SKS Habitat @ Larkin
Resale listings here run from RM300,000 to RM600,000 — a spread of RM300,000. Floor, facing and condition decide which end you pay. This page lays out price bands, rents, yields and risks across all 5 layouts.
🔒 Free, no sign-up · I’ll send you the floor, facing and actual asking price of every unit currently on the market
SKS Habitat @ Larkin in 30 seconds
SKS Habitat @ Larkin is a leasehold condominium in Larkin, Johor Bahru, Malaysia, developed by SKS Focus Sdn Bhd (an SKS Group company) and completed in 2021. It comprises 2 block(s), 35 storeys and 1,000 units. Address: Larkin, Johor Bahru, Johor.
Layouts run 603 to 969 sq ft across 5 types. As at September 2026, resale listings range RM300,000 – RM600,000, with a mid-market level around RM457,500; transacted PSF sits at RM434–840 psf. Whole-unit rents are RM1,450 – RM2,750 a month, a gross yield of 5.0% – 6.0%. Maintenance: about RM0.31–0.38 per sq ft per month (median approx. RM0.364) — per September 2026 sale listings, cross-checked across more than fifteen agents and at least seven separate units on both portals; 603 sq ft units are quoted at RM227–266 a month, a 753 sq ft unit at RM248.50, 829 sq ft units at RM274–307, a 947 sq ft unit at RM345 and 969 sq ft units at RM300–367. This is one of the thickest samples on this site. The listings do not state whether the sinking fund is included.
Transport position: about 5–6 km from Bukit Chagar RTS station, roughly a 12–15 minute drive
What kind of project is SKS Habitat @ Larkin?
Every line below can be checked against the developer and official records. This is a completed 2021 project — you are buying a real unit you can walk into, not a rendering.
- Developer
- SKS Focus Sdn BhdAn SKS Group company — not related to MB World Group
- Completed
- 2021Completed · resale stock
- Tenure
- LeaseholdOpen to foreign buyers (min-price rules apply)
- Total units
- 1,0002 block(s) · 35 storeys
- Layouts
- 5See price table below
- Maintenance
- approx. RM0.31–0.38 psf/monthPer September 2026 sale listings (15+ agents, 7+ separate units, both portals; median approx. RM0.364); 603 sq ft RM227–266/month, 969 sq ft RM300–367/month. Sinking fund inclusion not stated — confirm with the management office
- Asking PSF
- RM434–840Agent-corrected asking range
- Gross yield
- 5.0–6.0%Whole-unit basis
The latest flagship project in Larkin from Johor conglomerate SKS Group, combining a 5-storey retail podium with two 35-storey serviced apartment towers. The group's other JB projects include TriTower Residence and Sky Habitat.
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 a 12–15 minute drive
- 🛂 Checkpoint (CIQ)about 5–6 km from CIQ
- 🚌 Other transportDirectly beside Larkin bus terminal
🛍️ Malls & shopping
- On-site retail podium
- Giant Southern City
- KSL City Mall
🎓 Schools
- St Joseph Secondary School
- Foon Yew 3
🏥 Hospitals
- Hospital Sultanah Aminah
5 layouts, from 603 to 969 sq ft
The table shows the current resale price band and rent band for each layout. Mid-market sits around RM457,500, the top of market reaches RM600,000 — within one layout the spread comes down to floor, facing and condition.
| Layout | Area | Bed / Bath | Resale price band | PSF | Monthly rent |
|---|---|---|---|---|---|
| Type B | 603 sf | 1BR · 1 bath | RM300,000 – RM420,000 | RM498–697 | RM1,450 – 1,800 |
| Type C | 753 sf | 2BR · 2 bath | RM385,000 – RM480,000 | RM511–637 | RM1,800 – 2,150 |
| Type D | 829 sf | 2BR · 2 bath | RM410,000 – RM505,000 | RM495–609 | RM1,900 – 2,300 |
| Type E | 958 sf | 3BR · 2 bath | RM455,000 – RM575,000 | RM475–600 | RM2,300 – 2,650 |
| Type A | 969 sf | 3BR · 2 bath | RM470,000 – RM600,000 | RM485–619 | RM2,300 – 2,750 |
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: RM362–700 psf; this page uses RM434–840 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
SKS Habitat @ Larkin 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 SKS Group's own site sksgroup.com.my; copyright SKS Group.
