Larkin Residence (Phase 1/2/3)
Resale listings here run from RM420,000 to RM560,000 — a spread of RM140,000. Floor, facing and condition decide which end you pay. This page lays out price bands, rents, yields and risks across all 1 layout.
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Larkin Residence (Phase 1/2/3) in 30 seconds
Larkin Residence (Phase 1/2/3) is a leasehold condominium in Larkin, Johor Bahru, Malaysia, developed by Niche Properties Sdn Bhd × Kelana Erat Sdn Bhd and completed in 2013. It comprises 8 block(s), 5 storeys and 760 units. Address: Larkin, Johor Bahru, Johor.
Layouts run 1,180 to 1,247 sq ft across 1 types. As at September 2026, resale listings range RM420,000 – RM560,000, with a mid-market level around RM490,000; transacted PSF sits at RM382–520 psf. Whole-unit rents are RM1,400 – RM3,000 a month, a gross yield of 5.0% – 6.0%. 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 1,180–1,247 sq ft layouts that works out to roughly RM320 – RM500 a month — an estimate, not a billed figure. Ask the management office for the latest fee notice and the audited accounts.
Transport position: about 5–6 km from Bukit Chagar RTS station, roughly an 8–12 minute drive
Official median transacted price (historical reference): RM380,000 (330 psf), period 8 November 2022 – 23 October 2023 (20 transactions), source brickz.my (sourced from NAPIC / JPPH), range RM270,000–460,000. EdgeProp, using a 48-month window, gives a median of RM356 psf (range RM318–399) with an implied gross yield of 6.56%; the two figures are close enough to corroborate each other. However, that EdgeProp page records "Number of Non Landed Units: 320 units", which does not match the 760 units in the whole development, indicating it covers only one phase – bear that in mind when citing it. The price history is extremely unstable: EdgeProp records an all-time high of RM680 psf (June 2016, 1,000 sq ft) and an all-time low of RM125 psf (February 2020, 1,018 sq ft). iRumah's figures are a current asking market price of RM440,000–450,000, with a recent median of about RM420 psf for 3-bedroom 1,080 sq ft units and about RM370 psf for 1,180 sq ft units. Note in particular that a large number of iRumah listings over the past year are auction properties: 28 July 2026 RM414,000 (1,180 sq ft, auction), 8 July 2026 RM460,000 (auction), 16 March 2026 RM440,000 (auction), 26 July 2025 RM450,000 (auction). 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 Larkin Residence (Phase 1/2/3)?
Every line below can be checked against the developer and official records. This is a completed 2013 project — you are buying a real unit you can walk into, not a rendering.
- Developer
- Niche Properties Sdn Bhd × Kelana Erat Sdn BhdNiche Properties Sdn Bhd × Kelana Erat Sdn Bhd
- Completed
- 2013Completed · resale stock
- Tenure
- LeaseholdOpen to foreign buyers (min-price rules apply)
- Total units
- 7608 block(s) · 5 storeys
- Layouts
- 1See price table below
- Maintenance
- Not published · est. RM320–500/monthMeasured range across 47 completed JB condos: RM0.22–0.42 psf (median RM0.31); post-2013 projects mostly RM0.27–0.40. Estimate only — confirm with the management office
- Asking PSF
- RM382–520Agent-corrected asking range
- Gross yield
- 5.0–6.0%Whole-unit basis
A small to mid-sized local developer focused on multi-phase development in the Larkin area. A regional player with limited brand recognition.
Larkin — what is around you
Full address: Larkin, Johor Bahru, Johor (80350). Location decides who rents from you — and how easily you resell.
🚉 Getting around
- 🚉 RTS / railabout 5–6 km from Bukit Chagar RTS station, roughly an 8–12 minute drive
- 🛂 Checkpoint (CIQ)about 5–6 km from CIQ
- 🚌 Other transportDirectly beside Larkin bus terminal and JB Sentral railway station (KTM)
🛍️ Malls & shopping
- KSL City Mall (about 3–4 km)
- Giant Southern City
🎓 Schools
- SK Larkin 1 (national primary, founded 1956)
- SK Larkin 2 (national primary)
- SJK(C) Foon Yew 4 (Chinese primary)
- SJK(C) Foon Yew 3 (Chinese primary)
- SMK Tasek Utara (national secondary)
🏥 Hospitals
- Hospital Sultanah Aminah (about 4–5 km)
1 layout, from 1,180 to 1,247 sq ft
The table shows the current resale price band and rent band for each layout. Mid-market sits around RM490,000, the top of market reaches RM560,000 — within one layout the spread comes down to floor, facing and condition.
