The Asteriaz @ Kebun Teh is EXSIM’s first project in Johor: a single 848-unit, 40-plus-storey leasehold serviced apartment tower on Jalan Abad, off Jalan Kebun Teh, Larkin 80350, about 3.2 km from the Johor–Singapore CIQ (roughly a 10-minute drive). Layouts are a 560 sq ft 1-bedroom + study and 915 sq ft 3-bedroom units, with a space-themed Level 10 facility deck, and completion is expected around 2029–2030.
If you have been searching for asteriaz kebun teh, you have probably noticed that information about this project is scattered across microsites, portals and forum threads. This guide pulls the verified facts together in one place: what The Asteriaz is, who is building it, what you get inside each layout, what the facilities look like, how the location works for daily life and for Singapore commuters, and how it fits into the wider Kebun Teh market. Whether you call it The Asteriaz, Asteriaz JB, Asteriaz Johor Bahru or simply “the EXSIM Kebun Teh project”, it is the same development, and it marks the point where one of Kuala Lumpur’s best-known boutique developers stepped into Johor Bahru.
What is The Asteriaz @ Kebun Teh?
The Asteriaz @ Kebun Teh is a single-tower serviced apartment development with 848 units, built by EXSIM on about 2.43 acres in the Kebun Teh–Larkin area of Johor Bahru. It is EXSIM’s first project in Johor, launched ahead of the larger Causewayz Square in the JB city centre.
The official address is Jalan Abad, Jalan Kebun Teh, Larkin, 80350 Johor Bahru. The tower rises 40-plus storeys, with the main facility deck on Level 10, a gym on Level 11 and a rooftop sky deck on Level 43. Vertical transport is handled by eight passenger lifts and one service lift, which is a healthy ratio for a tower of this size. The project is designed with GreenRE green-building features and EV-ready provisions, according to project marketing materials.
A second phase on adjoining land, The Celestz, has since been launched. Some buyers search for it as “asteriaz phase 2” or “asteriaz 2”. If you are weighing both, see our side-by-side page on The Celestz @ Kebun Teh or the EXSIM JB project comparison.
Key facts at a glance
| Item | The Asteriaz @ Kebun Teh |
|---|---|
| Developer | Exsim Kebun Teh Sdn Bhd (EXSIM Group) |
| Address | Jalan Abad, Jalan Kebun Teh, Larkin, 80350 Johor Bahru |
| Land area | About 2.43 acres |
| Tenure / title | Leasehold, commercial title (serviced apartment) |
| Towers / units | 1 tower, 848 units |
| Height | 40-plus storeys (rooftop deck on Level 43) |
| Lifts | 8 passenger lifts + 1 service lift |
| Layouts | Type A 560 sq ft; Type B1/B2 915 sq ft |
| SPA price | WhatsApp us for the latest SPA price list |
| Maintenance fee | About RM0.51 psf (as listed on portals) |
| Expected completion | Around 2029–2030 (exact date per SPA) |
Who is the developer of The Asteriaz? (Asteriaz EXSIM)
The Asteriaz is developed by Exsim Kebun Teh Sdn Bhd, a project company of EXSIM Group, a Kuala Lumpur developer founded in 2008. Buyers who know Kuala Lumpur will recognise EXSIM from projects such as The Treez and Twin Arkz in Bukit Jalil, The Leafz, Millerz Square and Ceylonz Suites, as well as 22 Macalisterz in Penang.
EXSIM has built a reputation for design-led, facility-rich serviced apartments, and its developer profile lists six FIABCI Malaysia awards plus a FIABCI World Prix d’Excellence in 2023 for residential high-rise. The group also has a listed hospitality arm, Exsim Hospitality Bhd, which reflects how closely its projects are tied to the short-stay and serviced-living market. For a wider look at the group’s Johor pipeline, see our EXSIM JB overview.
Why does this matter for Asteriaz buyers? A developer’s first project in a new city tends to be a showcase. The Asteriaz carries the facility density and thematic design that EXSIM’s Kuala Lumpur buyers are used to, but at an entry price well below its city-centre sister project, Causewayz Square.
Tenure and title: is The Asteriaz freehold?
No. The Asteriaz is leasehold, built on land with a commercial title, and sold as serviced apartments. Portal and project listings describe the lease as 99 years; check the exact lease expiry in your SPA and title documents, because the start date of the lease determines how many years remain.
