Jentayu Residensi @ Tampoi
Resale listings here run from RM335,000 to RM540,000 — a spread of RM205,000. 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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Jentayu Residensi @ Tampoi in 30 seconds
Jentayu Residensi @ Tampoi is a freehold condominium in Tampoi Utara, Johor Bahru, Malaysia, developed by Achwell Property Sdn Bhd and completed in 2014 (housing ministry TEDUH record 11357-1, CCC 24 July 2014). It comprises 2 block(s), 17 storeys and 512 units. Address: Jalan Tampoi, 81200 Johor Bahru, Johor.
Layouts run 900 to 1,100 sq ft across 1 types. As at September 2026, resale listings range RM335,000 – RM540,000, with a mid-market level around RM437,500; transacted PSF sits at RM326–569 psf. Whole-unit rents are RM1,300 – RM2,050 a month, a gross yield of 5.5% – 6.5%. 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). Applied to this page’s 900–1,100 sq ft layouts that works out to roughly RM245 – RM440 a month — an estimate, not a billed figure. One single source: in September 2026 three agents quoted RM230+/- and RM251 a month for the same 954 sq ft unit (about RM0.24–0.26 psf); because all three point to one unit this is not independent corroboration — unverified. Ask the management office for the latest fee notice and the audited accounts.
Transport position: about 7–9 km from Bukit Chagar RTS station, roughly a 15–20 minute drive
Official median transacted price (historical reference): RM395,000 (389 psf), period 21 March 2024 – 28 February 2025 (22 transactions), source brickz.my (sourced from NAPIC / JPPH), quartile range RM300,000–490,000. This is one of the most internally consistent projects on this list: the RM389 psf from brickz almost coincides with EdgeProp's RM392 psf over the past 48 months (range RM364–434), so it can be used with confidence. EdgeProp gives an implied rental yield of 5.82%, a historical high of RM536 psf (January 2025, 915 sq ft) and a historical low of RM230 psf (January 2020, 1,109 sq ft). iRumah's basis is slightly lower (3-bedroom 954 sq ft median about RM370 psf, 2-bedroom 527 sq ft about RM240 psf, yield 5.68%), and PropertyGuru's asking psf is RM353–470. The launch price was about RM240 psf, so the psf has risen about 60% since completion — one of the most verifiable records of value growth on this list. Note that iRumah shows several recent auction listings: RM351,000 in September 2026, RM324,000 in May 2025, RM360,000 in April 2025 and RM332,100 in March 2025. Note: official data lags 6–12 months between transaction and publication. The price and rent tables on this page use agent-corrected figures, about 20% above published data — that is what you would actually pay today.
What kind of project is Jentayu Residensi @ Tampoi?
Every line below can be checked against the developer and official records. This is a completed 2014 project — you are buying a real unit you can walk into, not a rendering.
- Developer
- Achwell Property Sdn BhdAchwell Property Sdn Bhd
- Completed
- 2014TEDUH register: CCC 24 Jul 2014
- Tenure
- FreeholdOpen to foreign buyers (min-price rules apply)
- Total units
- 5122 block(s) · 17 storeys (TEDUH 11357-1)
- Layouts
- 1See price table below
- Maintenance
- Not published · est. RM245–440/monthMeasured range across 47 completed JB condos: RM0.22–0.42 psf (median RM0.31); post-2013 projects mostly RM0.27–0.40. Single source quotes RM230+/-–251/month for one 954 sq ft unit (≈RM0.24–0.26 psf) — unverified. Estimate only — confirm with the management office
- Asking PSF
- RM326–569Agent-corrected asking range
- Gross yield
- 5.5–6.5%Whole-unit basis
A small to mid-sized local developer for which this project is one of its main works. Public information on its reputation is limited.
Tampoi Utara — what is around you
Full address: Jalan Tampoi, 81200 Johor Bahru, Johor (81200). Location decides who rents from you — and how easily you resell.