Official drawings for all 5 layouts — I request them for you
Most floor plans circulating online have been redrawn by agents, cropped so the dimensions are gone, or belong to a different project entirely. I only pass on the developer’s own drawings — real millimetre dimensions, room names and orientation, so you can check them against the unit itself.
Two units with the same built-up can differ hugely: how much goes to corridor, whether columns eat furniture space, whether a king bed fits the master, whether the balcony counts inside the area. Staging hides all of that on a viewing; a plan does not. Rule layouts out on paper first.
Rents: RM1,450 to RM2,750 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 SKS Habitat @ Larkin, 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 SKS Habitat @ Larkin its value
Two 35-storey towers built above the 5-storey Larkin Junction mall
The developer's website records a 4.52-acre site with two 35-storey residential towers built above a 5-storey commercial podium (Larkin Junction mall). Groceries, meals and everyday shopping require no trip outside the development. It also adjoins the Larkin Sentral transport hub and the Arena Larkin indoor stadium — the "FEATURES" section of the developer's website treats these two as the core selling points.
11 layouts from 603 to 1,205 sq ft, the widest choice in the area
Layouts listed on the developer's website: Type B 1-bedroom 603 sq ft, Type C 2-bedroom 753 sq ft, Type D 2-bedroom 829 sq ft, Type E 3-bedroom 958 sq ft, Type A 3-bedroom 969 sq ft, Type A-x1 3-bedroom 1,205 sq ft, for 11 configurations in all. There is a layout for everyone from a single occupant to a small household to a three-bedroom family, so the buyer pool on resale is wider than for a project with a single layout.
Tenure is 99-year leasehold expiring in 2115, with about 89 years remaining in 2026
PropertyGuru's listing page states verbatim "Tenure: Leasehold (99 years, until 2115)", leaving about 89 years in 2026. This is the only leasehold project on this list for which a definite expiry year can be found (neither Larkin Residence nor The Twin Residences can be verified). A remaining term of 89 years places no constraint on bank loan tenure.
A young building, with a rental yield of 5.67% that is rising year on year
iRumah records a 2025 rental yield of 5.67% (5.05% in 2024, with a low of 3.91% in 2021), rising every year. The current market range is RM340,000–520,000, and the most popular layouts — the 829 sq ft 2-bedroom at a recent median of about RM570 psf and the 958 sq ft 3-bedroom at about RM540 psf. Launch prices were RM374,400–709,200 (iRumah records a launch of about RM500 psf).
Full facilities: pool, children's pool, sauna, gym, multipurpose hall and 24-hour security
Facilities listed on the PropertyGuru project page include a swimming pool, children's pool, children's playground, sauna, barbecue area, multipurpose hall, gym and car park, with 24-hour security and CCTV. For this project's RM340,000–520,000 price band, having a sauna is a relatively high specification for the Larkin area. The car park sits on level 8, which some residents find inconvenient — see the risk section.
🏊 Facilities
- 5-storey retail podium (shops)
- Swimming pool
- Gymnasium
- 24-hour security
- Multipurpose hall
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. 4 in total — 1 positive, 3 critical.