A commercial-titled serviced apartment works a little differently from a residential condominium. Utility tariffs and quit rent are typically set on commercial rates, and the unit is usually more flexible for short-stay or serviced-living use, subject to the building’s house rules. For many investors that flexibility is part of the appeal. The practical step is simple: read the SPA, confirm the tenure and the category of land use, and ask how utilities will be billed.
Asteriaz layouts and sizes: which unit type fits you?
The Asteriaz keeps the line-up simple: one compact 1-bedroom-plus-study layout and one family-sized 3-bedroom layout in two variants. That makes it easy to compare and easy to market to tenants.
| Type | Size | Layout | Parking | Typical buyer |
|---|---|---|---|---|
| A | 560 sq ft | 1 bedroom + study, 1 bathroom | 1 bay | Singles, couples, first-time investors |
| B1 | 915 sq ft | 3 bedrooms, 2 bathrooms, with balcony | 2 bays | Families, room-rental investors |
| B2 | 915 sq ft | 3 bedrooms, 2 bathrooms, without balcony | 2 bays | Families who do not need a balcony |
Parking allocations above are as listed on property portals; confirm against the developer’s sales documents.
Type A (560 sq ft, 1+1)
Type A is the volume layout and the entry point to the project. The study can serve as a home office, a nursery or a small guest room, which widens the tenant pool beyond singles. For Singapore commuters who want a weekday base in JB, a 1+1 is often the right balance of space and budget.
Type B1 and B2 (915 sq ft, 3 bedrooms)
The 915 sq ft 3-bedroom units are sized for families. B1 adds a balcony, while B2 is the same size without one. Both come with two parking bays, which matters in Johor Bahru where most households still drive. Investors also like 3-bedroom units for room-by-room rental to working professionals and students.
Space-themed facilities at The Asteriaz, level by level
The Asteriaz uses a cosmic theme across its facilities, spread over the lobby, a main Level 10 deck, a Level 11 gym and a rooftop on Level 43. Here is the full line-up as shown in the developer’s materials.
- Lower ground / ground: Starlight Lobby, Cosmic Arrival drop-off and street-level retail.
- Level 10 (main facility deck): Luna Pool, Luna Bay, Moon Bath, Cosmic Kids Pool, Galaxy Pavilion, Orbit Fit, Reflex Path, Hoop Court, Galaxy Venue (pickleball and badminton), Cosmic Library, Galactic Playground, Cosmic Playhouse, Moon Lounge and Cosmic Lounge.
- Level 11: Nova Gym.
- Level 43 (rooftop): Moon Deck, Herbs Garden, Starlit Grill and Eclipse Dining.
The mix covers all three groups that drive demand in Kebun Teh: families (kids’ pool, playground, playhouse), active residents (pickleball, badminton, hoop court, gym) and people who entertain (rooftop grill and dining). For investors, a rooftop dining and BBQ deck is a strong selling point in tenant listings and short-stay photos.
Asteriaz JB location: KSL City, Holiday Plaza, Mid Valley Southkey and the CIQ
The Asteriaz sits in an established part of Johor Bahru, within short reach of three major malls and about 3.2 km from the CIQ. It is not within walking distance of the RTS Link station, so plan on driving, taking a bus or using e-hailing for the border.
| Destination | Approx. distance | Notes |
|---|---|---|
| Holiday Plaza | ~550 m (straight line) | Long-running mall, food and services |
| KSL City Mall | ~630–780 m straight line; ~2.2 km by road | Large mall, supermarket, cinema |
| Larkin Sentral | ~1.8 km | Main long-distance bus terminal |
| Bukit Chagar RTS Link station | ~2.9 km (straight line) | Drive or e-hail; not walkable |
| JB City Square | ~2.9 km | City-centre shopping, next to the CIQ |
| Johor–Singapore CIQ (BSI) | ~3.2 km | About 10 minutes by car, traffic permitting |
| Mid Valley Southkey | ~3.3 km | One of JB’s largest malls |
| Hospital Sultanah Aminah | ~3.5 km | Main public hospital |
Everyday amenities around Kebun Teh and Larkin
Daily life is one of The Asteriaz’s strongest points. Portal listings place a bus stop about 80 m from the site, national primary schools (SK Larkin 1 and 2) about 600 m away, a night market under 1 km away, Danga City Mall about 1.3 km away, and private hospitals including KPJ Puteri Specialist Hospital (about 1.5 km) and Columbia Asia (about 1.9 km) within a short drive. For families, having schools, clinics, supermarkets and three malls this close removes a lot of daily driving.
