Start with the two numbers Astaka Padu Sdn Bhd and Kimlun Corporation Bhd have put out: a gross development value of RM450 million and 617 units. Divided out, that is about RM729,000 a unit for Amora Serviced Residence, the partners' two-tower project in Tampoi, Johor Bahru, which is due for its official launch by the end of 2026 (The Star).
Indicative prices start from RM600,000, and the smallest units are 990 sq ft, according to The Star and The Edge Malaysia. If the entry price is for the entry layout, that is roughly RM606 psf.
The developer's own site lists the unit mix, which lets the GDV be checked against floor area. It shows 197 units of 990 sq ft, 264 of 1,015 sq ft, 126 of 1,290 sq ft, 16 of 1,455 sq ft and 14 penthouses of 2,235 sq ft (amoraastaka.com). Added up, that is about 680,100 sq ft of saleable space. RM450 million spread over it comes to roughly RM662 psf on average.
So the RM600,000 starting price sits about 8% below the project's own average psf, which is the usual pattern for the smallest and most common layout. And this is a project built around that layout: 461 of the 617 units, or three in four, are the two types of about 1,000 sq ft. GDV is the developer's estimate of total sales value rather than a price list, so these averages are a guide to the pricing, not a quote for any unit. The site itself still says "price on enquiry". (Press reports give the penthouse as 2,230 sq ft; the site lists 2,235 sq ft. The difference does not move the average.)
Two towers on freehold commercial land
The towers rise 48 and 45 storeys on 2.45 acres of freehold commercial land, and each unit comes with two to six car parks depending on its type, The Edge reported. The developer's site describes the product as a serviced apartment under the Housing Development Act and targets completion in 2030. Because the title is commercial, buyers should ask which quit rent, assessment and utility rates will apply before they compare it with a residential-titled condo.
The project is the fourth by the partners through their joint venture, Astaka Kimlun Sdn Bhd. Their earlier Aliva @ Mount Austin is fully sold and Arden @ One Bukit Senyum is 95% taken up, The Star reported. Within Amora Park itself, the 44 shop offices were taken up within an hour of their launch, according to The Edge, and the wider plan includes a wellness mall and hotel, an education hub and a 15-acre urban park.
The site is beside the Pasir Gudang Highway, about a 15-minute drive from the Bukit Chagar station of the Johor Bahru-Singapore RTS Link and from the Johor Bahru checkpoint, The Edge reported.
Astaka Padu chief executive Allen Khong addressed the obvious worry head on. "Despite concerns of normalisation in the Johor Bahru residential market, we continue to see strong demand for projects with clear product differentiation, strong connectivity, good pricing and compelling lifestyle propositions," he said, as quoted by The Star. The price list at the official launch will show whether RM606 psf at the entry point is the number that holds.
See the full project profile: Amora Serviced Residence on Rummah.
