Kebun Teh is a mature, mid-market neighbourhood in central Johor Bahru, next to Larkin and about 3 km north of the Johor–Singapore CIQ. Within roughly 1 km you find national and Chinese primary schools, several clinics, Holiday Plaza, KSL City Mall and a night market, while older condominiums trade at around RM360–560 psf (NAPIC median about RM486 psf). It suits families, first-time buyers and Singapore commuters who are happy to drive to the border.
Kebun Teh does not get the headlines that the JB city centre or the RTS Link corridor do, yet it is one of the most practical places to live in Kebun Teh JB terms: schools, clinics, malls, markets and bus stops all sit close together, and entry prices are lower than at the waterfront. This neighbourhood guide is written for homebuyers. It explains where Kebun Teh is, what daily life looks like, how you get around, what homes cost and rent for, and who the area suits best. If you are specifically looking at the two EXSIM towers here, our The Asteriaz @ Kebun Teh guide and The Celestz project page cover the projects themselves; this article is about the neighbourhood around them.
Where is Kebun Teh in Johor Bahru?
Kebun Teh is a residential and commercial district in central Johor Bahru, bordered by Larkin to the north-west and the Jalan Tebrau commercial belt to the east. It sits roughly 3 km north of the Johor–Singapore CIQ at Bangunan Sultan Iskandar, close enough to the border to be part of daily commuting life.
The area takes its name from Jalan Kebun Teh, a cross-town road that links the Skudai Highway (Federal Route 1) on the west with the Tebrau Highway (Federal Route 3) on the east. That east–west link is what makes Kebun Teh easy to reach from most parts of JB. Postcodes around the EXSIM projects fall under 80350 (Larkin), and neighbouring residential pockets include Taman Century, Taman Melodies and Taman Suria.
Kebun Teh at a glance
| Item | Kebun Teh |
|---|---|
| Location | Central Johor Bahru, between Larkin and Jalan Tebrau |
| Main road | Jalan Kebun Teh, linking Federal Route 1 and Federal Route 3 |
| Distance to CIQ | About 3.2 km from The Asteriaz; marketed as around 10 minutes by car |
| Character | Mature, mid-market, mixed residential and commercial |
| Typical condo price | About RM360–560 psf asking; NAPIC median about RM486 psf |
| Typical condo rent | About RM1,500–2,200 a month for older stock |
Schools near Kebun Teh
Kebun Teh is well served by primary schools, with five schools listed within about 1.2 km of The Asteriaz site. That is one of the main reasons families choose the area.
| School | Type | Approx. distance from The Asteriaz |
|---|---|---|
| SK Larkin 1 and 2 | National primary | ~610 m |
| SK Angkatan Tentera | National primary | ~730 m |
| SJK(C) Foon Yew 3 | Chinese-medium primary | ~750 m |
| Sekolah Sri Utama | Private school | ~790 m |
| SJK(T) Jalan Yahya Awal | Tamil-medium primary | ~1.2 km |
SJK(C) Foon Yew 1 is also located along Jalan Kebun Teh itself. For Chinese-speaking families, having the Foon Yew schools nearby is a strong draw, as they are among the best-known Chinese-medium schools in Johor. Distances above are straight-line figures from property portal listings; always check enrolment zones and admission rules directly with the school.
Healthcare: clinics and hospitals around Kebun Teh
Residents have several general clinics within walking distance and two private hospitals within about 2 km. Portal listings place at least four clinics within about 550 m of The Asteriaz, plus a specialist orthopaedic clinic about 1.1 km away.
- Neighbourhood clinics: several GP clinics within roughly 500–800 m.
- KPJ Puteri Specialist Hospital: about 1.5 km.
- Columbia Asia Hospital: about 1.9 km.
- Hospital Sultanah Aminah: Johor Bahru’s main public hospital, about 3.5 km.
For retirees and young families alike, having both private hospitals and the main public hospital within a short drive is a real quality-of-life advantage. Our upcoming guide to hospitals near JB City Centre and Kebun Teh will go into more detail.
Shopping, markets and food in Kebun Teh
Kebun Teh has three malls within about 1.3 km and a choice of wet markets and night markets, which is unusual for a neighbourhood at this price point. Holiday Plaza and KSL City Mall are the two closest.
| Place | Type | Approx. distance |
|---|---|---|
| Holiday Plaza | Long-running mall, food, services | ~550 m |
| KSL City Mall | Large mall, supermarket, cinema | ~630–780 m straight line; about 4 minutes by car |
| DNP Plaza | Neighbourhood shops | ~840 m |
| Jalan Setera night market | Night market | ~870 m |
| Plaza Pelangi | Mall | ~1.3 km |
| Pasar Besar Larkin | Wet market | ~1.7 km |
| JB City Square | City-centre mall | About 7 minutes by car |
| Mid Valley Southkey | Regional mall | About 10 minutes by car |
Day to day, this mix means you can do a supermarket run, pick up fresh produce at the Larkin market and eat out at a hawker centre or mall food court without travelling far. KSL City in particular draws a lot of visitors from Singapore at weekends, which keeps the area’s food and retail scene busy. We cover life next to the mall in a separate article on living near KSL City.
Getting around: roads, buses and the border
Kebun Teh is a driving neighbourhood with good bus coverage. Jalan Kebun Teh connects the Skudai Highway and the Tebrau Highway, and the CIQ is about 3.2 km away, which project materials market as around a 10-minute drive.