「the location is convinient, the security is great, the parking is clean & easy to find, the house is clean & neat. simple. not too many furtniture」
— Kinozrash (Malaysia), Trip.com review 10/10, 14 April 2024 (reviewing one short-let unit within the building, not the perspective of a full-time resident)「Location great. The price for 1 night expensive. Microwave cannot use. washing machine also cannot use. The tap sinki inside bathroom also spoil. Don't have broom. No recommended this house. The house is not maintained well. Deposit also take 5days to receive back.」
— Guest User (Singapore, family traveller), Trip.com review 5.0/10, 22 June 2026 (from the perspective of a short-let unit within the building)「They held onto my deposit past the agreed-upon time. It's been several days and I still haven't received it back.」
— Mavis Sii Zo Zoy (Malaysia), Trip.com review 5.5/10, 29 December 2025 (from the perspective of a short-let unit within the building; marked by Trip.com as AI-translated)「Here are some suggestions for improvement: 1. Provide more cups. 2. Fix the TV signal. 3. Re-check all electrical appliances. 4. Replace the ironing board. 5. Provide regular updates from management.」
— Guest User (Malaysia, family traveller), Trip.com review 7.0/10, 22 January 2026 (from the perspective of a short-let unit within the building; marked by Trip.com as AI-translated)Reviews 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 StadiumMeasured from the project coordinates 1.499257, 103.7442750.54 km (straight line)
- Arena Larkin indoor stadiumListed on the developer's website as one of the project's selling points0.7 km (straight line)
- Larkin Sentral bus terminal / Larkin commercial areaTrip.com states the commercial area at 4,250 feet; Johor's largest interstate and cross-border bus hubabout 1.3 km
- Bukit Chagar RTS stationMeasured from Larkin Sentral: about 4.7 km and 4 minutes by car. This project is not within the RTS walking catchmentabout 4.7 km (measured from Larkin Sentral, by car)
- Kempas Baru KTM stationNearest railway station, as stated by Trip.com7.54 km
🛍️ Shopping & dining
- Larkin Junction (mall within the development)5-storey commercial podium, with the two residential towers built directly above itSame building
- Johor Bahru City SquarePropertyGuru states within a 20-minute drive, with no distance givenWithin a 20-minute drive (distance not published)
- KSL City MallPropertyGuru states within a 20-minute driveWithin a 20-minute drive (distance not published)
- KOMTAR JBCCPropertyGuru states within a 20-minute driveWithin a 20-minute drive (distance not published)
- Paradigm Mall Johor BahruPropertyGuru states within a 20-minute driveWithin a 20-minute drive (distance not published)
🎓 Schools
- SK Larkin 1 / SK Larkin 2National primary schools; PropertyGuru states within a 20-minute drive, with no distance givenWithin a 20-minute drive (distance not published)
- SMK Saint Joseph-BNational secondary school; PropertyGuru states within a 20-minute driveWithin a 20-minute drive (distance not published)
- Sri Ara International SchoolInternational school; PropertyGuru states within a 20-minute driveWithin a 20-minute drive (distance not published)
- Sri Utama International SchoolInternational school; PropertyGuru states within a 20-minute driveWithin a 20-minute drive (distance not published)
- Fairview International SchoolInternational school; PropertyGuru states within a 20-minute driveWithin a 20-minute drive (distance not published)
🏥 Healthcare
- KPJ Puteri Specialist HospitalPrivate specialist hospital; PropertyGuru states within a 10-minute drive, with no distance givenWithin a 10-minute drive (distance not published)
- Columbia Asia Hospital – TebrauPrivate general hospital; PropertyGuru states within a 10-minute driveWithin a 10-minute drive (distance not published)
- KPJ Johor Specialist HospitalPrivate specialist hospital; PropertyGuru states within a 10-minute driveWithin a 10-minute drive (distance not published)
- Kempas Medical CentrePrivate medical centre; PropertyGuru states within a 10-minute driveWithin a 10-minute drive (distance not published)
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 investors on a limited budget who want a newer building connected directly to a mall
Two 35-storey towers above a 5-storey mall, a relatively young building (completed in 2017 or 2021 — check the CCC to confirm), 11 layouts to choose from, and a rental yield of 5.67% rising year on year. But be clear: no NAPIC median transaction can be found at all, auction prices are the only anchor available, and you must negotiate the price down before entering.
