Kipark Apartment (KIP Villa Indah)
Resale listings here run from RM350,000 to RM480,000 — a spread of RM130,000. Floor, facing and condition decide which end you pay. This page lays out price bands, rents, yields and risks across all 1 layout.
🔒 Free, no sign-up · I’ll send you the floor, facing and actual asking price of every unit currently on the market
Kipark Apartment (KIP Villa Indah) in 30 seconds
Kipark Apartment (KIP Villa Indah) is a leasehold condominium in Tampoi, Johor Bahru, Malaysia, developed by KIP Group of Companies and completed in 2008. It comprises 1 block(s), 16 storeys and 196 units. Address: Jalan Titiwangsa 1, Taman Tampoi Indah, 81200 Johor Bahru.
Layouts run 850 to 950 sq ft across 1 types. As at September 2026, resale listings range RM350,000 – RM480,000, with a mid-market level around RM415,000; transacted PSF sits at RM360–504 psf. Whole-unit rents are RM1,200 – RM2,300 a month, a gross yield of 5.0% – 6.5%. Maintenance: about RM0.19 psf per month.
Transport position: About a 10-15 minute drive to RTS Bukit Chagar (about 7-9 km)
Official median transacted price (historical reference): RM380,000 (447 psf), period January 2024 – December 2024 (36 transactions), source brickz.my (sourced from NAPIC / JPPH, roughly a 6-month lag). The 25th–75th percentile range across these 36 transactions is only RM380,000 – RM390,000, an abnormally tight cluster. In a normal development, prices in the same year across different floors and orientations would not sit in so narrow a band; a distribution like this should first raise the suspicion that different phases or a bulk transfer have been mixed into the same statistics, so ask the agent to pull the individual transaction records and check. A second comparison deserves more attention: 2026 asking prices on mudah.my sit between RM338,000 and RM388,000 (for example a 925 sq ft corner unit in Block B at RM350,000, an 850 sq ft unit at RM368,000, and a 925 sq ft corner unit in Block D at RM348,000). In other words, asking prices two years later are still below the 2024 median transacted price; prices have not moved up. At the time of this check the brickz.my site returned a 504 Gateway Time-out and the page could not be verified directly, so please review the latest 2025–2026 data on brickz yourself. 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 Kipark Apartment (KIP Villa Indah)?
Every line below can be checked against the developer and official records. This is a completed 2008 project — you are buying a real unit you can walk into, not a rendering.
- Developer
- KIP Group of CompaniesKIP Group
- Completed
- 2008Completed · resale stock
- Tenure
- LeaseholdOpen to foreign buyers (min-price rules apply)
- Total units
- 1961 block(s) · 16 storeys
- Layouts
- 1See price table below
- Maintenance
- about RM0.19 psf per monthConfirm with the management office
- Asking PSF
- RM360–504Agent-corrected asking range
- Gross yield
- 5.0–6.5%Whole-unit basis
KIP Group was founded in 1993 and works across property development, shopping malls (KIP Mart / KiP Mall) and hotel management. It has been active in Johor Bahru for more than 15 years and is a mid-sized regional developer, with projects including 8scape Residences and the KIP Mall series. Its reputation is moderate to positive, and it is regarded as a steady regional developer.
Tampoi — what is around you
Full address: Jalan Titiwangsa 1, 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 (about 7-9 km)
- 🛂 Checkpoint (CIQ)About a 10-15 minute drive to CIQ (about 7-9 km)
- 🚌 Other transportAbout a 15-20 minute drive to the Second Link (Tuas); close to the Skudai Highway and the Tampoi interchange
🛍️ Malls & shopping
- Paradigm Mall Johor Bahru (about 2-3 km)
- KIP Mart Tampoi (within walking distance)
🎓 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)
1 layout, from 850 to 950 sq ft
The table shows the current resale price band and rent band for each layout. Mid-market sits around RM415,000, the top of market reaches RM480,000 — within one layout the spread comes down to floor, facing and condition.
| Layout | Area | Bed / Bath | Resale price band | PSF | Monthly rent |
|---|---|---|---|---|---|
| Standard layout | 850-950 sf | 3BR · 2 bath | RM350,000 – RM480,000 | RM368–565 | RM1,200 – 2,300 |
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: RM300–420 psf; this page uses RM360–504 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
Kipark Apartment (KIP Villa Indah) 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 visual from KIP Group's own site kip.com.my; copyright KIP Group.
