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Larkin Heights, Johor Bahru: prices, rents and what to check
Larkin Heights is a leasehold, 24-storey block of 328 homes on Jalan Dato Jaafar in Larkin, Johor Bahru, completed around 2015. In October 2026 its 916 sq ft 3-bedroom units asked RM385,000 to RM450,000 and rented for RM1,900 to RM2,400 a month, with the lease running to 2113.
Updated 22 October 2026 · Chris Liew, REN 08014, PropNex Realty
The short version
Larkin Heights is a city-side condo where a 916 sq ft 3-bedroom asks RM420 to RM491 per sq ft. If you pay near RM385,000 and let it fully furnished at RM2,400, the gross yield is about 7.5%; at RM450,000 with a partly furnished tenant at RM1,900 it drops to 5.1%. So the price you negotiate and the furniture you put in decide most of the return. With about 87 years left on the lease in 2026, bank financing should not be a problem, but check the title.
Where is Larkin Heights?
Larkin Heights is on Jalan Dato Jaafar, Larkin, 80350 Johor Bahru. StarProperty puts Hospital Pakar Putri about 1 km away and the banks and restaurants of Taman Melodies about 2 km away, and names Plaza Larkin, KSL City Mall and Expo Danga City Mall as the nearby malls. The roads out are Jalan Tun Abdul Razak towards the Causeway, the Tebrau Highway and the Inner Ring Road.
Schools named around it by StarProperty and PropertyGuru include SJK (C) Foon Yew, Sekolah Sri Utama and SMK Sultan Ismail. For a family that wants the city side of JB rather than Skudai or Iskandar Puteri, that is the draw. If you cross to Singapore every day, drive the route at your own peak hour before you commit.
What is the building like?
Larkin Heights is one block of 24 storeys on 2.2 acres, developed by Mahabuilders Berhad. The homes start from the 8th floor: floors 1 and 2 are shop offices, floors 3 to 6 hold 683 parking bays and floor 7 has the facilities.
| Item | Larkin Heights |
|---|---|
| Address | Jalan Dato Jaafar, Larkin, 80350 Johor Bahru |
| Developer | Mahabuilders Berhad |
| Completed | About 2015 (StarProperty estimates July 2015; PropertyGuru gives 2016) |
| Tenure | Leasehold, to 2113 according to two October 2026 adverts |
| Building | 1 block, 24 storeys, 328 homes, 2.2 acres |
| Layouts | Studio 598 sq ft; 3 bedrooms 916 sq ft; 3 bedrooms 1,208 sq ft |
| Facilities | Swimming pool, gym, sauna, BBQ area, playground, 24-hour security |
| Maintenance | RM0.25 per sq ft (StarProperty); RM280 a month on a 916 sq ft unit in one October 2026 advert |
Building facts from the StarProperty and PropertyGuru project pages, read 22 October 2026. PropertyGuru gives 22 floors where StarProperty and the project description give 24; the residential floors start at the 8th either way.
The layouts are simple: a studio for a single tenant, a 916 sq ft 3-bedroom that makes up most of the resale adverts, and a larger unit of about 1,200 sq ft. The two listings on this site describe their 1,201 sq ft units as 2 bedrooms and 2 bathrooms with 2 car parks, while the project page calls the largest type 3 bedrooms, so check the layout at the viewing.
What do Larkin Heights units ask in October 2026?
Larkin Heights 916 sq ft units asked RM385,000 to RM450,000 in the three EdgeProp sale adverts posted on 21 and 22 October 2026. PropertyGuru showed 70 sale listings for the project that week, starting from RM368,000, with a spread of RM348 to RM688 per sq ft across all sizes.
| Unit | Asking price | Built-up | Per sq ft |
|---|---|---|---|
| 3 bedrooms, fully furnished, vacant | RM385,000 | 916 sq ft | RM420 |
| 3 bedrooms made into 4, renovated, partly furnished | RM440,000 | 916 sq ft | RM480 |
| 3 bedrooms plus 1, fully furnished, tenanted to June 2027 | RM450,000 | 916 sq ft | RM491 |
| Listings PNJS-368700 and PNJS-356414 on this site | RM460,000 each | 1,201 sq ft | RM383 |
EdgeProp adverts read 22 October 2026. PNJS-368700 as advertised on 10 August 2026 and PNJS-356414 on 19 July 2026; availability needs confirming. Asking prices, not signed deals.