Getting to Singapore from The Asteriaz
For Singapore-bound residents, the realistic options are a short drive or e-hail to the CIQ or to Bukit Chagar station. The developer has proposed a shuttle service between The Asteriaz and the CIQ / RTS area; treat it as a proposal until it is confirmed in writing. The RTS Link itself, a roughly 5-minute rail shuttle between Bukit Chagar and Woodlands North, is targeted to start passenger service in February 2027, according to a joint statement from Singapore’s LTA and Malaysia’s MOT in October 2026. Fares have not been announced. Read more in our guide to JB condos near the RTS Link.
The trade-off is clear and, for many buyers, attractive: The Asteriaz is not a walk-to-RTS address, but it is close enough to benefit from the corridor while sitting in an area with lower entry prices and everyday amenities on the doorstep.
Kebun Teh property market: prices and rents around The Asteriaz
Kebun Teh is a mature, mid-market neighbourhood where older leasehold condominiums trade at roughly RM360–560 psf and typically rent for about RM1,500–2,200 a month. NAPIC data puts the Kebun Teh median at around RM486 psf, reflecting mostly older stock.
| Project | Tenure / completed | Asking price (psf) | Typical rent |
|---|---|---|---|
| Zennith Suites | Leasehold / 2013 | RM362–489 | RM1,500–2,200 / month |
| SKS Habitat | Leasehold / 2021 | RM516–559 | n/a |
| Kebun Teh area (NAPIC median) | Mixed, mostly older | ~RM486 | n/a |
Prices above are portal asking prices and NAPIC transaction medians, not developer prices. For The Asteriaz itself, WhatsApp us for the latest SPA price list; there are no completed-unit subsale or rental listings yet because the tower is still under construction.
How should you read this? New launches in an established neighbourhood usually carry a premium over older stock, because buyers get a new building, a full facility deck, more efficient layouts and a longer remaining lease. Historically, what tends to support a new project’s rental position in an area like Kebun Teh is being the newest, best-equipped building nearby, combined with steady demand from people working in the city and across the border. For wider JB benchmarks, see our JB condo price and rent guide.
Who is The Asteriaz @ Kebun Teh best for?
The Asteriaz suits buyers who want EXSIM’s design and facilities at an entry price below the city centre, and who are comfortable with a short drive to the border. It fits four profiles particularly well.
- Singapore commuters wanting a JB base. A Type A 1+1 gives a compact home about 10 minutes’ drive from the CIQ, close to KSL City and Holiday Plaza for daily errands.
- Young families upgrading. The 915 sq ft 3-bedroom with two parking bays, kids’ pool, playground and playhouse covers the essentials for a family home.
- Rental investors. A new, facility-rich tower in an area of older stock can stand out to tenants; 3-bedroom units can also be let room by room.
- Buyers who missed earlier EXSIM projects in Kuala Lumpur. The Asteriaz offers a familiar EXSIM product in a market where entry prices are lower.
If walking to the RTS Link station is a must-have, compare it with EXSIM’s city-centre project, Causewayz Square @ JBCC Johor Bahru, which sits around 800 m from Bukit Chagar station.
How to buy at The Asteriaz: practical next steps
The simplest path is to shortlist your layout, confirm the current SPA price and availability, and review the SPA before booking. A few practical points help you buy with confidence.
- Choose your stack and floor carefully. In a 40-plus-storey tower, view, facing and distance from the lift lobby make a real difference to comfort and resale appeal.
- Confirm parking and tenure in writing. Check the number of bays, the lease expiry and the land-use category in the SPA.
- Plan your financing early. Get a bank pre-assessment so you know your margin of finance before booking. Foreign buyers should check Johor’s minimum price threshold for foreigners.
- Budget for fit-out. Allow for furnishing, window treatments and appliances, especially if you plan to rent the unit out from day one.
- Treat proposals as proposals. The shuttle to the CIQ / RTS is proposed by the developer; base your decision on what is confirmed today.
Want the latest SPA price list, floor plans and unit availability? WhatsApp us and we will send the current information for The Asteriaz and The Celestz, or visit our The Asteriaz project page for the full fact sheet.
Sources
- EdgeProp: The Asteriaz @ Kebun Teh new launch listing
- MyRumahBaru: The Asteriaz @ Kebun Teh
- The Asteriaz @ Kebun Teh project fact sheet
- LTA: RTS Link service targeted for February 2027
- Ministry of Transport Singapore: RTS Link
- EdgeProp: EXSIM developer profile
This guide is general information, not financial advice.