🚉 Getting around
- 🚉 RTS / railabout 7–9 km from Bukit Chagar RTS station, roughly a 15–20 minute drive
- 🛂 Checkpoint (CIQ)about 7–9 km from CIQ
- 🚌 Other transportReached via Jalan Tampoi and the Tebrau Highway into the city
🛍️ Malls & shopping
- Paradigm Mall Johor Bahru
- KIP Mart Tampoi
🎓 Schools
- SJK(C) Tampoi (Chinese primary)
- SMK Sri Rahmat (national secondary)
- SK Perumahan Tampoi 2 (national primary)
- SK Kempas (national primary)
- SJK(C) Kempas Baru (Chinese primary)
🏥 Hospitals
- Klinik Kesihatan Tampoi (government clinic)
- Klinik Kesihatan Kempas (government clinic)
- KPJ Puteri Specialist Hospital (nearest private specialist)
- Hospital Sultanah Aminah (nearest public general hospital)
1 layout, from 900 to 1,100 sq ft
The table shows the current resale price band and rent band for each layout. Mid-market sits around RM437,500, the top of market reaches RM540,000 — within one layout the spread comes down to floor, facing and condition.
| Layout | Area | Bed / Bath | Resale price band | PSF | Monthly rent |
|---|---|---|---|---|---|
| Medium layout | 900-1100 sf | 3BR · 2 bath | RM335,000 – RM540,000 | RM305–600 | RM1,300 – 2,050 |
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: RM272–474 psf; this page uses RM326–569 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 Jentayu Residensi @ Tampoi 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 the Jentayu Residensi project site and Gadang Holdings Berhad; copyright the developer.
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.
Rents: RM1,300 to RM2,050 a month
Whole-unit gross yield runs about 5.5% – 6.5%. 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 Jentayu Residensi @ Tampoi, 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 Jentayu Residensi @ Tampoi its value
Two 23-storey blocks with 512 units in total, freehold
The EdgeProp project summary records explicitly: two 23-storey apartment towers with 512 units in total (KPKT TEDUH 11357-1 registers 17 storeys, and the official registration takes precedence). It is freehold, confirmed consistently by PropertyGuru, EdgeProp and iRumah — a clear structural advantage in the Larkin / Tampoi area, since SKS Habitat, M Condominium, Larkin Residence and The Twin Residences in the same area are all leasehold. Freehold means no issue of a remaining term compressing the loan tenure.
Launched at about RM240 psf, now transacting at a median of about RM390 psf
iRumah records a launch price of about RM240 psf, while brickz and EdgeProp both land at RM389–392 psf today — growth of about 60% per square foot since completion. That is the most solid record of value growth among these sixteen projects (against Twin Galaxy, up 9% in ten years, and M Condominium, up 35–42% in ten years). EdgeProp's implied rental yield of 5.82% is in the higher tier.
Complete facilities including prayer rooms, a games room and a reading room
Facilities listed on the PropertyGuru project page: barbecue area, car park, gym, jogging track, multipurpose hall, children's playground, 24-hour security, male and female prayer rooms (surau) and swimming pool; EdgeProp additionally lists a game room, and PropertyGuru's description text also mentions a pool deck and a reading room. A four-star resident review confirms it: "Good security, got a nice swimming pool and gym."
The developer is a subsidiary of Bursa-listed Gadang Holdings, which invested further within 1 km of the project in 2026
Achwell Property Sdn Bhd is a subsidiary of Bursa-listed Gadang Holdings Berhad — few developers on this list have a listed parent whose financial statements can be tracked. In March 2026, Gadang acquired an 11.18-acre site on Jalan Tampoi from a subsidiary of Ekovest for RM75.48 million, planning a mixed development with a GDV of RM800 million, less than 1 km from Jentayu Residensi, with the transaction expected to complete in the fourth quarter of 2026. That is positive for the area, but it also means competing new supply — see the risks section.