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: RM1,200 to RM2,300 a month
Whole-unit gross yield runs about 5.0% – 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 Kipark Apartment (KIP Villa Indah), 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 Kipark Apartment (KIP Villa Indah) its value
KIPMall Tampoi shares the same address and reopened after refurbishment on 8 February 2026
KIPMall Tampoi's registered address is "KIP Villa Indah, 01-03, Jalan Titiwangsa 1, Taman Tampoi Indah" – the same lot address as this project (KIP Villa Indah / Kipark Apartment, Jalan Titiwangsa 1), about 0.26 km in a straight line based on OSM coordinates. The mall reopened on 8 February 2026 after a major refurbishment, bringing in the Japanese secondhand chain Jalan Jalan Japan and HT (Hwa Thai) Supermart, and converting the former wet market into a better-ventilated market street fitted with large ceiling fans. Trading hours are 10:00–22:00 daily. For residents and tenants this means groceries, meals and a haircut are all within walking distance, not a mall you need to drive to.
Paradigm Mall Johor Bahru is only about 0.70 km away in a straight line
Based on OSM coordinates, the project sits about 0.70 km from Paradigm Mall Johor Bahru in a straight line – not the 2–3 km often quoted. Paradigm is one of the largest malls in Johor Bahru, with a cinema, a large supermarket, chain restaurants, and tuition and enrichment centres. Combined with KIPMall at 0.26 km, the project clearly outperforms most Johor Bahru condominiums in the same price band on density of daily amenities, and this is the main reason its tenant pool is relatively stable.
An 850–950 sq ft three-bedroom unit under RM400,000 is now rare in Johor Bahru
brickz.my records 36 transactions across 2024, with a median price of RM380,000 and a median of RM447 psf. Asking prices on mudah.my in 2026 range from RM338,000 to RM388,000, for units of 850 to 925 sq ft, three bedrooms and two bathrooms, most with two car park bays. For a three-bedroom product within a 30-minute drive of the Johor Bahru city centre, it is already hard to find anything in this total-price band that also has a swimming pool, gym, sauna, 24-hour security and a mall downstairs. A low total price also means the rental yield looks relatively good – but factor in the holding costs set out in the risk section below before drawing a conclusion.
Directly beside Skudai Highway, with trunk roads running north and south
Based on OSM coordinates, the project is about 0.87 km in a straight line from Skudai Highway (Tampoi stretch), which runs north towards Skudai / Kulai and south into the Johor Bahru city centre and the checkpoints. Sutera Mall is about 1.72 km in a straight line, AEON Bukit Indah about 4.47 km, and Larkin Sentral bus terminal about 6.58 km. For tenants who commute daily by car – factory and office workers around Tampoi and Larkin – this location is more useful than its reputation suggests.
🏊 Facilities
- BBQ area
- Car park
- Mini-market
- Children's playground
- Gym
- Sauna
- 24-hour security
- Swimming pool
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. 1 in total — 0 positive, 1 critical.
