The Asteriaz review: is it worth buying?

Location

Kebun Teh is an established Johor Bahru district between Larkin and the city centre, not a new fringe township. Daily needs are covered by KSL City Mall and Danga Bay, healthcare by Columbia Asia Hospital, and buses by Larkin Bus Terminal. JB Sentral and the CIQ checkpoint to Singapore are a short drive. The area is within the Johor-Singapore Special Economic Zone (JS-SEZ), and the RTS Link station at Bukit Chagar is still being built. Kebun Teh is not in the city-centre core, so tenants who want to walk to the RTS may look at Causewayz Square instead.

Construction progress

The Asteriaz launched in Q4 2024 and is already rising. The developer publishes site photos each quarter, with sets from Q4 2025 to Q3 2026. Handover is due 52 months after the APDL date, around 2029. Progress billing follows construction stages under Schedule H, so 2029 is a target date, not a fixed one.

Pros & cons

Rental outlook

Published rent estimates for similar one-bedroom units around Kebun Teh, Larkin and the city centre range from about RM1,300 to RM1,900 a month. Against the RM474,900 entry price, that is a gross yield of about 3.3% to 4.8%, before maintenance and vacancy. On a 90% loan, the instalment (about RM1,816) plus maintenance (about RM286) comes to roughly RM2,102 a month, above the top of that rent range. A fully financed Type A is unlikely to cover its own costs from rent alone. Treat these figures as a rough guide, not a forecast.

Who should buy

• Buy Type A if you want a compact new JB city unit under RM500k for own stay, or to rent out with a larger down payment.
• Buy Type B1 or B2 if you need three bedrooms for own stay and prefer a project that is already being built.
• Consider The Celestz if you want a two-bedroom layout; The Asteriaz has none.
• Consider Causewayz Square if freehold title or walking distance to the RTS Link matters more than entry price.

The Asteriaz vs The Celestz

The two towers sit on the same street and will compete for the same tenants. On the listed figures, the highest-priced 915 sqft unit at The Asteriaz (about RM769,900) is still below the starting price of the 915 sqft three-bedroom at The Celestz (RM791,100). See The Celestz overview.

Developer track record

EXSIM has built since 2008 and lists more than 80 projects, including The Rainz in Bukit Jalil, Twin Arkz, Scarletz, Ceylonz, Millerz and Nidoz. It has won a FIABCI World Prix d'Excellence award. The Asteriaz is developed through Exsim Kebun Teh Sdn Bhd. As with any off-plan purchase, check finishing and building management at completed EXSIM projects before you commit.