Management responds to resident complaints on public platforms and explains what is being done
On Google reviews, management publicly replied to a two-star complaint about the lifts: "Dear Ronald, We hear you but kindly report to the office. We have issue with lift and we have approved in AGM to upgrade the lifts." A willingness to acknowledge a problem on a public platform and state that funding for a lift upgrade has been approved at the AGM is uncommon in strata management in Johor Bahru. The managing agent is Bright Noble Property Management Sdn Bhd, and a JMB has been formed.
🏊 Facilities
- not yet verified (typically expected to include a swimming pool, gymnasium and 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. 5 in total — 2 positive, 3 critical.
「Good security, got a nice swimming pool and gym. This place will get merrier if the shopping mall besides it didn't close.」
— Muhammad Fitri, Google review 4/5 (resident perspective), around 2023「Dear Ronald, We hear you but kindly report to the office. We have issue with lift and we have approved in AGM to upgrade the lifts.」
— Management's public reply to the lift complaint above (Google review), around March 2026「Getting worse… Whole block just use 1 lift.. Next time we use staircase」
— RONALD LEONG, Google review 2/5 (resident perspective), around 2025「True!! Worse management!! No manners and don't know how to do work!! Bad service hopefully the management will change! The corridor is smelly! The paint is too dirty.. all they know is being rude and ignored the residents!!」
— Zul Alfian, Google review 1/5 (resident perspective), around 2025「As a visitor, why I need to pay RM2.00 per hour for parking?」
— uyunnajwa, Google review 1/5 (visitor perspective), around 2021Reviews 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
- Johor Bahru city centre (via Jalan Tampoi / Route 3374)Drive time as stated by PropertyGuru10–15 minute drive
- JB CIQ / Bangunan Sultan IskandarTaking Tampoi as the starting point: about 16.3 km and 15 minutes by car; about 11.6 km in a straight line; about 13 minutes by Causeway Link bus (Opp Kampung Pasir to JB Sentral)16.3 km by car / about 11.6 km straight line
- Bukit Chagar RTS stationThe station adjoins JB Sentral and CIQ, so the distance is close to the entry above; this project is well outside walking range of the RTS and commuting depends heavily on a private carsimilar to CIQ (around 16 km by car); verify on site
- Pangsapuri Persiaran Tanjung bus stopPropertyGuru lists it as within walking distance but gives no distance in metres; there are also the Jalan Persiaran Tanjung and Klinik Kesihatan Kempas stopswithin walking distance (distance in metres not published)
🛍️ Shopping & dining
- Capital City MallNamed by PropertyGuru, with no distance givenno distance stated in public sources; verify on site
- Hero MarketSupermarket; named by PropertyGuru, with no distance givenno distance stated in public sources; verify on site
- The mall beside the projectImportant note: one resident review states that the mall next door has closed, so the commercial component originally expected has been lost. At the viewing, confirm the current position yourself and whether there is any plan to reopen itimmediately adjacent (closed)
- Paradigm Mall Johor BahruThe largest mall in the Tampoi area; public sources give no distance from this project to itno distance stated in public sources; verify on site
🎓 Schools
- SMK Bandar Baru UdaNational secondary school; named by PropertyGuru, with no distance givenno distance stated in public sources; verify on site
- SK Seri KenangaNational primary school; named by PropertyGuru, with no distance givenno distance stated in public sources; verify on site
- SMK Tasek Utara 2National secondary school; named by PropertyGuru, with no distance givenno distance stated in public sources; verify on site
- Nuri Kindergarten Damansara AliffKindergarten; named by PropertyGuru, with no distance givenno distance stated in public sources; verify on site
- SR & Menengah Islam Al HudaPrivate religious school; named by iRumah, with no distance givenno distance stated in public sources; verify on site
🏥 Healthcare
- Puteri Specialist HospitalPrivate specialist hospital; listed as a nearby hospital in the EdgeProp project summary, with no distance givenno distance stated in public sources; verify on site
- Kempas Medical CentrePrivate medical centre; listed in the EdgeProp project summary, with no distance givenno distance stated in public sources; verify on site
- Klinik Procare / Klinik Eli / Poliklinik FernandezThe nearest cluster of private clinics; named by PropertyGuru, with no distance givenno distance stated in public sources; verify on site
- Alpro Pharmacy Bandar Baru UdaPharmacy; named by PropertyGuru, with no distance givenno distance stated in public sources; verify on site
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 on the tightest budgets who still want freehold
A median transaction of RM395,000 / RM389 psf, freehold — in the Larkin / Tampoi area, almost every project at the same price point is leasehold (SKS Habitat, M Condominium, Larkin Residence, The Twin Residences). Freehold means no issue of a remaining term compressing the loan tenure, and the buyer pool on resale is wider.
