The Asteriaz vs Causewayz Square: Which EXSIM JB Project Suits You?

If you have been looking at EXSIM in Johor Bahru, you have probably asked yourself this: “Same developer, two locations. Should I go for The Asteriaz vs Causewayz Square?” It is a good question, because the two projects are not really competitors. They answer two different needs. Causewayz Square is a walk-to-the-border, city-centre address; The Asteriaz is a neighbourhood home next to a major mall. This guide compares them fairly on location, layouts, tenure and title, facilities, rental context and buyer fit, using verified project facts and our own asking-rent index, so you can choose with confidence.

The Asteriaz vs Causewayz Square at a glance

In short: Causewayz Square trades on walkability to Singapore and freehold land; The Asteriaz trades on space, a settled neighbourhood and a smaller, quieter building. The table puts the core facts side by side.

Mall distances are straight-line figures; actual travel distances are longer.

What the two EXSIM projects have in common

Start with the similarities and the differences become clearer. Both are EXSIM serviced apartments on commercial title, both use Bursa-listed Binastra for major works, and both are due within a similar window.

• One brand and design language: EXSIM’s “z” naming, from The Treez and The Leafz in Kuala Lumpur to Causewayz Square and The Asteriaz in JB, comes with large facility decks and full community amenities.
• One main contractor: Binastra won the main building contracts for both Kebun Teh towers in April 2025, with The Asteriaz starting on 29 April 2025; Binastra also started piling at Causewayz Square on 2 September 2025.
• Similar timing: The Asteriaz is expected around 2029–2030 and Causewayz Square around 2030, so either way you collect keys a few years after the RTS Link opens, when the cross-border picture is clearer.

Track the Kebun Teh towers in our monthly Asteriaz and Celestz construction progress tracker.

Location: Kebun Teh lifestyle vs CIQ and RTS walkability

This is the deciding factor for most buyers. Causewayz Square lets you walk to the border; The Asteriaz lets you live in an established residential neighbourhood and drive to the border in about 10 minutes outside peak congestion.

Causewayz Square: the walk-to-Singapore address

Causewayz Square sits in Bukit Chagar, in the heart of JB City Centre, about 600 m from the Bangunan Sultan Iskandar CIQ and about 800 m from the Bukit Chagar RTS Link station. The RTS Link is targeted to start passenger service in February 2027, according to the October 2026 joint release from Singapore’s LTA and Ministry of Transport, with a ride of about five minutes to Woodlands North. Fares have not yet been announced. EXSIM has also proposed a pedestrian link bridge towards the CIQ and RTS; it is not yet confirmed or built. Our Causewayz Square to CIQ and RTS walking guide shows the route.

The Asteriaz: the neighbourhood with a mall on the doorstep

The Asteriaz sits off Jalan Kebun Teh in the Larkin area, a mature district of houses, shops and eateries. KSL City Mall is a short hop away, Larkin Sentral bus terminal is about 1.7 km, and private hospitals such as Columbia Asia Tebrau (about 1.8 km) and KPJ Johor Specialist (about 2.0 km) are close by. It is not walkable to the RTS: plan on driving, e-hailing or taking a bus to the CIQ, roughly a 10-minute drive. EXSIM has proposed a shuttle to the CIQ and RTS area. See The Asteriaz to CIQ and RTS for the options.

What this means for you: if anyone in your household will cross the border daily without a car, Causewayz Square is the natural fit. If you drive, work in JB, or care more about neighbourhood calm and shopping convenience, The Asteriaz deserves a close look.

Layouts compared: compact city units vs family-sized Kebun Teh homes

Causewayz Square offers a wider range, from studios to dual-key 3-bedrooms; The Asteriaz keeps it simple with two layout families, a 560 sq ft 1+1 and a 915 sq ft 3-bedroom.

Two observations stand out. First, The Asteriaz’s 3-bedroom is about 65 sq ft larger than Causewayz Square’s standard 3-bedroom, which matters for families who want a proper dining area or a home office. Second, The Asteriaz’s 560 sq ft 1+1 is noticeably larger than Causewayz Square’s 474 sq ft 1-bedroom, while Causewayz Square gives investors more choice of compact and dual-key units suited to cross-border tenants. More detail: Asteriaz B1 vs B2.

Tenure and title: freehold vs leasehold, both commercial

Causewayz Square is freehold; The Asteriaz is leasehold. Both are serviced apartments on commercial title.

• Freehold appeals to long-term holders and buyers who plan to pass the property on, and is one reason city-centre land near the CIQ carries a higher price per square foot. Our Causewayz Square freehold guide explains why it matters.
• Leasehold is common in Johor Bahru and usually means a lower entry price. For a new building, the lease has decades to run, and banks finance leasehold serviced apartments routinely. Confirm the lease term on the title and in your SPA.
• Commercial title is standard for serviced apartments in Malaysia. It generally means commercial rates for utilities and assessment, so include these in your running-cost budget for either project.

