The Type A unit at The Asteriaz @ Kebun Teh is a 560 sq ft 1-bedroom + study with one bathroom and, per portal listings, one parking bay. It is the project’s entry layout and the lowest-priced way into an EXSIM tower in Johor. For the current Asteriaz price of each Type A stack, WhatsApp us for the latest SPA price list; this guide explains the layout, running costs, financing maths and rental use so you can judge value.
Most people who search for the Asteriaz price are really asking about one unit: the Type A 1+1. At 560 sq ft it is the smallest layout in the tower, the one most first-time buyers and investors start with, and the one that sets the “from” figure you see in listings. Instead of repeating a list price that changes with every release and floor, this guide looks at what the 560 sq ft unit actually gives you, how to compare its value with older condos in Kebun Teh, what it costs to hold each month, and who it suits best. If you want the whole project in one page first, start with our complete guide to The Asteriaz @ Kebun Teh.
What is the Type A 1+1 at The Asteriaz?
Type A is a 560 sq ft serviced apartment with one bedroom, a separate study and one bathroom. It is the entry layout of The Asteriaz, a single 848-unit, 40-plus-storey tower by EXSIM on Jalan Abad, off Jalan Kebun Teh, Larkin 80350 Johor Bahru.
| Item | Type A | Type B1 / B2 (for comparison) |
|---|---|---|
| Built-up | 560 sq ft | 915 sq ft |
| Rooms | 1 bedroom + study | 3 bedrooms |
| Bathrooms | 1 | 2 |
| Balcony | Not listed | B1 with balcony; B2 without |
| Parking (portal listings) | 1 bay | 2 bays |
| Tenure / title | Leasehold, commercial title (serviced apartment) | |
| Expected completion | Around 2029–2030 (exact date per SPA) | |
| SPA price | WhatsApp us for the latest SPA price list | |
The 3-bedroom layouts are covered separately in our The Asteriaz project page; this article stays focused on the 1+1.
How the 560 sq ft layout works in daily life
The 1+1 splits into a living-dining-kitchen zone, a bedroom, a study and one bathroom. The study is the feature that makes it more flexible than a plain 1-bedroom or studio.
The “+1” study
A study in a 560 sq ft unit is small, but it changes how the space can be used. Common set-ups include:
- Home office: a desk and shelving for hybrid workers, keeping work out of the bedroom.
- Guest or nursery space: a day bed or cot for visiting parents or a young baby.
- Storage and wardrobe room: useful for owners who move between Singapore and JB and keep two sets of belongings.
- Tenant appeal: listings that say “1 bedroom + study” tend to reach both singles and couples, rather than singles alone.
Living and kitchen
An open living-dining-kitchen plan is typical for a 1+1 of this size. In practice that means a three-seater sofa, a compact dining table for two to four and a kitchen run along one wall. Ask to see the developer’s floor plan for the exact stack you are considering, because window positions and the kitchen arrangement can differ between stacks.
Parking and storage
Portal listings show one car park bay for Type A. For a single owner or a couple with one car, that is usually enough; confirm the allocation in the sales documents before booking.
Who is the 560 sq ft 1+1 best for?
The Type A unit suits buyers who value a lower entry ticket, a manageable monthly commitment and a layout that is easy to rent. It fits four profiles particularly well.
- First-time buyers in JB. A compact unit in a new tower with a full facility deck lets young professionals own rather than rent, close to KSL City, Holiday Plaza and the city centre.
- Singapore commuters. A weekday base about 3.2 km from the CIQ, roughly a 10-minute drive, without the cost of a larger unit.
- Rental investors. A 1+1 tends to be one of the easier layouts to let as a whole unit, because it suits singles, couples and small families.
- Weekend owners and retirees. Low upkeep, one bathroom to clean and the building’s facilities for exercise and hosting.
If you need three bedrooms for a family or for room-by-room renting, the 915 sq ft units fit better. If you want a walk-to-RTS address, compare Causewayz Square in the city centre.
Asteriaz price: how to judge the value of a 560 sq ft unit
The fairest way to judge the Asteriaz price for Type A is to compare price per square foot and what you get for it, not just the headline figure. WhatsApp us for the latest SPA price list, then use the steps below to put it in context.
Step 1: Get the exact SPA price for your stack and floor
New-launch prices vary by floor, view and stack, and can change between releases. Always work from the current SPA price list for the specific unit you are considering rather than a “from” price seen online.
Step 2: Convert to price per square foot
Divide the SPA price by 560. This lets you compare Type A with the 915 sq ft units in the same tower and with other projects nearby. Smaller units usually carry a higher psf than larger ones in the same building, because fixed items such as a kitchen and bathroom are spread over less floor area.
Step 3: Compare with the Kebun Teh market
Kebun Teh is a mature market dominated by older stock, so its benchmarks are lower than a new launch. That is normal: a new tower brings a new building, a full facility deck, a longer remaining lease and current layouts.
| Benchmark | Tenure / completed | Price (psf) | Basis |
|---|---|---|---|
| Zennith Suites | Leasehold / 2013 | RM362–489 | Portal asking prices |
| SKS Habitat | Leasehold / 2021 | RM516–559 | Portal asking prices |
| Kebun Teh area | Mixed, mostly older | ~RM486 (median) | NAPIC transactions |
| Causewayz Square studio (city centre) | Freehold / under construction | ~RM1,465 | Subsale / assignment asking, Jun 2026 |
These are asking prices and NAPIC medians for other projects, not developer prices for The Asteriaz. They are useful as a range: The Asteriaz sits between Kebun Teh’s older stock and the city-centre new launches near the RTS, which is a big part of its positioning as an entry point into the JB–Singapore corridor. For wider benchmarks, see our JB condo price and rent guide.