「The most worst management ever at Kipark Apartment. Sure im going move out from here soon.」
— Kokomama San, PropertyGuru resident review 0/5 (all six sub-scores 0, titled "Management"), 2 March 2017Reviews 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
- Skudai Highway (Tampoi stretch)North to Skudai / Kulai, south into the Johor Bahru city centre and the checkpointsabout 0.87 km (straight-line)
- Larkin Sentral bus terminalJohor Bahru's largest long-distance and city bus terminalabout 6.58 km (straight-line)
- Bukit Chagar RTS stationRequires driving or a transfer; factor congestion time into the commuteabout 9.83 km (straight-line)
- CIQ / Bangunan Sultan Iskandar checkpoint complexMore than 10 km away, with highly variable driving times at peak hoursabout 10.35 km (straight-line)
🛍️ Shopping & dining
- KIPMall Tampoi (same address, KIP Villa Indah)Reopened after refurbishment on 8 February 2026, with Jalan Jalan Japan secondhand store, HT Supermart and the converted wet market street; 10:00–22:00 dailyabout 0.26 km (straight-line)
- Paradigm Mall Johor BahruOne of the largest malls in Johor Bahru, with cinema, supermarket, chain restaurants and tuition centresabout 0.70 km (straight-line)
- Sutera MallNeighbourhood mall in Sutera Utamaabout 1.72 km (straight-line)
- Angsana Johor Bahru MallMass-market mall with affordable food and a supermarketabout 2.80 km (straight-line)
- AEON Bukit IndahRequires drivingabout 4.47 km (straight-line)
🎓 Schools
- SK Taman Tampoi UtamaNational primary school, the closest to this projectabout 0.89 km (straight-line)
- SK Taman Bukit MewahNational primary schoolabout 1.13 km (straight-line)
- Sekolah Menengah Kebangsaan Seri RahmatNational secondary schoolabout 1.14 km (straight-line)
- SJK(C) Pei HwaChinese primary schoolabout 1.65 km (straight-line)
- SJK(C) Kuo Kuang 2Chinese primary school; there is no independent Chinese secondary school or international school within walking distance of this areaabout 1.68 km (straight-line)
🏥 Healthcare
- Hospital Permai Johor BahruPublic psychiatric hospital, located on Jalan Kempas Baru (Kempas), not next door to this projectabout 2.55 km (straight-line)
- Klinik Kesihatan TampoiGovernment clinic, the nearest stop for minor illness and blood testsabout 3.11 km (straight-line)
- KPJ Puteri Specialist HospitalPrivate specialist hospitalabout 6.72 km (straight-line)
- KPJ Johor Specialist HospitalPrivate specialist hospital, one of the most used by Johor Bahru localsabout 7.25 km (straight-line)
- Hospital Sultanah AminahJohor's largest public hospital, with 24-hour emergencyabout 8.81 km (straight-line)
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 with a budget of RM350,000–400,000 who need three bedrooms and work daily around Tampoi / Larkin
This is the most sensible way to buy here: 0.26 km downstairs is the newly refurbished and reopened KIPMall (supermarket, wet market, food court), 0.70 km is Paradigm Mall, 0.89 km is a national primary school, and there are two Chinese primary schools within 1.65 km. What you must accept: the leasehold expires in 2092, electricity and assessment are higher under commercial title, and the common facilities of a 2008 building have entered their overhaul cycle. When viewing, obtain the management office's financial statements and maintenance plan before you decide.
Small-scale rental investors who prioritise cash flow and can supervise management themselves
A low total price plus high amenity density means the tenant pool is relatively solid. But budget for three items: the minimum monthly commercial electricity charge and higher assessment, the maintenance fee of RM182–194 a month, and a possible future special levy (a 2008 building with lift and water pump overhauls due). Note also that PropertyGuru shows 49 rental listings; ask your agent to de-duplicate them first and work out how many units you are genuinely competing against before setting the rent.
Not suitable: buyers who intend to hold for more than twenty years and expect to profit from capital appreciation
The lease expires in 2092, leaving 66 years today and 46 years in twenty years' time – at which point banks will compress the loan tenure available to the next buyer, the buyer pool will narrow noticeably, and an extension will require a premium payable to the state government. Set against one market signal: the 2024 median transaction was RM380,000, but 2026 asking prices are only RM338,000–388,000, so prices have not moved up in two years. The value of this project lies in owner-occupation and rental income, not in the appreciation curve.
