 sq ft, clearly below the studio's RM550 psf — the per-square-foot price of large units is discounted here, and you should treat that discount as a condition of entry rather than a surprise.
Not suitable for: car-free tenants or buyers who depend entirely on public transport
iProperty states expressly that this project has no rail station within walking distance and that the nearest bus stop is about 950 m away, while JB Sentral has been suspended since 11 June 2026 for RTS works and replaced by shuttle buses. If you buy to let to car-free Singapore commuters, the commuting experience during this transition period will show up directly in your rent and your renewal rate. Time the commute yourself on a weekday morning before deciding whether to buy.
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.
⚠161 units for sale and 302 for rent on PropertyGuru, while the total unit count itself has two versions
The PropertyGuru project page (checked September 2026) shows 161 units for sale and 302 units for rent. The problem is that the denominator is uncertain: the descriptive text on PropertyGuru, iProperty and EdgeProp all says 561 units, but EdgeProp's data panel and iRumah both say 1,102 units. On 561, the units for sale are 28.7% and those for rent 53.8%; on 1,102, they are 14.6% and 27.4%. Both calculations lead to the same conclusion: rental listings far outnumber listings for sale, meaning this is a community held up by tenants. When you come to let, you are competing for the same tenants against two or three hundred owners in the same building, and rental bargaining power sits with tenants; when you come to sell, buyers know that more than a hundred alternatives are available at any time. Over the same period iProperty showed 104 for sale and 173 for rent, and the inconsistency between portals is further reason not to rely on a single platform.
⚠Auction properties (lelong) are frequent: 5 of the last 8 for-sale listings on iRumah are auctions
In the iRumah for-sale listing list for Greenfield Regency, the auction lots appearing between January 2025 and March 2026 include: 21 January 2025, 603 sq ft, RM210,000; 17 May 2025, 1,087 sq ft, RM460,000; 3 September 2025, 947 sq ft, RM430,000; 4 October 2025, 963 sq ft, RM390,000; and 18 March 2026, 963 sq ft, RM390,000. Frequent auction lots hit your wallet in two direct ways: first, a group of owners in this building cannot keep up their monthly instalments, which shows that actual rental returns are not as steady as advertised; second, auction reserve prices become the reference point for the bank's valuer and for the next buyer, so you buy at market price but have to compete with auction prices when you sell.
⚠A serviced apartment on commercial title: electricity, water and assessment cost noticeably more than a residential condominium over the long run
The iProperty editorial team expressly records the tenure type here as commercial strata and the product classification as serviced residence, and lists "commercial title utility tariffs" as one of the project's main trade-offs. Serviced apartments in Malaysia are charged commercial electricity tariffs, generally about 50% above residential rates; the minimum monthly water charge is about RM35 for commercial against about RM6 for residential; and local authorities typically levy assessment on serviced apartments at 1.5–2 times the rate applied to residential condominiums. On an owner-occupier household with an estimated RM250 a month in electricity, the extra paid on commercial rates over a year runs from several hundred to over a thousand ringgit, deducted straight from your net return.
⚠An overall PropertyGuru rating of only 2.5/5, with the most recent review about a safety issue
The PropertyGuru review page (checked September 2026) shows an overall score of 2.5/5 based on 2 reviews, with all six sub-categories (Interior/Units, Common Areas, Condo Facilities, Transport Links, Nearby Amenities, Management) at 2.5. A sample of only 2 is statistically insufficient to draw a conclusion, but the content is worth reading: on 1 November 2025 Durgah Dass gave a score of 0, complaining that residents were throwing glass and bottles from upper floors onto the walkway outside the lobby and the bicycle parking area, where children were waiting for transport, and stating that management had neither installed CCTV nor taken action. If such an incident does occur, the most immediate consequences are tenants moving out, rents dropping a level, and the management office being forced to add security and CCTV spending, paid for out of the maintenance fee.
⚠No rail station within walking distance, and JB Sentral suspended from 11 June 2026
The iProperty editorial team notes that this project has no railway station within walking distance; the nearest bus stops are KiP Mart Tampoi at about 950 m and the Paradigm Mall bus stop at about 1.1 km, and Causeway Link takes about 18 minutes off-peak from the KiP Mart stop to JB Sentral. The variable is this: according to Malay Mail and Wikipedia, JB Sentral station suspended train services from 11 June 2026 to accommodate RTS Link works, with KTMB substituting shuttle buses to the city centre and the interchange hub moving to Kempas Baru station. For car-free residents and tenants who depend on public transport, both the cost and the time of commuting will rise during this transition period, and this area is already heavily dependent on driving.