Income-focused buyers relying on the Larkin hub and surrounding employment
Adjoining Larkin Sentral (Johor's largest interstate and cross-border bus hub) and Arena Larkin, with the Pasir Gudang, Senai and Taman Perindustrian Cemerlang industrial areas all within a 35-minute drive and Singapore's industrial areas 30 minutes away, giving a steady supply of tenants. The 99-year tenure runs to 2115, with about 89 years remaining, which does not affect loan tenure.
Value buyers who can wait for auction properties and are willing to do the due diligence
At least 5 auction transactions in two years, falling between RM350,000 and RM440,000, alongside a listing rate as high as 25–37% (89 for sale / 152 for rent). This is clearly a buyer's market, but the price of entry is that you must verify the unit count, completion year and transaction records yourself, because the public sources contradict one another on all three.
Not suitable for: buyers who require transparent data and do not want to do the homework
Three versions of the total unit count (646 / 944 / 1,000), two versions of the completion year (2017 and 2021), no transaction page on either brickz or EdgeProp, and a maintenance fee figure that comes from a single agent listing. Every basic fact about this project has to be verified by you at the management office and on the title. Buying without doing that work is bidding with your eyes closed.
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.
⚠Three sources give completely different total unit counts: 646, 944 or 1,000
The developer SKS Group's website says 646 units (2 towers of 35 storeys on a 4.52-acre site); iRumah says 944; PropertyGuru's Total Units field reads "N/A"; and a figure of about 1,000 also circulates. The gap is close to double. The practical impact for buyers: total unit count determines the lift ratio, car park supply, how crowded the common facilities are, the basis on which the maintenance fee is apportioned and your voting weight at the general meeting. A development of 646 units and one of 944 units sharing the same facilities are two entirely different living experiences.
⚠The completion year also has two versions: 2017 or 2021
SKS Group's website lists the project under "Completed Development" but gives no year; PropertyGuru's project details table shows Completion Year 2017, while the descriptive text on the same page says 2021; the listing page says "Completed in 2017". A four-year discrepancy. The practical impact for buyers: the completion year directly determines building age, whether the warranty period has expired, how long the lifts, water pumps and fire systems have until their first major overhaul, and the depreciation you should apply in your valuation. If the true completion was 2017, the building is nine years old in 2026 and the first round of equipment overhauls is imminent.
⚠No median transaction price can be found at all; only asking prices are available
brickz.my has no separate project page for "SKS Habitat" (a search returns other projects such as SKS Pavilion Residence and Sky Habitat @ Meldrum Hill); EdgeProp has no insights page for the project either. All that can be obtained is asking prices: a PropertyGuru listing psf range of RM417–688 (another page shows RM362–1,204) and an iRumah market range of RM340,000–520,000. The practical impact for buyers: you have no NAPIC transaction benchmark against which to test whether the seller's asking price is reasonable, and are left with auction prices and whatever the agent tells you.
⚠Auction properties are dense: at least 5 in two years, several in the RM350,000–440,000 range
Several recent transactions and listings on iRumah are marked for auction: RM430,000 on 28 July 2026 (969 sq ft), RM396,000 on 12 April 2025 (1,237 sq ft), RM440,000 on 17 March 2025, RM400,000 on 19 February 2025 (947 sq ft) and RM350,000 on 9 December 2024 (753 sq ft). At the same time PropertyGuru carries 89 units for sale and 152 for rent — against a total of 646–944 units, a listing rate of roughly 25–37%, which is on the high side. The practical impact for buyers: a concentration of auctions means owners are under repayment pressure, and a high listing rate means intense competition when you come to sell.
⚠The maintenance fee of about RM0.37 per sq ft comes from a single listing source
One PropertyGuru listing states "Maintenance Fee: Approx. RM306.77/month" (an 829 sq ft unit including 1 car park bay), equivalent to about RM0.37 per sq ft per month. This is the only figure that can be found, and it comes from an agent's listing rather than an official notice from the management office. Note also that this is a leasehold serviced apartment: if it sits on a commercial title, utilities and assessment are charged at commercial rates — electricity about 50% higher than residential, the minimum monthly water charge about RM35 for commercial against about RM6 for residential, and assessment typically 1.5–2 times the residential rate.