Medium to long-term holders who value verifiable value growth
Launched at about RM240 psf and now transacting at a median of about RM390 psf, the psf has risen about 60% since completion, and two independent sources, brickz and EdgeProp, almost coincide, which makes the figure reliable. EdgeProp's implied yield is 5.82%. The developer's parent, Gadang Holdings, has committed a further RM800 million project within 1 km, so the area's profile will continue to improve.
Families working around Tampoi who need three bedrooms
Tampoi is mainly light industrial factory space, about 8 km from Johor Bahru city centre, with a stable local working population. The project's facilities are complete (pool, gym, jogging track, prayer room, games room, reading room). What you have to accept is the management problems — residents have specific complaints about corridor cleanliness, management's attitude, the lifts and visitor parking charges.
Not suitable for: Singapore commuters crossing daily
From Tampoi to JB CIQ is about 16.3 km and 15 minutes by car (off-peak), about 11.6 km in a straight line. That is the furthest tier from the checkpoints on this list, and the real journey at peak hours will be considerably longer. If your target tenant is a cross-border commuter, this is not their first choice, so price the rent realistically.
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.
⚠The lifts have failed to the point of "the whole block on one lift"; the upgrade was approved, but you must confirm the state of the works yourself
A two-star Google review states plainly: "Getting worse… Whole block just use 1 lift.. Next time we use staircase". Management replied publicly, acknowledging "We have issue with lift and we have approved in AGM to upgrade the lifts." The good news is that the problem is acknowledged and there is a resolution; the bad news is that a lift upgrade is major capital expenditure, and the money comes either from the sinking fund or from a special levy — if the sinking fund is short, it will be collected from owners at several thousand ringgit per unit, and a new buyer bears it.
⚠Residents have specific, strongly worded complaints about management's attitude and the cleanliness of common areas
A one-star Google review reads: "True!! Worse management!! No manners and don't know how to do work!! Bad service hopefully the management will change! The corridor is smelly! The paint is too dirty.. all they know is being rude and ignored the residents!!" Another tenant who rented for a full year gave two stars, and the review opens with an account of having rented there for a full year and finally moving out because the workplace was too far, followed by their impressions as a tenant (the full text is collapsed on the Google page and could not be expanded). What this actually means for you: poor management feeds straight through to occupancy and rents, and it drags on the resale price.
⚠Visitor parking is charged at RM2 per hour, which affects both you and your tenants
A one-star review asks directly: "As a visitor, why I need to pay RM2.00 per hour for parking?" This is not common practice at Johor Bahru condominiums. What this actually means for you: family and friends pay extra to visit, and tenants bringing friends back will run into friction; for a household that receives visitors often, it is a small cost and a small argument every week, and it is one of the reasons a tenant does not renew.
⚠The mall next door has closed, and distances to surrounding amenities cannot be verified at all
A four-star review notes: "Good security, got a nice swimming pool and gym. This place will get merrier if the shopping mall besides it didn't close." That tells you the commercial component originally expected for this project has been lost. The bigger problem is the data: PropertyGuru lists only the names of malls, schools and hospitals (Capital City Mall, Hero Market, SMK Bandar Baru Uda, Puteri Specialist Hospital, Kempas Medical Centre and others), with no distances at all, and no proper source gives precise distances. What this actually means for you: you cannot assess convenience on paper and must drive and measure it yourself.