What does a 560 sq ft unit cost to hold each month?
Holding costs for Type A are modest because the unit is small. Portal listings show maintenance at about RM0.51 psf, which works out to roughly RM286 a month for 560 sq ft, plus a sinking fund of around RM29.
| Cost item | How it is calculated | Approx. monthly for 560 sq ft |
|---|---|---|
| Maintenance fee | ~RM0.51 psf (portal listing) | ~RM286 |
| Sinking fund | At least 10% of maintenance charges (Strata Management Act 2013) | ~RM29 |
| Utilities | Electricity, water, internet; commercial-title tariffs may apply | Depends on usage |
| Quit rent and assessment | Billed yearly by state and city authorities | Small, check after title issue |
| Home insurance | Contents and fire cover, optional or required by bank | Small |
The final maintenance fee is set when the building is handed over, so treat the portal figure as an indication. The sinking fund rule comes from the Strata Management Act 2013: during the developer’s management period it is fixed at 10% of the charges, and later the management body can set it higher by resolution.
Financing the Asteriaz 1+1: a simple instalment illustration
A useful shortcut is to know the monthly instalment for every RM100,000 borrowed. At an assumed 4% interest rate, that is about RM443 a month over 35 years or about RM477 over 30 years. Multiply by your loan amount in RM100,000s to estimate your instalment.
| Loan tenure | Assumed rate | Instalment per RM100,000 borrowed |
|---|---|---|
| 35 years | 4.0% p.a. | ~RM443 / month |
| 30 years | 4.0% p.a. | ~RM477 / month |
The 4% rate is an assumption for illustration only; your bank will quote its own rate based on your profile and the prevailing Overnight Policy Rate, which Bank Negara Malaysia held at 2.75% in September 2026. During construction, a new-launch purchase follows Schedule H progressive billing, so you only pay interest on the portion the bank has disbursed at each stage. Malaysian buyers on a third housing loan are generally capped at 70% financing.
One-off costs to budget
- Stamp duty on the transfer (Malaysians): 1% on the first RM100,000, 2% on RM100,001–500,000, 3% on RM500,001–1 million, and 4% above that.
- Stamp duty on the loan agreement: 0.5% of the loan amount.
- Legal fees: under the Solicitors’ Remuneration Order 2023, 1.25% on the first RM500,000 and 1% on the next portion, for both the SPA and the loan agreement.
- Furnishing: a 1+1 is relatively quick and affordable to furnish compared with larger units.
For the full sequence from booking to keys, see our step-by-step guide to buying a new launch in JB.
A note for foreign buyers
Johor generally sets a minimum purchase price of RM1 million for foreign buyers, with state consent required, and foreigners pay a flat 8% stamp duty on the transfer from 1 January 2026. The 1+1 at The Asteriaz is therefore mainly an option for Malaysian buyers; foreign buyers should check eligibility before choosing a unit type.
Renting out a 560 sq ft 1+1 in Kebun Teh
A 1+1 is usually let as a whole unit to a single tenant or couple, which keeps management simple compared with room-by-room renting. Its appeal rests on three things: location, building quality and the flexible study.
The tenant pool for a compact unit near KSL City is broad: people working in the city centre and around the malls, professionals who cross to Singapore, and couples who want a new building with a gym and pool. In the surrounding market, older Kebun Teh condos such as Zennith Suites list for about RM1,500–2,200 a month. Those are asking rents for an older building and not a forecast for The Asteriaz, but they show that the area already has an active rental market.
Historically, a new tower with a full facility deck tends to stand out against older blocks in the same area. A furnished 1+1 with the study set up as a work-from-home corner is a strong listing angle. For the maths, use our rental yield calculation guide.
Type A vs other entry units around the RTS corridor
Compared with studios and 1-bedroom units in the city centre, the Asteriaz 1+1 offers more space per ringgit and a study, in exchange for a short drive to the border instead of a walk.
- The Asteriaz Type A (Kebun Teh): 560 sq ft, 1 bedroom + study, about 10 minutes’ drive to the CIQ, close to KSL City and Holiday Plaza.
- The Celestz Type A (adjoining phase): 581 sq ft, 1 bedroom + study with one bathroom plus a WC, with a proposed shuttle to the CIQ and RTS. See our Asteriaz vs Celestz comparison.
- Causewayz Square studio and 1-bedroom (city centre): smaller or similar floor areas at a higher psf, with Bukit Chagar RTS station about 800 m away.
The right choice depends on whether walking to the station or getting more space for your budget matters more to you.
Checklist before booking a Type A unit
A few checks will make sure the unit you book matches your plans.
- Ask for the current SPA price list and the floor plan for the exact stack.
- Check the facing: mall-side views versus quieter streets, and which floors clear the Level 10 facility deck.
- Confirm the parking allocation and whether additional bays can be bought.
- Read the SPA for tenure, land-use category, completion timeline and fittings included.
- Get a loan pre-assessment so you know your financing margin before booking.
- Plan your furnishing budget early if you intend to rent out the unit at handover.
WhatsApp us for the latest SPA price list, available Type A stacks and floor plans.
Sources
- The Asteriaz @ Kebun Teh project microsite
- EdgeProp: The Asteriaz @ Kebun Teh listing
- The Asteriaz @ Kebun Teh project fact sheet
- EdgeProp: Sinking fund under the Strata Management Act 2013
- iProperty: Zennith Suites rental listings
- Business Today: BNM keeps OPR unchanged at 2.75% (Sep 2026)
- KPMG Malaysia: Budget 2026 stamp duty highlights
This guide is general information, not financial advice.