Not suitable: buyers sensitive to noise and the surrounding environment, or remote buyers who do not intend to visit again after purchase
Industrial land sits 0.12 km from the project and a bus depot 1.09 km away; heavy vehicle noise and operating sounds have to be heard in person before you know whether you can live with them, and the experience varies considerably by orientation. Add that PropertyGuru carries only one resident review, from 2017 (0/5, complaining about management), so there is almost no secondhand word of mouth to rely on. If you commit without making two visits yourself (one at 7am and one at 10pm), the risk falls entirely on you.
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 leasehold expires in 2092, leaving 66 years today – the real problem arrives on the day you sell
Several Kipark listings on mudah.my state a leasehold expiry of 2092 (one gives 24.09.2092). Counting from 2026, about 66 years remain; if the original term was 99 years, it would have started around 1993. Sixty-six years does not affect financing today – Malaysian banks commonly require a minimum unexpired term at the end of the loan (the industry threshold is typically more than 30 years remaining), so a 30–35 year mortgage will generally be approved now. The real cost lands in ten or twenty years: once the remaining term falls into the 50s, the next buyer seeking the same loan tenure will start to be cut back on tenure or loan margin by banks, the buyer pool narrows, and your bargaining power falls with it. If you want an extension of lease, you must apply to the state government and pay a premium set by the state – not a small sum.
⚠The maintenance fee is only about RM0.20 psf, while the lifts and water pumps of a 2008 building have entered their overhaul cycle and the sinking fund is likely inadequate
Actual listings on mudah.my show maintenance fees of RM182 to RM194 a month (for 850 to 925 sq ft), which works out to about RM0.20–0.21 psf, on the low side among comparable products in Johor Bahru. The price of a low maintenance fee is that the sinking fund accumulates slowly. This project was completed in 2008 and is now 18 years old – exactly the point in the cycle for overhauls or replacement of lift cables and control systems, roof tanks and booster pumps, external wall waterproofing and repainting, and fire protection systems. Refurbishing or replacing a single residential lift routinely costs several hundred thousand ringgit; repainting the exterior of a 16-storey block is likewise a six-figure job. When the sinking fund falls short, the management body has no option but to call a general meeting and impose a special levy, and a few thousand ringgit per unit is normal – money that only surfaces after you have taken over.
⚠The listings state commercial title, so electricity and assessment are charged at commercial rates and the loan margin may be cut
Kipark listings on mudah.my state commercial title, even though the product is named an Apartment. What commercial title actually changes: TNB classifies such properties as low-voltage commercial users with a minimum monthly charge of RM7.20, against RM3 for private residential; commercial electricity tariffs are generally about 30–50% higher than residential; residential electricity is not subject to service tax (SST) while commercial supply is; and on assessment, local authorities usually set higher rates for commercial-title properties than for residential (in the Shah Alam case, 3.5% for strata residential and 5% for serviced apartments). In addition, some banks cut the loan margin on residential products with commercial title to below 80%. On a unit priced at around RM350,000, these differences together are enough to consume a full year of net rental profit.
⚠Official records say 196 units in one block, but listings refer to Blocks B, C and D, and PropertyGuru shows 100 units for sale – the numbers contradict each other
The project pages on both PropertyGuru and iProperty record: Kipark Apartment, completed 2008, leasehold, 16 storeys, 196 units, with unit types Type A, Type B and Penthouse. But actual listings on mudah.my and from agents carry block designations such as "Block B", "Block C" and "Block D", which do not match a single-block record. At the same time, the PropertyGuru project page shows 100 sale listings and 49 rental listings – if the total really were only 196 units, 51% of the development would be on the market, which cannot happen in a normal community. There are two plausible explanations: the same unit is listed repeatedly by multiple agents, or the project actually has far more than 196 units (196 being only one block). The practical impact on you as a buyer: the denominator you use to assess oversupply and whether maintenance fee income can support the facilities is wrong, so every calculation built on it is distorted.
