Tampoi new launch condos compared: Aliff Heights, Tampoi Heights and Amora

The three projects at a glance

All three are serviced apartments with a Tampoi address. That is about where the likeness ends.

Where each figure comes from, and the date I read it, is at the foot of the page. Asking prices are what sellers advertise, not what buyers paid.

Aliff Heights: the one you can move into

Aliff Heights, registered as Residensi Mutiara Indah, is the one that is already built. The developer is MBW Land Sdn Bhd, and its brochure sets out 612 freehold units in two blocks: 324 two-bedroom units of 700 sq ft and 288 three-bedroom units of 850 sq ft. The brochure gave October 2024 as the expected completion date, and units are on the rental market now.

That launch brochure printed a price range of RM355,000 to RM455,000. On 9 October 2026 PropertyGuru showed asking prices of RM380,000 to RM450,000, which it works out as RM518 to RM571 per sq ft, and asking rents of RM1,600 to RM2,550 a month.

Two things follow. Today's asking prices sit inside the launch range, so prices in this part of town have held steady without running ahead. Buy here for the rent and the address, not for a quick resale. And the rent is decent for the money: put the lowest asking rent against the highest asking price and you still get 4.3% a year before costs.

Tampoi Heights: the entry price, on the Perling side

Tampoi Heights is the largest of the three by unit count, with 877 units in three towers of 20 and 21 storeys at Taman Tampoi Utama. The construction record on myBina shows work started in May 2024 with completion targeted for November 2027. At its last check, in August 2025, the towers were at the structural stage.

EdgeProp's new launch page lists it from RM379,800, and PropertyGuru shows RM424 to RM536 per sq ft. Both layouts have three bedrooms and two bathrooms. The portals do not agree on the sizes: PropertyGuru has 805 and 950 sq ft, EdgeProp has 807 and 904. Ask for the size written into the Sale and Purchase Agreement, because 46 sq ft at RM500 is RM23,000.

It is leasehold, 99 years on PropertyGuru's listing, where the other two are freehold. Ask which year the lease started. A bank and your eventual buyer will both count the years left. The two portals name BMG Global Sdn Bhd as the developer and one agency page names a different company, so read the developer's name off the advertising permit at the gallery.

The name says Tampoi, yet one agency sells it as Tampoi Height @ Perling, and PropertyGuru puts Perling Mall 2.9 km away and Paradigm Mall 3.9 km. This is the Skudai and Perling side of the area. If your office or school run is in Skudai or Bukit Indah, count that in its favour.

Amora Serviced Residence: the large one

Amora is the residential part of Amora Park, developed by Astaka Kimlun Sdn Bhd: 617 freehold units in two towers of 48 and 45 floors on 2.45 acres, with a target completion of 2030 that is subject to developer confirmation.

What sets it apart is size. The six layouts run from 990 sq ft to 2,230 sq ft, so the smallest Amora unit is larger than anything in Aliff Heights or Tampoi Heights, where the biggest plans are 850 sq ft and about 950 sq ft. Type A has three bedrooms and two car park bays. The dual-key Type B comes with four bays in two tandem pairs, and the penthouses come with six.

That makes it a different buyer's home. A family that plans to stay 15 years, a couple with parents moving in, a household with three cars: none of them fits comfortably in 850 sq ft. A dual-key plan also lets an owner live in one part and rent out the other.

There are costs to weigh. The towers are more than twice the height of the other two projects, and 617 homes on 2.45 acres is about 252 to the acre. Aliff Heights, on PropertyGuru's land area of 4.285 acres, is about 143. So look hard at the Level 10 facilities deck and ask how many lifts serve each tower. You also wait until 2030, paying progress instalments with no rent coming in. And this site publishes no Amora prices. Its latest record shows no residential units open for selection, so ask me what is available before you plan around a layout. The six plans are on the Amora layouts section.

Same name, different sides of Tampoi

Each project publishes its own distances. Here they are in one table.

Aliff Heights from the developer's brochure, Tampoi Heights from PropertyGuru, Amora from the developer's location plan. The three sets were not measured the same way, so drive each route at the hour you would use it.

Read together, they say this. Tampoi Heights is the closest to Paradigm Mall and the Skudai side. Aliff Heights and Amora both carry the 81200 postcode, nearer Kempas, Larkin and the Pasir Gudang Highway. None of the three is a walk from the RTS Link, which runs from Bukit Chagar to Woodlands North. The operator said on 2 October 2026 that passenger service is expected in February 2027. From Aliff Heights or Amora the station is 8.5 to 8.9 km away on their own figures. The full list of 18 distances for Amora is in the Amora Park location guide.

Foreign buyers: check the RM1,000,000 line first

Johor's land office sets a minimum price of RM1,000,000 for a foreign buyer of a service apartment, and it counts permanent residents as foreign. Tampoi Heights from RM379,800 and Aliff Heights at RM380,000 to RM450,000 sit far under that. A sale below the line needs a separate approval from the State Authority, so do not assume either one is open to you.

Amora's layouts are the only ones here large enough to reach the line. A 2,230 sq ft penthouse gets there at RM448 per sq ft and a 990 sq ft Type A at RM1,010. That is arithmetic on the sizes, not a price list. The rules and the extra costs are set out in the Amora foreign buyer guide.

Which one, for whom

You need a home this year and your budget is under RM500,000. Aliff Heights. It is finished and freehold, and you can walk through the actual unit before you pay.

You are a Malaysian buyer who wants a new unit at the lowest entry price and can wait about a year. Tampoi Heights, as long as leasehold does not bother you and the Perling side suits your routine.

You want space, at least two car park bays and a freehold title, and 2030 is fine. Amora. Neither of the other two has a layout above 950 sq ft.

I would not choose between these on price per square foot. They are three different homes. Fix the size you need and the year you need the keys, and the list usually shrinks to one.

Six things to ask at any of the three

• Licence and permit. The developer's licence number and the advertising and sales permit number, with their expiry dates. Check them on the housing ministry's TEDUH portal.
• Lease years. For a leasehold project, the year the lease started and how many years are left.
• Monthly charges. The maintenance fee and sinking fund per sq ft. I could not find one published for any of the three.
• Car park bays. How many come with the unit, and whether they are written into your strata title.
• Net price. The figure that goes on the Sale and Purchase Agreement after rebates. Your loan and your fees are worked from it.
• Quota. Whether the unit is a Bumiputera lot and, for a foreign buyer, whether state approval covers it.

Questions buyers ask about Tampoi condos