⚠The developer's parent has committed RM800 million to a new project within 1 km, which will be direct competition
In March 2026, Gadang Holdings acquired an 11.18-acre site on Jalan Tampoi from a subsidiary of Ekovest for RM75.48 million, planning a mixed development with a GDV of RM800 million, less than 1 km from Jentayu Residensi, with the transaction expected to complete in the fourth quarter of 2026. That is positive for the area's image, but for owners here: in a few years there will be brand-new supply within 1 km, and a new launch will have the advantage in facilities, appearance and selling points, while your unit will by then be 15 years old.
⚠The maintenance fee figure appears only in a search index snippet and could not be verified on the page itself
Search results show a maintenance fee of RM0.22/sq ft (another place shows RM251 per month), which on 954 sq ft is about RM210/month. But this figure appears only in the index snippet and could not be verified directly in the content of the PropertyGuru page. RM0.22/sq ft is also on the low side for a project with a pool, gym, jogging track, 24-hour security and two 23-storey blocks — and with the lift upgrade already approved, the pressure on the sinking fund is plain.
What else is there around City Centre / RTS Line?
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 |
|---|---|---|---|---|---|---|
| Jentayu Residensi @ Tampoi ← | 2014 | Freehold | 512 | RM326–569 | RM335,000 – RM540,000 | 5.5–6.5% |
| R&F Princess Cove | 2018 | Freehold | 868 | RM660–900 | RM385,000 – RM1,200,000 | 4.0–4.5% |
| Suasana Iskandar Malaysia | 2017 | Freehold | 336 | RM967–1750 | RM625,000 – RM1,620,000 | 4.5–5.0% |
| TriTower Residence @ Johor Bahru Sentral | 2018 | Freehold | 360 | RM568–2040 | RM455,000 – RM1,080,000 | 4.5–5.5% |
| The Astaka @ 1 Bukit Senyum | 2018 | Freehold | 438 | RM761–1440 | RM1,980,000 – RM7,200,000 | 3.0–4.0% |
| Paragon Suites @ CIQ | 2018 | Freehold | 461 | RM526–1290 | RM505,000 – RM1,560,000 | 4.5–5.0% |
| Paragon Residences @ Straits View | 2015 | Freehold | 1,066 | RM502–992 | RM480,000 – RM2,160,000 | 4.0–4.5% |
Full list on the City Centre / RTS Line 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. Jentayu Residensi @ Tampoi 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 Jentayu Residensi @ Tampoi cost on the resale market?
As at September 2026, Jentayu Residensi @ Tampoi resale listings run RM335,000 to RM540,000, with a mid-market level around RM437,500 and transacted PSF of RM326–569. By layout: Medium layout (900-1100 sf) RM335,000–RM540,000. Within one layout the spread comes from floor, facing and condition — WhatsApp me for the live list.
What are rents and yields at Jentayu Residensi @ Tampoi?
Whole-unit rents run RM1,300 – RM2,050 a month. That is a gross yield of about 5.5% – 6.5% — gross, so after maintenance, assessment, quit rent, insurance and vacancy, net yield is typically 0.8–1.2 points lower.
Is Jentayu Residensi @ Tampoi freehold, and can foreigners buy?
Jentayu Residensi @ Tampoi 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 Jentayu Residensi @ Tampoi completed and who built it?
Jentayu Residensi @ Tampoi was completed in 2014 and is occupied resale stock: 2 block(s), 17 storeys, 512 units (housing ministry TEDUH record 11357-1, CCC 24 July 2014). Developer: Achwell Property Sdn Bhd. A small to mid-sized local developer for which this project is one of its main works. Public information on its reputation is limited.
How is transport at Jentayu Residensi @ Tampoi, and how far is the checkpoint?
about 7–9 km from Bukit Chagar RTS station, roughly a 15–20 minute drive; about 7–9 km from CIQ; Reached via Jalan Tampoi and the Tebrau Highway into the city
What layouts does Jentayu Residensi @ Tampoi have?
1 layout: Medium layout 900-1100 sf (3BR). Areas run 900 to 1,100 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 Jentayu Residensi @ Tampoi, and what facilities are there?