⚠Many short-let operators in the building, with specific guest complaints about upkeep and deposit refunds
Booking, Agoda, Trip.com and MakeMyTrip carry SKS Habitat listings from multiple different hosts (By STAY, WP HOMESTAY, Luxecocoo, RIZQIS HOMESTAY, HeyDay and others). One 2-bedroom unit on Trip.com scores only 6.3/10 overall (facilities 5.5, service 5.0), with specific complaints including a microwave and washing machine that did not work, a broken bathroom tap, no broom, a deposit that took five days to be returned with high bank charges, and a deposit not returned within the agreed time. The practical impact for buyers: owner-occupiers face a constant turnover of strangers; investors face a price war with dozens of operators in the same building, and short-term letting can be banned at any time by a single JMB vote (the Federal Court's Verve Suites decision).
⚠Both the RTS station and CIQ are more than 4 km away; Larkin is not within the RTS walking catchment
Measured from Larkin Sentral: about 4.7 km and 4 minutes by car to the Bukit Chagar RTS station; 4.3 km straight line and 8 km by road to JB CIQ, or about 13 minutes by Causeway Link bus. The nearest railway station, Kempas Baru KTM, is 7.54 km away. The practical impact for buyers: the benefit of the RTS opening is heavily diluted by the time it reaches here, so do not pay an "RTS story" price for it; tenants will almost all need a car or will depend on buses.
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 |
|---|---|---|---|---|---|---|
| SKS Habitat @ Larkin ← | 2021 | Leasehold | 1,000 | RM434–840 | RM300,000 – RM600,000 | 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. SKS Habitat @ Larkin 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 SKS Habitat @ Larkin cost on the resale market?
As at September 2026, SKS Habitat @ Larkin resale listings run RM300,000 to RM600,000, with a mid-market level around RM457,500 and transacted PSF of RM434–840. By layout: Type B (603 sf) RM300,000–RM420,000; Type C (753 sf) RM385,000–RM480,000; Type D (829 sf) RM410,000–RM505,000; Type E (958 sf) RM455,000–RM575,000; Type A (969 sf) RM470,000–RM600,000. Within one layout the spread comes from floor, facing and condition — WhatsApp me for the live list.
What are rents and yields at SKS Habitat @ Larkin?
Whole-unit rents run RM1,450 – RM2,750 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 SKS Habitat @ Larkin freehold, and can foreigners buy?
SKS Habitat @ Larkin 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 SKS Habitat @ Larkin completed and who built it?
SKS Habitat @ Larkin was completed in 2021 and is occupied resale stock: 2 block(s), 35 storeys, 1,000 units. Developer: SKS Focus Sdn Bhd, an SKS Group company. The latest flagship project in Larkin from Johor conglomerate SKS Group, combining a 5-storey retail podium with two 35-storey serviced apartment towers. The group’s other JB projects include TriTower Residence and Sky Habitat.
How is transport at SKS Habitat @ Larkin, and how far is the checkpoint?
about 5–6 km from Bukit Chagar RTS station, roughly a 12–15 minute drive; about 5–6 km from CIQ; Directly beside Larkin bus terminal
What layouts does SKS Habitat @ Larkin have?
5 layouts: Type B 603 sf (1BR), Type C 753 sf (2BR), Type D 829 sf (2BR), Type E 958 sf (3BR), Type A 969 sf (3BR). Areas run 603 to 969 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 SKS Habitat @ Larkin, and what facilities are there?