| Layout | Area | Bed / Bath | Resale price band | PSF | Monthly rent |
|---|---|---|---|---|---|
| Standard layout 3-bedroom | 1180-1247 sf | 3BR · 2 bath | RM420,000 – RM560,000 | RM337–475 | RM1,400 – 3,000 |
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: RM318–433 psf; this page uses RM382–520 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 Larkin Residence (Phase 1/2/3) 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 visual from the Larkin Residence project site (Niche Properties Sdn Bhd); 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 typical-floor plan — Type A and Type B on one sheet
These are the developer’s original drawings, not illustrations. Each carries real dimensions and room names, and I have checked every one against the official specification for area, bedroom and bathroom count. Much of what circulates online has been redrawn by agents, cropped so the dimensions are gone, or belongs to another project. Rule layouts out on paper first — it saves viewings.
Official typical-floor plan issued by Niche Properties Sdn Bhd (exported from pages 20–21 of the developer's own brochure artwork), from nicheproperties.com.my; copyright Niche Properties Sdn Bhd.
Rents: RM1,400 to RM3,000 a month
Whole-unit gross yield runs about 5.0% – 6.0%. 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 Larkin Residence (Phase 1/2/3), 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 Larkin Residence (Phase 1/2/3) its value
8 blocks of 5 storeys with only 4 units per floor, at 33 units per acre – among the lowest densities in Johor Bahru
The development covers 22.6 acres with 8 blocks of 5 storeys, only 4 units per floor and 20 units per block, a density of about 33 units per acre. The 760 units are split across three phases: Phase 1 with 280 units, Phase 2 with 320 units and Phase 3 with 160 units. There is barely a second development in Johor Bahru at this density – no queuing for lifts or competing for parking as in a high-rise, and none of the foot traffic of a thousand-unit development. Phase 3 consists entirely of corner units.
Five storeys, but with lifts fitted
Many people get this wrong. StarProperty states explicitly that despite being only five storeys, each block is still fitted with a lift for residents' convenience. A good number of older five-storey apartments in Johor Bahru have no lift at all, which directly affects suitability for elderly residents and resale value. This project has lifts, but note that with low floor counts and few lifts, a breakdown affects fewer people than in a high-rise – which is in fact an advantage of the low-rise design.
Every unit is a large three-bedroom of 1,180–1,247 sq ft
The whole development has only one specification: 3 bedrooms, 2 bathrooms, with a built-up area of 1,180–1,247 sq ft; there are no small units. At the median transacted price of RM380,000 (RM330 psf), this is one of the cheapest large-format homes per square foot in all of Johor Bahru. The same total price in the Johor Bahru city centre buys only a 500–600 sq ft serviced apartment.
An RM3 million clubhouse: pool, gym, two badminton courts and a perimeter jogging track
The developer invested about RM3 million in the clubhouse, which includes a swimming pool, gym, multi-purpose hall, two badminton courts, a children's playground and a perimeter jogging track. Phase 3 is a gated community with 15 CCTV cameras and 24-hour security patrols. Against a median transaction of RM380,000, this specification represents exceptional value in Johor Bahru.
Adjoins the Larkin transport hub, with an implied gross yield of 6.56%
Located on Jalan Dato Jaafar, adjoining the Larkin Sentral bus terminal and the Johor Bahru central railway station (KTM). From Larkin Sentral to Bukit Chagar RTS station is about 4.7 km and 4 minutes by taxi; to JB CIQ it is 4.3 km in a straight line and 8 km by road, about 13 minutes on the Causeway Link bus. EdgeProp's implied gross yield of 6.56% is the highest tier among these sixteen projects.
🏊 Facilities
- Car park
- 24-hour security
- Low-density layout (only 4 units per floor, 33 units per acre)
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.
