The following data is extracted from EPIQ, a tool by EdgeProp.my, which analyzes real estate transactions in Malaysia using past transacted data from NAPIC. The data presents both rental and sale transactions around the Larkin area, one of Johor Bahru’s most established suburban-commercial hubs.

As of September 2025, rental rates in the Larkin area range between RM1.80 to RM2.00 per sq ft. This reflects a relatively stable rental environment, supported by steady demand from working professionals and families who value accessibility and convenience. While Larkin does not command the premium rents of central Johor Bahru locations like Tanjung Puteri, the consistency of its rates demonstrates resilience, though growth potential here remains more incremental than transformative.

On the sales front, transactions in Larkin typically average between RM300 to RM400 per sq ft, with only select projects such as M Condominium recently breaching the RM500 per sq ft mark. Against this backdrop, Larkinton – Adison West’s pricing of approximately RM820 per sq ft is positioned well above market norms. This places it as a bold premium play within a traditionally mid-market precinct. While the precedent set by M Condominium suggests that Larkin can push beyond its historical ceiling, the extent of the premium here raises questions of absorption in the near to medium term unless broader market drivers, such as the Johor-Singapore SEZ uplift—push the overall market higher.

Unit prices begin from RM35X,XXX and go up to around RM70X,XXX, depending on size, level, and orientation. Despite the elevated psf rate, the absolute entry price is still relatively accessible thanks to compact unit sizes. This makes the project an approachable option for younger buyers or investors who may be more sensitive to upfront costs than per-square-foot benchmarks.

What differentiates Larkinton – Adison West is its integrated mixed development concept, bringing together residential, commercial, and lifestyle elements within one precinct. Coupled with its freehold tenure and the advantage of a large 8.62-acre site, the project offers more breathing room and lifestyle convenience than many of Johor Bahru’s denser high-rise developments. These attributes strengthen its appeal for buyers who value both long-term ownership security and integrated living.

From an investment standpoint, the project is ambitious, banking heavily on location and Johor’s broader growth story. The significant premium over surrounding transactions, however, means rental yields and short-term capital appreciation may prove challenging. Investors here would essentially be betting on Johor’s future transformation rather than current market comparables. For own-stay buyers, the development provides a compelling case: connectivity, a modern integrated lifestyle, and freehold ownership in a maturing location. The facilities and land scale enhance daily living, though purchasers will need to weigh carefully whether the pricing premium is justified against more affordable alternatives nearby.

In sum, Larkinton – Adison West offers a forward-looking, integrated urban lifestyle with long-term positioning advantages, but it comes at a price point that stretches far beyond today’s Larkin market. Its success will hinge on whether buyers share the same confidence in the precinct’s growth trajectory over the next decade.