Two towers in Larkin with a garden deck on Level 7, expected 2029
Amberwood Resort Residences Larkin
Amberwood Resort Residences @ Larkin, Johor Bahru, Johor
Jalan Suria Muafakat Utama, Larkin, Johor Bahru
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Project Details
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Development
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Amberwood Resort Residences @ Larkin, Johor Bahru, Johor
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Developer
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Affluent Crafts Sdn Bhd
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Land Title
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Commercial title under the Housing Development Act (serviced apartments)
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Land Area
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3.49 acres
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Tenure
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Leasehold
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No. of Towers
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2 Towers
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Total Units
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824 Units
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Total Floors
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26
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Total Unit Per Floor
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Levels 3-26: Tower A 19, Tower B 13; Levels 1-2: Tower A 17, Tower B 11
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Lifts Per Floor
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3 + 1
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Unit Size
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Type A / A1 | 560 sq.ft. | 1+1 Bedroom
Type B / B1 | 721 sq.ft. | 2+1 Bedroom Type C | 872 sq.ft. | 3+1 Bedroom |
What You Get at Amberwood Resort Residences
An Extra Room in Every Unit
The smallest plan (A/A1, 560 sq ft) pairs one bedroom and a bathroom with a compact second room. The 721 sq ft B/B1 and the 872 sq ft C both have two baths and a room drawn as a study.
Three Pools on Level 7
Swim lengths in the lap pool while children use their own pool and parents sit in the leisure pool or jacuzzi. For cooking out there is the BBQ hub and a gourmet kitchen, and for exercise a gym and outdoor fitness corner, plus a games room.
Courts and a Stair-Run
A multipurpose court that switches between futsal, tennis and basketball, its own pickleball court, a jogging track and a vertical run staircase for anyone who trains on stairs.
Creek Forest at Lower Ground
Below the lobby, LG1 is planted as a creek forest. Upstairs on the ground floor, cars pull into a drop-off beside the lounge, and couriers leave packages in the parcel room.
Smart Home, Signature Kitchen
Each home is wired with a smart home system, and Signature fits out the kitchen. You can reach your unit straight from the car park. Expect GreenRE certification and a resident shuttle.
About RM0.36 psf a Month
Monthly upkeep is about RM0.36 psf, sinking fund in. Each unit gets one to three car park bays; I can tell you which applies to the unit you like.
Amberwood Resort Residences Layout Plans
Type
Type
Type
Jalan Suria Muafakat Utama, Larkin
Ask About Amberwood Resort Residences
Nearest train stations, measured
- Larkin Sentral — about 580 m
Straight-line distance from Amberwood Resort Residences @ Larkin, Johor Bahru, Johor to each station on OpenStreetMap. The walk is always a little longer.
What Amberwood Resort Residences @ Larkin, Johor Bahru, Johor costs to own
Worked from the published figures on this page.
| Starting price | RM390,000 |
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| Roughly per square foot, at the smallest layout | RM696 |
| Stamp duty on the transfer, Malaysian buyer | RM6,800 |
| Stamp duty on the transfer, foreign buyer (flat 8%) | RM31,200 |
| Stamp duty on the loan agreement | 0.5% of your loan amount |
Transfer stamp duty for a Malaysian buyer is 1% on the first RM100,000, 2% on the next RM400,000, 3% on the next RM500,000 and 4% above RM1 million. Foreign individuals and companies pay a flat 8% from 1 January 2026.
How dense it is
| Units per floor | Levels 3-26: Tower A 19, Tower B 13; Levels 1-2: Tower A 17, Tower B 11 |
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Who it suits
- Singles and couples, and landlords letting to them. Layouts start at 560 sq ft, which is a one or two person home rather than a family one.
- Buyers who can wait. Completion is expected in 2029, so budget for rent until then.
- Malaysian buyers; foreign buyers only through the serviced-apartment route. No unit here reaches Johor's RM1,000,000 minimum for a foreign buyer. Below that line Johor allows a foreign purchase only of a serviced apartment or SOHO bought from the developer (not on a resale), with State Authority approval and a levy of at least RM50,000.
Who it may not suit
- You need to move in before 2029. Completion is expected in 2029, about 3 years after signing this year, so plan to rent or stay where you are until then.
What to confirm before you sign
- The service charge per square foot. It is the cost you carry every month for as long as you own, and it varies several times over between buildings.
- Car park allocation in writing. Some city projects allocate none; you rent a bay monthly instead.
- Years remaining on the lease. Amberwood Resort Residences @ Larkin, Johor Bahru, Johor is Leasehold, and the remaining term affects both financing and resale.