This project does not publish its maintenance fee. 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. Applied to this page’s 900–1,100 sq ft layouts, that works out to roughly RM245 – RM440 a month; this is an estimate, not a billed amount. One single source: in September 2026 three agents quoted RM230+/- and RM251 a month for the same 954 sq ft unit (about RM0.24–0.26 psf); because all three point to one unit this is not independent corroboration and remains unverified. Ask the management office for the latest fee notice and the audited accounts. Facilities include: not yet verified (typically expected to include a swimming pool, gymnasium and 24-hour security).
Who is Jentayu Residensi @ Tampoi suitable for?
First-time buyers and investors on very tight budgets (PSF among the lowest in JB); Tenant market from employment around the Tampoi industrial area
What are the risks of buying at Jentayu Residensi @ Tampoi?
Far from RTS and CIQ, outside the core RTS beneficiary zone; commuting depends on a private car; Surrounded mainly by industrial areas; amenities and tenant profile need on-site assessment; Limited public information on layouts and facilities
What malls, schools and hospitals are near Jentayu Residensi @ Tampoi?
Malls: Paradigm Mall Johor Bahru, KIP Mart Tampoi. Schools: SJK(C) Tampoi (Chinese primary), SMK Sri Rahmat (national secondary), SK Perumahan Tampoi 2 (national primary), SK Kempas (national primary), SJK(C) Kempas Baru (Chinese primary). Hospitals: Klinik Kesihatan Tampoi (government clinic), Klinik Kesihatan Kempas (government clinic), KPJ Puteri Specialist Hospital (nearest private specialist), Hospital Sultanah Aminah (nearest public general hospital).
The lifts have failed to the point of one lift for the whole block. Is this project still worth buying?
The key point is not that the lifts have failed but where the money comes from. A two-star resident review reads "Whole block just use 1 lift.. Next time we use staircase", and management replied publicly acknowledging "We have issue with lift and we have approved in AGM to upgrade the lifts." A willingness to acknowledge it, with an AGM resolution already passed, is better than silence. But a lift upgrade is major capital expenditure: if the sinking fund is sufficient, you pay nothing extra; if it is not, it will be collected from owners as a special levy, potentially several thousand ringgit per unit at once, and any unpaid balance transfers with the unit to you. Before buying, get three things from the management office: the minutes of the AGM at which the lift upgrade was approved, the works budget and its funding source, and the audited financial statements for the past two years (to check the sinking fund balance).
Jentayu's data looks the most consistent. Why?
Because there is enough transaction volume to support the statistics. brickz.my records 22 transactions from March 2024 to February 2025, with a median of RM395,000 / RM389 psf; EdgeProp gives a median of RM392 psf over the past 48 months (range RM364–434). Two independent sources almost coinciding is uncommon among these sixteen projects — by comparison Sky Habitat has only 6 transactions, TriTower only 3, and SKS Habitat cannot be found at all. Having 22 transactions means you have a real basis for comparison, a defensible position when negotiating, and market depth when you come to sell. But still watch the auction listings on iRumah (RM351,000 in September 2026, RM324,000 in May 2025, RM360,000 in April 2025, RM332,100 in March 2025), which mark the lower edge of the price range.
The developer has bought land for a new project within 1 km. Is that good or bad for me?
There are two sides to it. In March 2026, Gadang Holdings (the listed parent of Achwell Property) acquired an 11.18-acre site on Jalan Tampoi from a subsidiary of Ekovest for RM75.48 million, planning a mixed development with a GDV of RM800 million, less than 1 km from Jentayu Residensi, with the transaction expected to complete in the fourth quarter of 2026. The good side: the area gains new commercial and lifestyle amenities, the location's profile improves, and it shows the developer is positive on the area. The bad side: in a few years there will be brand-new supply within 1 km, a new launch will have the advantage in facilities, appearance and selling points, and by then your unit will be 15 years old and facing that price competition directly. Practical advice: watch the launch timing and product positioning of the new project, and if it is also mid-priced three-bedroom stock, plan your sale before the new launch goes on sale.
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