⚠Industrial land immediately adjacent, the nearest parcel only about 0.12 km away in a straight line, plus a bus depot about 1.09 km away
Checked against OpenStreetMap land-use data, a parcel zoned industrial sits just 0.12 km from the project, another at 0.36 km, and several more within 1.5 km; the Transit Link JB bus depot is about 1.09 km away. Tampoi has long been part of Johor Bahru's traditional light industrial and logistics belt. The practical impact on buyers is threefold: low-frequency noise from heavy vehicles moving in and out in the early morning and late at night, the sound of loading and unloading, and air quality and odour under certain wind directions. None of this appears in the sales material, but it is precisely why tenants do not renew and why buyers cut their offers after a site visit.
⚠The "Tampoi" label attached to Hospital Permai will be used to push your price down on resale, even though the hospital is in fact 2.55 km away
First, the facts: Johor's public psychiatric hospital, Hospital Permai Johor Bahru, is on Jalan Kempas Baru (Kempas), about 2.55 km from this project in a straight line based on OSM coordinates. It is not next door; the residential area around Taman Bukit Mewah and Paradigm Mall lie in between. But in local Johor Bahru speech, "Tampoi" has long been used as shorthand for this psychiatric hospital. That linguistic habit is real and it affects some buyers – particularly out-of-state and Singaporean buyers – on first impression. The practical impact on you is not residential safety but a psychological discount at resale: for the same property, you may need several extra months to sell, or accept a few percent off the price.
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 |
|---|---|---|---|---|---|---|
| Kipark Apartment (KIP Villa Indah) ← | 2008 | Leasehold | 196 | RM360–504 | RM350,000 – RM480,000 | 5.0–6.5% |
| 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% |
| Greenfield Regency | 2016 | Freehold | 561 | RM420–600 | RM265,000 – RM935,000 | 6.0–6.6% |
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. Kipark Apartment (KIP Villa Indah) is Leasehold — confirm with your lawyer which regime applies before you place a booking. Get this wrong and the transfer can fail. I can check the title category for this project first.
The 13 questions buyers ask me most
How much does Kipark Apartment (KIP Villa Indah) cost on the resale market?
As at September 2026, Kipark Apartment (KIP Villa Indah) resale listings run RM350,000 to RM480,000, with a mid-market level around RM415,000 and transacted PSF of RM360–504. By layout: Standard layout (850-950 sf) RM350,000–RM480,000. Within one layout the spread comes from floor, facing and condition — WhatsApp me for the live list.
What are rents and yields at Kipark Apartment (KIP Villa Indah)?
Whole-unit rents run RM1,200 – RM2,300 a month. That is a gross yield of about 5.0% – 6.5% — gross, so after maintenance, assessment, quit rent, insurance and vacancy, net yield is typically 0.8–1.2 points lower.
Is Kipark Apartment (KIP Villa Indah) freehold, and can foreigners buy?
Kipark Apartment (KIP Villa Indah) is Leasehold. Foreigners may buy subject to Johor’s minimum purchase price for foreign buyers. Residential title and commercial title (serviced apartment / SOHO) fall under different rules — have your lawyer confirm which applies before booking. From 2026 foreign-buyer stamp duty is 8%, plus Johor’s 3% consent levy (minimum RM30,000).
When was Kipark Apartment (KIP Villa Indah) completed and who built it?
Kipark Apartment (KIP Villa Indah) was completed in 2008 and is occupied resale stock: 1 block(s), 16 storeys, 196 units. Developer: KIP Group of Companies. KIP Group was founded in 1993 and works across property development, shopping malls (KIP Mart / KiP Mall) and hotel management. It has been active in Johor Bahru for more than 15 years and is a mid-sized regional developer, with projects including 8scape Residences and the KIP Mall series. Its reputation is moderate to positive, and it is regarded as a steady regional developer.