- It sits on a Commercial title under the Housing Development Act (serviced apartments). That changes utility tariffs and assessment rates compared with a residential title — ask for the figures before you budget.
- The delivery date in the sale and purchase agreement, not the one in the brochure.
Prices are gross and change with unit and floor. Last checked .
Holding Amberwood Resort Residences month to month
For the starting-price unit of Amberwood Resort Residences, at RM390,000, a 90% loan of RM351,000 repaid over 35 years at 4% a year, my example rate, costs about RM1,554 a month. The entry unit here, 560 sq ft, carries a service charge of about RM202 a month, sinking fund included. Budget roughly RM1,756 a month, not yet counting assessment tax or quit rent.
Tell me which unit you are considering on WhatsApp, +60 17-880 2526, and I will work it out for that unit.
The 4% is an example rate rather than a quote, and what you sign for is priced unit by unit and floor by floor. For a different loan, scale it up or down with the table below.
Your monthly bill in parts
| Part | Each month | Where it comes from |
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| Instalment on a 90% loan of RM351,000 | RM1,554 | 90% of RM390,000, 35 years at 4% a year |
| Service charge | RM202 | RM0.36 on each of 560 square feet |
| Sinking fund | Already included | 10% of the service charge, the legal minimum |
| Assessment tax | Two bills a year | Your local council sets it on the annual value |
| Quit rent | One bill a year | Due every 1 January |
| Total a month | RM1,756 | Instalment and service charge |
Work out your own instalment
The bank's formula is monthly payment = P × r ÷ [1 − (1 + r)−n]. P is the amount borrowed, r is the yearly rate ÷ 12, and n is the number of monthly payments: 420 over 35 years.
Most new home loans float. The rate is the Standardised Base Rate (SBR) plus a spread the bank sets for you, and the SBR tracks the Overnight Policy Rate, which Bank Negara has held at 2.75% from 9 July 2025. At 4.5% instead of 4%, that RM351,000 loan costs about RM107 more a month, and a 30-year term instead of 35 adds about RM122. If this would be your third or later home loan, the bank can lend at most 70% of the property's value.
| For each RM100,000, at a rate of | Repaid over 35 years | Repaid over 30 years |
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| 4.0% a year | RM443 a month | RM477 a month |
| 4.5% a year | RM473 a month | RM507 a month |
| 5.0% a year | RM505 a month | RM537 a month |
For a RM650,000 loan at 4% over 35 years, take 6.5 × RM443: about RM2,880 a month.
Service charge and sinking fund
The service charge at Amberwood Resort Residences is about RM0.36 a month for each square foot, and that already counts the sinking fund. Under the Strata Management Act 2013, the sinking fund is at least 10% of the service charge and is kept for major repairs.
Across the 125 high-rise projects I track, the middle figure is RM0.40 per sq ft. Amberwood Resort Residences sits below it, about RM22 a month less on the smallest unit than a building charging the middle figure.
Frequently asked questions
Where is Amberwood Resort Residences?
Amberwood Resort Residences is in Jalan Suria Muafakat Utama, Larkin, Johor Bahru, Johor.
Is Amberwood Resort Residences freehold or leasehold?
Amberwood Resort Residences is leasehold. Land title: Commercial title under the Housing Development Act (serviced apartments).
How much does a unit at Amberwood Resort Residences cost?
Prices start from RM390,000 (gross) and vary with the unit type, floor and facing.
What layouts are available at Amberwood Resort Residences?
Sizes range from 560 to 872 sq ft, with 1+1 to 3+1 bedrooms.
How many units are there at Amberwood Resort Residences?
824 units in 2 towers of 26 storeys.
Who is the developer of Amberwood Resort Residences?
Amberwood Resort Residences is developed by Affluent Crafts Sdn Bhd.
When will Amberwood Resort Residences be completed?
Completion is expected in 2029.
Can a foreigner buy at Amberwood Resort Residences?
Only from the developer, through Johor's serviced-apartment route. Johor sets RM1,000,000 as the minimum price for a foreign buyer, and no unit here reaches it: Amberwood Resort Residences starts at RM390,000 and the highest price here is RM696,000. Below RM1,000,000, Johor allows a foreign purchase only of a commercial-title serviced apartment or SOHO bought from the developer, with State Authority approval and a levy of at least RM50,000; the route is not available on a resale. Every foreign purchase in Johor needs approval by the State Authority, and Malaysian permanent residents are treated as foreigners. Every state's minimum price for foreign buyers →
Where to look next
Other projects I would put beside this one before deciding: similar budget, size or area.