The gap inside the 916 sq ft adverts is RM65,000, and most of it is condition and furniture. The bigger 1,201 sq ft units on this site ask less per sq ft than any of the 916 sq ft adverts, which is normal for a larger unit in the same block. If you are torn between the two sizes, compare the total price against the rent each one can earn rather than the price per sq ft.
What does Larkin Heights rent for, and what yield is that?
Larkin Heights whole-unit rents in adverts read on 22 October 2026 were RM1,900 a month for a partly furnished 3-bedroom and RM2,400 for a fully furnished 916 sq ft 3-bedroom. Fully furnished 1-bedroom units of 592 to 700 sq ft asked RM1,400 to RM1,800. PropertyGuru listed 51 rental adverts for the project the same week.
| Purchase price, 916 sq ft | Rent RM1,900 | Rent RM2,400 |
|---|---|---|
| RM385,000 | 5.9% | 7.5% |
| RM440,000 | 5.2% | 6.5% |
| RM450,000 | 5.1% | 6.4% |
The fully furnished rent assumes you spend on furniture first, so add that to your price before you read the right-hand column. Room-by-room letting adverts also appear under the Larkin Heights name, but several are titled with the Larkin Idaman address, which is also used by the M'Tiara block nearby, so I have left them out of the yield.
How much cash do you need to buy one?
A RM440,000 Larkin Heights unit needs about RM53,780 in cash before legal fees for a Malaysian buyer who is not a first-time buyer. The steps, using the rates in my Johor buying costs guide:
- Down payment of 10%: RM44,000. Most banks lend up to 90% on a first or second home.
- Stamp duty on the transfer: RM7,800 (1% on the first RM100,000 and 2% on the next RM340,000).
- Stamp duty on a 90% loan of RM396,000 at 0.5%: RM1,980.
- Legal fees for the sale and the loan, set by the Solicitors' Remuneration Order 2023, plus 8% service tax.
A Malaysian first-time buyer of a home at RM500,000 or less pays no stamp duty on either document until 31 December 2027, which takes RM9,780 off the bill above. Foreign buyers are a different case: the Johor land office sets a RM1,000,000 minimum for foreigners buying apartments, so Larkin Heights is for Malaysian buyers.
What should you check before making an offer?
Larkin Heights is a resale market about 11 years old, so the checks are on the unit, the title and the management.
- Lease expiry and title: two adverts say 2113; your lawyer should confirm it, plus any Bumi lot status or restriction in interest.
- Maintenance and sinking fund: get the current monthly charge in writing and ask whether the seller owes arrears.
- Tenancy: one advert is tenanted to June 2027, so read the tenancy agreement before you sign if you plan to live there.
- Layout: one 916 sq ft unit has been changed from 3 to 4 bedrooms, so check which walls were added and whether the change was approved.
- Car park: adverts mention 1 bay for a 916 sq ft unit and 2 for the 1,201 sq ft units on this site; confirm the number on the sale documents.
To compare with a cheaper freehold option in Skudai, my Selesa Puteri Condominium guide covers 1,000 sq ft units asking RM248,000 to RM368,000, and the Taman Perling guide covers apartments in another established JB township.
Larkin Heights questions
How much is a unit at Larkin Heights?
Is Larkin Heights freehold or leasehold?
What is the rent at Larkin Heights?
What rental yield does Larkin Heights give?
Who developed Larkin Heights and when was it completed?
What is the maintenance fee at Larkin Heights?
How much cash do I need to buy a RM440,000 unit at Larkin Heights?
Chris Liew, licensed real estate negotiator REN 08014, PropNex Realty. Independent guide, not the management's or developer's site. Sale prices are asking prices from EdgeProp adverts read on 22 October 2026 and from listings PNJS-368700 and PNJS-356414 on this site. Rents are asking rents from portal adverts read the same day. Building facts are from the StarProperty and PropertyGuru project pages. Stamp duty bands are the 2026 rates for Malaysian buyers; the foreign-buyer minimum is from the Johor land office (PTG Johor). This is not legal or tax advice; confirm every figure for the exact unit with your lawyer.