「Great low-rise condos with central garden. Gated with pool and parking. Well managed.」
— shaw ibrahim, Google review 5/5 (Larkin Residence 3, resident perspective), around 2017「A very quite and peaceful environment. Good security too」
— Chan Hock Lye, Google review 5/5 (Larkin Residence 3, resident perspective), around 2022–2023「Monitor lizards at walk area, rats in dustbin area. Dirty brown and low water pressure in house. Dry leaves everywhere on the road. RM400/monthly maintenance. Terrible system and management.」
— Mandeep Singh, Google review 1/5 (Larkin Residence 3, resident perspective), around November 2025「If you wanna register for parking, need to scan license. But cannot scan for overnight. LOL. the system is very lousyyyy and old school. Everything needs to go to office. Then if sunday? Cannot?!」
— cynthia andika, Google review 1/5 (Larkin Residence 3), around March 2026「Went here to visit my cousin and the parking is so hard to find. They don't even have one, just have to park at the side of the road, if any」
— Naquiah Khalid, Google review 3/5 (Larkin Residence 3, visitor perspective), around 2019Reviews 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
- Larkin Sentral bus terminalAdjoins the project; Johor's largest interstate and cross-border bus hub; public sources give no precise distance in kilometres from this project to the terminalAdjoining (precise distance not published)
- Johor Bahru central railway station (the KTM Larkin area)Adjoins the project; public sources give no precise distanceAdjoining (precise distance not published)
- Bukit Chagar RTS stationCalculated from Larkin Sentral: about 4.7 km and 4 minutes by taxi (Rome2Rio route map distance 5.6 miles)about 4.7 km (from Larkin Sentral, by car)
- JB CIQ / Bangunan Sultan IskandarFrom Larkin Sentral: 4.3 km in a straight line, 8 km by road, about 13 minutes on the Causeway Link bus4.3 km straight-line / 8 km by road (from Larkin Sentral)
- Singapore (via Jalan Tun Abdul Razak)StarProperty states a drive of 10–15 minutes; but the same page also notes that Jalan Garuda is congested all day, so time it yourself at peak hours10–15 minutes' drive (off-peak basis)
🛍️ Shopping & dining
- KSL City MallListed by StarProperty as a nearby mall, with no distance in kilometres givenNo distance stated in public sources; verify on site
- Danga City MallListed by StarProperty as a nearby mall, with no distance in kilometres givenNo distance stated in public sources; verify on site
- Plaza LarkinListed by StarProperty as a nearby mall, with no distance in kilometres givenNo distance stated in public sources; verify on site
- Taman Melodies banking and commercial districtStarProperty states the concentration of banks is here, less than 2 km awayLess than 2 km
🎓 Schools
- SJK(C) Foon Yew 3Chinese primary school; iRumah lists the name without a distanceNo distance stated in public sources; verify on site
- SK Larkin 1National primary school; iRumah lists the name without a distanceNo distance stated in public sources; verify on site
- Tanjung Puteri Primary SchoolPrimary school; iRumah lists the name without a distanceNo distance stated in public sources; verify on site
- SA Dato' Onn Jaafar Johor BahruReligious school; iRumah lists the name without a distanceNo distance stated in public sources; verify on site
- SA Kampung KastamReligious school; iRumah lists the name without a distanceNo distance stated in public sources; verify on site
🏥 Healthcare
- Hospital Pakar Puteri (KPJ Puteri Specialist Hospital)Explicitly identified by StarProperty as the nearest hospitalabout 1 km
- Hospital Sultanah AminahJohor's largest public hospital; public sources give no distance from this project to the hospitalNo distance stated in public sources; verify on site
- KPJ Johor Specialist HospitalPrivate specialist hospital; public sources give no distanceNo distance stated in public sources; verify on site
- Kempas Medical CentrePrivate medical centre; public sources give no distanceNo 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 buyer families on the tightest budget who still need a large three-bedroom
The median transaction of RM380,000 (RM330 psf) makes this one of the cheapest large-format homes per square foot in all of Johor Bahru. With 8 blocks of 5 storeys, only 4 units per floor and 33 units per acre, there is none of the lift and parking pressure of a high-rise development, and the five-storey blocks still have lifts. The precondition is to have your conveyancing lawyer establish the unexpired lease term first, because that determines how many years you can borrow for.
Rental investors focused on cash flow
EdgeProp's implied gross yield of 6.56% and iRumah's figure of about 6.0% put this in the highest tier among these sixteen projects. Adjoining the Larkin Sentral bus hub and the KTM station, rental demand is supported by commuters and local employment. But be clear: residents have specific complaints about water quality, cleanliness and parking management, and these will affect your tenant retention.
Value buyers who can wait for auction units
Several listings over the past year are auction properties (RM414,000–460,000), while the lower end of the brickz transaction range is RM270,000. The extreme volatility of the price history (a 2016 high of RM680 psf and a 2020 low of RM125 psf) shows this is a highly irrational market, and patience can secure a clear discount.
Not suitable: two-car households and people who often have visitors
Each unit comes with only one car park bay and a second requires a one-off payment of RM12,000; both residents and visitors have complained that visitor parking is inadequate and that the only option is the roadside, on top of having to go to the management office to register parking, being unable to do so on Sundays, and being unable to register overnight vehicles. If you have two cars or regularly have people staying, there will be a lot of day-to-day friction here.
