Larkin
Four verified developments sit in the Larkin and Kebun Teh belt west of Johor Bahru city. Published prices run from RM390,000 to RM833,000 — the lowest band of any Johor district on this site. One is freehold, two leasehold and one has no tenure the developer will publish.
What this belt is. Larkin is the mid-town, not the border. The two Kebun Teh phases, The Asteriaz and The Celestz, sit about 630 m from KSL City Mall, 1.8 km from Larkin Sentral bus terminal, 2.9 km from both the RTS Link station at Bukit Chagar and Johor Bahru City Square, and 3.2 km from the Bangunan Sultan Iskandar CIQ. Adison at W City Larkinton is further out again: 500 m from Johor Golf & Country Club, 1.6 km from KPJ Puteri Specialist Hospital and about 5 km from the CIQ, JB Sentral and the RTS terminus. Amberwood Resort Residences is closest to Bandar Baru Uda — 0.8 km to SMK Bandar Baru Uda, 2.6 km to Angsana Mall, 3.9 km to Larkin Sentral and 6.2 km to KSL City Mall. Nothing here is walkable to the border; all four are drive-and-park.
What that lower price actually buys. Layouts are compact — 560 to 872 sq ft at Amberwood, 501 to 791 sq ft at Adison, 560 to 915 sq ft across the two Kebun Teh phases. Amberwood is a 99-year lease on a commercial land title, which changes assessment rates and utility tariffs. Adison is freehold and being delivered in phases, with 1,024 units in phase one and 896 more in phases three to six.
The blunt part. All four are closed to non-citizens. Johor's floor is RM1,000,000 on strata, and no unit in any of these four reaches it — Amberwood tops out at RM819,000 and Adison at RM833,000, while EXSIM publishes no price at all for The Asteriaz or The Celestz. If you are not Malaysian, this district is not a shortlisting exercise, it is off the table. EXSIM also does not publish a unit count for The Celestz, so this site shows none. NAPIC recorded 9,972 unsold completed serviced apartments in Johor for 1Q2026, and small-format stock like this is the bulk of it.
Measured and checked by Louis Koh, 11 years in Malaysian property.