Maintenance runs about RM0.31–0.38 per sq ft per month (median approx. RM0.364), per September 2026 sale listings cross-checked across more than fifteen agents and at least seven separate units on both portals — one of the thickest samples on this site: 603 sq ft units at RM226.55 and RM266 a month, a 753 sq ft unit at RM248.50, 829 sq ft units at RM274, RM302 and RM306.77, a 947 sq ft unit at RM345, and 969 sq ft units at RM300, RM350++ and RM366.79. Quotes within the same size band vary by as much as twenty per cent, so get the actual fee notice for the specific unit before you commit. None of the listings state whether the sinking fund is included. Ask the management office for the latest fee notice and the audited accounts. Facilities include: 5-storey retail podium (shops), Swimming pool, Gymnasium, 24-hour security, Multipurpose hall.
Who is SKS Habitat @ Larkin suitable for?
Budget-conscious investors who want newly completed stock (completed 2021); Tenant market built around the Larkin transport hub; Buyers who value integrated mall-and-residence convenience; Young first-time investors
What are the risks of buying at SKS Habitat @ Larkin?
Leasehold title; Far from the RTS and CIQ core, so not a direct beneficiary; Larkin’s district image is ordinary, which limits appeal to higher-end tenants; As a newer project it is still building secondary-market recognition, with few transaction samples
What malls, schools and hospitals are near SKS Habitat @ Larkin?
Malls: On-site retail podium, Giant Southern City, KSL City Mall. Schools: St Joseph Secondary School, Foon Yew 3. Hospitals: Hospital Sultanah Aminah.
How many units does SKS Habitat actually have? Online figures range from 646 to 1,000.
The three sources contradict one another completely: developer SKS Group's website says 646 units (2 towers of 35 storeys on a 4.52-acre site), iRumah says 944, PropertyGuru's Total Units field reads "N/A", and a figure of about 1,000 also circulates. This is not a trivial matter — the total unit count determines the lift ratio, car park supply, how crowded the facilities are, the basis on which the maintenance fee is apportioned and your voting weight at the general meeting. A development of 646 units and one of 944 units sharing the same lifts and pool are entirely different places to live. The only reliable approach: ask the management office for the attendance and voting rights schedule from the most recent AGM, which carries the accurate total share units and unit count, and rely on the strata title rather than website figures.
Neither brickz nor EdgeProp has transaction prices for SKS Habitat. How do I know what to offer?
Start by accepting a fact: this project currently has no public NAPIC transaction benchmark. brickz has no separate project page and EdgeProp has no insights page, so all that is visible is asking prices (PropertyGuru listings at RM417–688 psf, iRumah market range RM340,000–520,000). The only reliable price anchor is the auction properties: RM430,000 in July 2026 (969 sq ft), RM396,000 in April 2025 (1,237 sq ft), RM400,000 in February 2025 (947 sq ft) and RM350,000 in December 2024 (753 sq ft). In practice: negotiate upwards from those auction prices, and at the same time ask your agent or lawyer to obtain the past 24 months of transaction records directly from NAPIC / JPPH (there is a fee, but it is obtainable). Do not use asking prices as your benchmark; 89 units listed for sale means sellers have no negotiating leverage.
The tenure is leasehold. Will that affect my loan?
This project's tenure information is among the few things on this list that can be established clearly: PropertyGuru's listing page states verbatim "Tenure: Leasehold (99 years, until 2115)", leaving about 89 years in 2026. Banks generally require that at least 20–30 years remain on the tenure when the loan matures, so 89 years is no constraint at all and the available loan tenure is essentially the same as for a freehold property. Compare that with Larkin Residence and The Twin Residences in the same area, where no expiry year can be found in public sources at all — those are the ones to worry about. It is still advisable to have a lawyer run a title search at the land office to confirm, and to check at the same time whether there is a Bumi lot restriction or a state consent requirement on resale.
Get the units actually for sale, sent to your phone
This page gives you the market bands. What you actually need is the SKS Habitat @ Larkin units on the market today — which floor, which facing, what condition, what the owner is asking and how much room there is. Tap below and I will put it together for you.
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