How is transport at Kipark Apartment (KIP Villa Indah), and how far is the checkpoint?
About a 10-15 minute drive to RTS Bukit Chagar (about 7-9 km); About a 10-15 minute drive to CIQ (about 7-9 km); About a 15-20 minute drive to the Second Link (Tuas); close to the Skudai Highway and the Tampoi interchange
What layouts does Kipark Apartment (KIP Villa Indah) have?
1 layout: Standard layout 850-950 sf (3BR). Areas run 850 to 950 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 Kipark Apartment (KIP Villa Indah), and what facilities are there?
Maintenance is about about RM0.19 psf per month (confirm with the management office). Facilities include: BBQ area, Car park, Mini-market, Children’s playground, Gym, Sauna, 24-hour security, Swimming pool.
Who is Kipark Apartment (KIP Villa Indah) suitable for?
Budget-conscious first-time buyers; Student and young working tenants; Investors looking for a low entry price and a high rent-to-price ratio
What are the risks of buying at Kipark Apartment (KIP Villa Indah)?
The building is close to 20 years old (completed 2008) and facilities are ageing; check the condition of the lifts and the water and electrical services; Confirm whether the title is leasehold and how many years remain, as this affects future financing and capital growth
What malls, schools and hospitals are near Kipark Apartment (KIP Villa Indah)?
Malls: Paradigm Mall Johor Bahru (about 2-3 km), KIP Mart Tampoi (within walking distance). 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).
Kipark is leasehold – how many years are left, and will it affect my loan?
Several sale listings on mudah.my state a lease expiry year of 2092 (one gives 24.09.2092). Counting from 2026, about 66 years remain; if the original term was 99 years, it would have started around 1993. Sixty-six years does not affect financing at present – banks commonly require a certain unexpired term at the end of the loan (the industry threshold is typically more than 30 years), so a 30–35 year mortgage is generally not a problem now. What to watch is resale in twenty years: about 46 years will remain, the next buyer's loan tenure will be compressed and the buyer pool will narrow; an extension requires an application to the state government and payment of a premium set by the state. Before signing, have your conveyancing lawyer obtain a copy of the title to verify the exact expiry date and any transfer restrictions, and ask the bank in advance what tenure and loan margin they are willing to approve.
The maintenance fee is only RM182–194 a month – is that good value?
It is cheap, but you have to look at the associated risk. RM182–194 corresponds to 850–925 sq ft, about RM0.20–0.21 psf, on the low side among comparable products in Johor Bahru. A low maintenance fee means the sinking fund accumulates slowly, and this project was completed in 2008 and is now 18 years old – exactly the overhaul cycle for lift cables and control systems, roof tanks and booster pumps, and external wall waterproofing and repainting. When the sinking fund falls short, the management body has no option but to call a general meeting and impose a special levy; a few thousand ringgit per unit is common, and it happens after you have taken over. When viewing, ask the management office for the audited financial statements of the last two years, the current sinking fund balance, the record of the most recent lift and water pump overhaul, and the maintenance plan for the next two years, and ask directly whether a special levy has been raised in the past three years.
I hear there is a psychiatric hospital in Tampoi – does that affect how safe it is to live there, and how easy it will be to sell later?
The fact is: Hospital Permai Johor Bahru is on Jalan Kempas Baru (Kempas), about 2.55 km from this project in a straight line based on coordinates, with residential areas and Paradigm Mall in between; it is not beside the project. It is Johor's public psychiatric hospital, a closed medical facility, and has no material effect on residential safety in the surrounding area. What will affect you is perception: in local Johor Bahru speech, "Tampoi" has long been used as shorthand for this hospital, and that association makes some out-of-state and Singaporean buyers hesitate as soon as they see the address. In practice, handle it this way: when buying, use the label as a bargaining chip to push the price down; when selling, take buyers to walk the area and resolve it with the fact that the nearest neighbours are KIPMall and residential blocks, rather than avoiding the question.
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