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 commencement and expiry years of the leasehold cannot be found in any public source
PropertyGuru, mudah, iProperty and the auction sites all state only "Leasehold", with none giving "99 years until 20XX". The project was developed in three phases, with Phase 1 completed in 2003 and Phase 3 in 2013 (PropertyGuru separately records Phase 2 as completed in 2020), and the lease commencement years of the three phases may differ. The practical impact on buyers: banks generally require at least 20–30 years of unexpired lease at the end of the loan; if you buy in Phase 1 and the lease started early, the tenure available to you will be compressed, the monthly instalment rises with it, and the future buyer pool narrows – the point most easily overlooked on a low-priced property and the most damaging to resale.
⚠Named residents complain about the environment and water quality: monitor lizards on the walkways, rats in the bin area, discoloured water and low pressure
A one-star Google review from November 2025 states specifically: "Monitor lizards at walk area, rats in dustbin area. Dirty brown and low water pressure in house. Dry leaves everywhere on the road. RM400/monthly maintenance. Terrible system and management." Discoloured water and low pressure in a project completed between 2003 and 2013 usually point to inadequate water tank cleaning or ageing supply pipework, a problem that can only be solved by work on the common property; changing the tap in an individual unit will not help.
⚠There are two figures for the maintenance fee: RM0.20 psf officially, but residents say RM400 a month
StarProperty's project data field records a maintenance fee of RM0.20 psf, which on 1,180 sq ft works out to about RM236 a month; but a resident's Google review in November 2025 states RM400 a month in maintenance. The gap is close to double – the rate may have been increased, the figure may include the sinking fund or a car park charge, or different phases may be charged differently. Whichever it is, RM0.20 psf is low for a development with a swimming pool, gym, two badminton courts, 24-hour security and 15 CCTV cameras, and the sinking fund will accumulate very slowly.
⚠A second car park bay costs RM12,000, and residents single out visitor parking and the registration system as hard to use
Each unit comes with one car park bay; a second must be purchased from the management office for a one-off payment of RM12,000. Residents also have specific complaints about parking management: a one-star review from March 2026 says "If you wanna register for parking, need to scan license. But cannot scan for overnight. LOL. the system is very lousyyyy and old school. Everything needs to go to office. Then if sunday? Cannot?!" Another review, from 2019, says "Went here to visit my cousin and the parking is so hard to find. They don't even have one, just have to park at the side of the road, if any." The practical impact on buyers: two-car households must find an extra RM12,000, and inconvenient visitor parking becomes a reason for tenants to leave.
⚠A high proportion of auction properties, and prices that fell from RM680 psf to RM125 psf in four years
Several iRumah listings over the past year are marked as auctions: 28 July 2026 RM414,000, 8 July 2026 RM460,000, 16 March 2026 RM440,000, 26 July 2025 RM450,000. The price volatility EdgeProp records is even more striking: an all-time high of RM680 psf (June 2016), an all-time low of RM125 psf (February 2020), and a 48-month median of RM356 psf. The same page shows For Sale 0 / For Rent 0, so the data itself is thin. The practical impact on buyers: this is a market with highly unstable prices and opaque transaction information, and you must leave yourself an adequate margin of safety on entry.
⚠The stretch of Jalan Garuda leading to Jalan Dato Jaafar is congested all day
StarProperty's analysis states directly that traffic conditions are also not ideal, and that Jalan Garuda leading to Jalan Dato Jaafar is congested throughout the day. Add that the project is about 4.7 km from Bukit Chagar RTS station and about 8 km by road from CIQ, and commuting depends heavily on private cars and buses. The practical impact on buyers: congestion turns "not far" into "a long time", which directly affects how acceptable tenants find the location and the resale story you can tell later.
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 |
|---|---|---|---|---|---|---|
| Larkin Residence (Phase 1/2/3) ← | 2013 | Leasehold | 760 | RM382–520 | RM420,000 – RM560,000 | 5.0–6.0% |
| 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. Larkin Residence (Phase 1/2/3) 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 Larkin Residence (Phase 1/2/3) cost on the resale market?
As at September 2026, Larkin Residence (Phase 1/2/3) resale listings run RM420,000 to RM560,000, with a mid-market level around RM490,000 and transacted PSF of RM382–520. By layout: Standard layout 3-bedroom (1180-1247 sf) RM420,000–RM560,000. Within one layout the spread comes from floor, facing and condition — WhatsApp me for the live list.
What are rents and yields at Larkin Residence (Phase 1/2/3)?
Whole-unit rents run RM1,400 – RM3,000 a month. That is a gross yield of about 5.0% – 6.0% — gross, so after maintenance, assessment, quit rent, insurance and vacancy, net yield is typically 0.8–1.2 points lower.