Facilities: a resort podium vs a cosmic-themed neighbourhood deck

Both projects offer full facility decks; Causewayz Square is larger in scale, while The Asteriaz packs a family-friendly set into a smaller community of 848 homes.

Causewayz Square

• Level 12 podium deck with 29 facilities, including five pools (Infinity Seaside, Horizon, Tranquil, Whispering, Coral Shallow), a fitness studio, yoga deck, hoops court, multipurpose hall for pickleball and badminton, trampoline area and Ocean Playground.
• Axis tower sky deck on Level 60 with the Wavescape infinity pool, jacuzzi lounge and sky BBQ; Brixton and Dover sky gardens on Level 57.

The Asteriaz

• Level 10 deck with Luna Pool, Luna Bay, Moon Bath, Cosmic Kids Pool, Galaxy Venue (pickleball and badminton), Hoop Court, Cosmic Library and playgrounds.
• Nova Gym on Level 11, and a Level 43 rooftop with Moon Deck, Herbs Garden, Starlit Grill and Eclipse Dining.

A smaller resident count can mean less crowding at the pool and gym, which many own-stay families value.

Rental context: what tenants pay in each area today

City-centre condos near the CIQ command higher rents per square foot; Kebun Teh rents are lower but supported by local professionals and families. Neither EXSIM project is complete, so the figures below are today’s asking rents for completed buildings in each area, not forecasts.

Source: our JB RTS and CIQ rent index, built from Mudah.my asking rents posted between 10 September and 9 November 2026. The Kebun Teh benchmarks come from Zennith Suites (completed 2013) and SKS Habitat (2021), so a brand-new tower with a full facility deck would typically aim for the upper part of the local range.

Two takeaways for investors. The rent gap per square foot is widest for small units (RM4.31 vs RM3.07 psf), which is where Causewayz Square’s walkability earns its premium. For 3-bedrooms the gap narrows (RM2.92 vs RM2.60 psf), which is where The Asteriaz’s larger 915 sq ft family layout competes well. To estimate a yield, plug your own numbers into the JB property calculator.

A day in each home: two different rhythms

Beyond the numbers, picture daily life. At Causewayz Square, you walk to the CIQ or RTS in the morning and are in Woodlands North minutes after clearing immigration; in the evening the retail podium, R&F Mall and City Square are all within walking range. The keyword is efficiency, and it suits people without a car or who cross the border often.

At The Asteriaz, you drive the children to school or head to the CIQ in about 10 minutes outside peak hours; in the evening you shop and eat at KSL City, and at the weekend you host friends at the Level 43 Starlit Grill. The keyword is ease: more space, a settled neighbourhood and daily needs close by. Neither rhythm is better; the right one is the one that matches your next five to ten years.

But what if I am not sure which one fits?

Most hesitation comes from three worries. Here is how to think about each.

• “Will Kebun Teh benefit from the RTS at all?” Indirectly, yes. The RTS improves access for the whole city, and Malaysia’s transport ministry has announced plans for new bus services linking residential areas to Bukit Chagar. Kebun Teh’s appeal does not depend on the RTS; it rests on KSL City, Larkin and the established neighbourhood.
• “Is a 4,525-unit project too big?” Large scale funds a 90,000 sq ft retail podium and 29 podium facilities, and the four towers are released in phases. Rental competition within the development is real, which is why layout choice and furnishing matter.
• “Is leasehold a problem for resale?” Leasehold is the norm across much of JB, including popular completed condos in Larkin. Buyers in this segment usually focus more on layout, condition and location than on tenure.

Who suits The Asteriaz and who suits Causewayz Square?

Match the project to how you will use the unit. This table summarises the usual fit.

Some buyers hold one of each: a compact Causewayz Square unit for cross-border rental and a 3-bedroom at The Asteriaz for family use. If you are also considering the second Kebun Teh tower, read The Asteriaz vs The Celestz. For a candid look at the Kebun Teh tower alone, read our Asteriaz review.

Ready to compare actual units? WhatsApp us for the latest SPA price lists and floor plans for both projects, or browse the EXSIM comparison page.

Sources

• LTA: RTS Link service targeted for February 2027
• EdgeProp: Binastra bags RM132m piling job in Johor Bahru (Causewayz Square)
• The Star: Binastra bags RM458.5mil Johor Baru apartment contracts (Kebun Teh)
• The Edge Malaysia: Bukit Chagar bridge and bus plan (Aug 2026)
• Mudah.my: Johor Bahru rental listings (Sep–Nov 2026)
• Causewayz Square JBCC project fact sheet
• The Asteriaz Kebun Teh project fact sheet

This guide is general information, not financial advice.