The Celestz review: is it worth buying?

Location

Kebun Teh is part of Johor Bahru's established inner ring, between Larkin and the city centre. JBCC, JB Sentral and the CIQ checkpoint into Singapore are a short drive. For shopping there are KSL City Mall, Johor Bahru City Square and Danga Bay. Columbia Asia Hospital and Larkin Bus Terminal are also nearby. JB city is part of the Johor-Singapore Special Economic Zone (JS-SEZ). The RTS Link to Singapore, with its JB terminus at Bukit Chagar, is still being built. Kebun Teh is outside the JBCC core, so the station is further away than from city-centre projects such as Causewayz Square.

Pros & cons

Rental outlook

Indicative long-term rent for a 581 sqft one-bedroom-plus-study at Kebun Teh is about RM1,500 to RM2,000 a month. Against the RM543,800 entry price, that is a gross yield of roughly 3.3% to 4.4%, before maintenance and vacancy. On a 90% loan, the instalment (about RM2,080) plus maintenance (about RM296) comes to roughly RM2,376 a month, above the top of that rent range. A fully financed Type A is unlikely to cover its own costs from rent; a larger down payment or own stay changes the maths. Treat these figures as a rough guide, not a forecast.

The likely tenant pool is people who work in JB city and cross-border commuters looking for a lower rent than the city-centre core. Supply is the main check: The Asteriaz's 848 units and The Celestz's 735 are due around the same time, on the same street.

Who should buy

• Buy Type A if you want a new JB city unit for one or two occupants, or to rent out with more than 10% down.
• Buy Type B if you need two bedrooms; it is the only two-bedroom across EXSIM's two Kebun Teh towers.
• Buy Type C if you need three bedrooms and want the lowest starting psf in the project.
• Consider The Asteriaz if the lowest entry price matters most; it starts from RM474,900.
• Consider Causewayz Square if freehold title or walking distance to the RTS Link matters more than price.

The Celestz vs The Asteriaz vs Causewayz Square

The Celestz costs more to enter than The Asteriaz and less than Causewayz Square. Its edge over The Asteriaz is the two-bedroom layout; its edge over Causewayz Square is a lower ticket and a larger smallest unit. Causewayz Square leads on freehold title and RTS access. Read The Asteriaz review or the Causewayz Square review.

Timeline

The Celestz launched in 2025, after The Asteriaz (Q4 2024). Completion is due within 52 months of the APDL date, which points to 2029. Payments are billed in stages as construction progresses (Schedule H), and 2029 is the developer's target date. Before you book, request recent site photos and confirm how far construction has gone.

Developer track record

EXSIM has built since 2008 and lists more than 80 projects, many of them serviced suites in KL City Centre. It is a FIABCI World Prix d'Excellence winner, with The Rainz in Bukit Jalil among the projects cited. The Celestz is its second tower at Kebun Teh, after The Asteriaz. As with any off-plan purchase, check finishing and building management at completed EXSIM projects before you commit.