Is Larkin Residence (Phase 1/2/3) freehold, and can foreigners buy?
Larkin Residence (Phase 1/2/3) 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 Larkin Residence (Phase 1/2/3) completed and who built it?
Larkin Residence (Phase 1/2/3) was completed in 2013 and is occupied resale stock: 8 block(s), 5 storeys, 760 units. Developer: Niche Properties Sdn Bhd × Kelana Erat Sdn Bhd. A small to mid-sized local developer focused on multi-phase development in the Larkin area. A regional player with limited brand recognition.
How is transport at Larkin Residence (Phase 1/2/3), and how far is the checkpoint?
about 5–6 km from Bukit Chagar RTS station, roughly an 8–12 minute drive; about 5–6 km from CIQ; Directly beside Larkin bus terminal and JB Sentral railway station (KTM)
What layouts does Larkin Residence (Phase 1/2/3) have?
1 layout: Standard layout 3-bedroom 1180-1247 sf (3BR). Areas run 1,180 to 1,247 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 Larkin Residence (Phase 1/2/3), 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 1,180–1,247 sq ft layouts, that works out to roughly RM320 – RM500 a month; this is an estimate, not a billed amount. Three sale listings for this project were read in full and none stated a maintenance figure. Ask the management office for the latest fee notice and the audited accounts. Facilities include: Car park, 24-hour security, Low-density layout (only 4 units per floor, 33 units per acre).
Who is Larkin Residence (Phase 1/2/3) suitable for?
Budget-conscious families needing large 3-bedroom units (1,180+ sqft); Investors targeting tenants who commute by bus or train; First-time buyers
What are the risks of buying at Larkin Residence (Phase 1/2/3)?
13–23 years old; whether the 5-storey blocks have lifts needs on-site verification; Remaining leasehold tenure needs confirmation; Larkin reads as an older part of town and is not a first choice for the high-end market; Dated facilities and limited appreciation potential
What malls, schools and hospitals are near Larkin Residence (Phase 1/2/3)?
Malls: KSL City Mall (about 3–4 km), Giant Southern City. Schools: SK Larkin 1 (national primary, founded 1956), SK Larkin 2 (national primary), SJK(C) Foon Yew 4 (Chinese primary), SJK(C) Foon Yew 3 (Chinese primary), SMK Tasek Utara (national secondary). Hospitals: Hospital Sultanah Aminah (about 4–5 km).
It is only 5 storeys – is there a lift?
Yes. StarProperty's project description states explicitly that despite being only five storeys, each block is still fitted with a lift for residents' convenience. This is worth confirming, because a good number of older five-storey apartments in Johor Bahru have no lift, which directly affects suitability for elderly residents, moving house and resale value. When viewing, ride the lift yourself and note the dates on the servicing labels. The relative good news is that a lift breakdown in a low-rise design affects far fewer people than in a 35-storey tower – a completely different level of risk from M Condominium in the same area, where residents complain of only one lift serving 35 floors.
Is the maintenance fee RM0.20 psf or RM400 a month?
Both figures have a source, and they differ by nearly double. StarProperty's project data field records "Maintenance Fee: RM0.20 psf", which on 1,180 sq ft works out to about RM236 a month; but a resident's Google review in November 2025 states "RM400/monthly maintenance". There are several possible explanations: the rate has been increased, the RM400 includes the sinking fund or a car park charge, or the three phases are charged differently. Whichever it is, RM0.20 psf is low for a development with a swimming pool, gym, two badminton courts, 15 CCTV cameras and 24-hour security patrols, and the sinking fund will accumulate very slowly. Before buying, ask the management office for the most recent formal billing notice (itemised) and the audited financial statements for the last two years, and ask whether a special levy has been raised in the past three years.
Why is the price record for Larkin Residence so erratic, ranging from RM125 psf to RM680 psf?
Because this is a project with thin transaction volume, opaque information and three separate phases. EdgeProp records an all-time high of RM680 psf (June 2016, 1,000 sq ft), an all-time low of RM125 psf (February 2020, 1,018 sq ft), and a 48-month median of RM356 psf; brickz, over a different period covering 20 transactions, gives a median of RM330 psf. Moreover, the "320 units" recorded on that EdgeProp page does not match the 760 units in the whole development, indicating it covers only one phase. The three phases have different completion years (Phase 1 in 2003, Phase 3 in 2013, with PropertyGuru separately recording Phase 2 as 2020) and their lease commencement years may also differ, so lumping them together inevitably produces a mess. In practice: ask your agent to pull NAPIC transactions over the last 24 months grouped by phase, and compare prices only within the phase you intend to buy.
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