⚠Two versions of the completion year (2014 vs 2016), and the developer has built only this one project
The PropertyGuru project page and iProperty both state "Completed in 2014", and the iProperty editorial text also gives 2014 as the completion year; the 2016 figure in the base data has no source support, so this file takes 2014, meaning that by 2026 the building is 12 years old and the first overhaul cycle for lifts, water pumps and fire systems has arrived. Second: iRumah records that the developer Alpha Astral Sdn Bhd "has built only this project in Malaysia", with the parent group being Johor builder Kean Leng Group, established in 1986. A single-project developer means you cannot judge construction quality or after-sales service from its other work, the defect liability period expired long ago, and every structural and leakage problem is now carried by the owners and the management office.
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 | RM420–600 | RM265,000 – RM935,000 | 6.0–6.6% |
| 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% |
| Amberside @ Country Garden Danga Bay | 2017 | Freehold | — | RM480–840 | RM670,000 – RM2,040,000 | 4.0–5.5% |
| Kipark Apartment (KIP Villa Indah) | 2008 | Leasehold | 196 | RM360–504 | RM350,000 – RM480,000 | 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 13 questions buyers ask me most
How much does Greenfield Regency cost on the resale market?
As at September 2026, Greenfield Regency resale listings run RM265,000 to RM935,000, with a mid-market level around RM540,000 and transacted PSF of RM420–600. By layout: Studio (485-600 sf) RM265,000–RM420,000; 3-bedroom serviced apartment (960 sf) RM420,000–RM660,000; 4-bedroom duplex (2160 sf) RM660,000–RM935,000. 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 RM1,300 – RM3,600 a month. That is a gross yield of about 6.0% – 6.6% — gross, so 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), 23–33 storeys (four blocks 23–24 storeys, Block E 33 storeys; storeys per KPKT TEDUH registration 11711-1), 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: 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).
Does this project have 561 units or 1,102? Why does every website give a different figure?
Both figures are in circulation: the project pages on PropertyGuru and iProperty and the descriptive text on EdgeProp all say 561 units (5 blocks, four of 23–24 storeys and one of 33 storeys); but EdgeProp's data fields and iRumah both say 1,102 units. No public source explains the difference. Possible reasons are that the number of parcels registered in the strata scheme is counted on a different basis from the number of residential units, or that some sources include the adjacent Dedaun Hijau (EdgeProp registers the project as "Dedaun Hijau (Greenfield Regency)"). The figure matters to you because it is the denominator for "what share do the 161 units for sale represent": 28.7% on 561, 14.6% on 1,102. Before buying, ask the management office for the strata roll or the schedule of parcels and rely on the official registration, not on website figures, when calculating your return.
Was it completed in 2014 or 2016? What difference does that make to my purchase?
The PropertyGuru project page says "Apartment Completion 2014", iProperty also says "Completed in 2014", and the iProperty editorial text of June 2025 likewise gives 2014. The 2016 figure in the base data has no source support, so this file takes 2014. The difference matters in two places: first, the defect liability period ended long ago, so any leak, cracking or wiring problem is now carried by the owners and the management office; second, 12 years is exactly where the first overhaul cycle for lifts, water pumps, fire systems and the external walls falls, and works of that kind often require a special levy. When viewing, be sure to ask the management office for the financial statements for the past two years and establish the sinking fund balance and any near-term overhaul plans.
Paradigm Mall is right downstairs, so why are prices here still so much lower than at Paradigm Residence?
First, the distance is not "downstairs": iProperty verifies that Greenfield Regency is about 1.1 km from Paradigm Mall, not adjacent to it; Paradigm Residence is the one actually built above the mall. Second, the product and the age differ: Greenfield Regency completed in 2014 at a launch price of about RM250 psf and currently has an EdgeProp transaction median of RM481 psf, while Paradigm Residence completed in 2022 with an EdgeProp transaction median of RM810 psf. Third, Greenfield Regency scores only 2.5/5 on PropertyGuru and has frequent auction lots, so the market has already priced in the management and security problems. Cheap is cheap for a reason; check each of those reasons one by one before buying, rather than looking only at the per-square-foot figure.
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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