By car
Most residents drive. The road network puts you onto the Tebrau Highway for the city centre and the eastern suburbs, and onto the Skudai Highway for the west of JB. The Eastern Dispersal Link (E14), a toll-free expressway since January 2018, runs from Pandan straight to the CIQ complex and is the main fast route to the border. Wikipedia’s road record also notes a planned upgrade of Jalan Kebun Teh into a six-lane elevated East–West Link between the two federal routes, which would further improve cross-town travel if it goes ahead.
By bus
Bus stops are close by: portal listings show one about 80 m from The Asteriaz and several more within about 350 m. Larkin Sentral, JB’s main long-distance bus terminal, is about 1.8 km away. The Johor state and federal governments have also announced an expanded feeder bus network for early 2027, including stage buses running to JB Sentral and Bukit Chagar for the RTS Link.
To Singapore
Kebun Teh is not within walking distance of the RTS Link station at Bukit Chagar (about 2.9 km in a straight line), so plan on a short drive, bus or e-hail to the border. The RTS Link is targeted to begin passenger service in February 2027, according to the joint LTA–MOT statement of October 2026. The developer of The Asteriaz and The Celestz has proposed a shuttle to the CIQ and RTS area; treat it as a proposal until confirmed. Our RTS Link opening date guide tracks the latest timeline.
Kebun Teh property prices and rents
Kebun Teh is one of the more affordable established neighbourhoods close to JB’s city centre. Older leasehold condominiums trade at around RM360–560 psf on portals, and NAPIC data puts the area median at about RM486 psf, reflecting mostly older stock.
| Project | Tenure / completed | Asking price (psf) | Typical rent |
|---|---|---|---|
| Zennith Suites | Leasehold / 2013 | RM362–489 | RM1,500–2,200 a month |
| SKS Habitat | Leasehold / 2021 | RM516–559 | n/a |
| Kebun Teh (NAPIC median) | Mixed, mostly older | ~RM486 | n/a |
| The Asteriaz / The Celestz | Leasehold / under construction | WhatsApp us for the latest SPA price list | Not yet completed |
Prices above are portal asking prices and NAPIC medians, not developer prices. For context, condominiums within walking distance of the RTS station in the city centre tend to trade much higher, with R&F Princess Cove Phase 1 at a NAPIC median of about RM904 psf. That gap is the core of Kebun Teh’s appeal: buyers can stay within a short drive of the border while paying considerably less per square foot. Our JB condo price and rent guide has wider benchmarks.
What is driving new supply in Kebun Teh?
The arrival of EXSIM, a Kuala Lumpur developer known for facility-rich serviced apartments, has brought new-generation projects to an area dominated by older blocks. The Asteriaz (848 units) and its adjoining second phase, The Celestz (735 units), are both expected to complete around 2029–2030. Historically, when new, well-equipped buildings enter a mature area, they tend to set a new benchmark for quality and attract tenants who would otherwise look further afield.
Who should buy in Kebun Teh?
Kebun Teh suits buyers who value daily convenience and a lower entry price more than a walk-to-RTS address. Four groups tend to do well here.
- Young families: primary schools, clinics, playgrounds in new projects and three nearby malls cover most family needs without long drives.
- First-time buyers: prices per square foot sit well below the city centre, so the same budget buys more space.
- Singapore commuters who drive: the CIQ is about 10 minutes away by car, and the EDL gives a direct expressway approach.
- Rental investors: steady local demand from people working in central JB, plus tenants who want newer buildings in an area of older stock.
If walking to the RTS station is essential, consider EXSIM’s city-centre project instead; our shortlist of condos near the JB RTS station compares the options.
What a week in Kebun Teh looks like
Looking at a few typical households makes it easier to picture daily life in Kebun Teh. These scenarios draw on the schools, clinics, malls and transport links listed above.
- Dual-income family: school drop-off at a primary school 600–750 m away, a 10-minute drive to the CIQ for a parent working in Singapore, supermarket runs at Holiday Plaza or KSL City after work, and the Larkin wet market on Saturday morning.
- Young professionals: buses and e-hailing for trips into the city centre, the gym or a film at KSL City after work, and weekend outings to JB City Square or Mid Valley Southkey.
- Retirees or multi-generation households: clinics within a few hundred metres, private and public hospitals within a short drive, and markets and malls close enough for easy daily outings.
- Singaporeans with a JB base: a short drive home after crossing the Causeway at weekends, plenty of food options for hosting family, and the RTS Link as a weekday option once it opens.
The common thread is a complete daily circuit: most needs are met within a few kilometres, which is exactly what many buyers look for in a home.
Tips for buying a home in Kebun Teh
A few practical checks help you choose well in a mature neighbourhood like Kebun Teh.
- Visit at peak hours. Drive the route to the CIQ at the time you would actually commute, and check traffic around KSL City on a weekend.
- Check the tenure. Most Kebun Teh condominiums, including the EXSIM towers, are leasehold; confirm the remaining lease and land-use category in the SPA or title.
- Compare new launches with subsale. Older stock is cheaper per square foot, while new projects offer full facility decks and longer remaining leases. Decide which matters more for your plans.
- Look at walking routes. Many amenities are within 1 km, but check pavements and crossings if you plan to walk to schools or markets.
- Plan your financing early. Our step-by-step guide to buying property in JB explains bookings, SPA, loans and fees.
Thinking about The Asteriaz or The Celestz in Kebun Teh? WhatsApp us for the latest SPA price list, floor plans and availability.
Sources
- Wikipedia: Jalan Kebun Teh
- Wikipedia: Johor Bahru Eastern Dispersal Link Expressway
- MyRumahBaru: The Asteriaz @ Kebun Teh (nearby amenities)
- MyRumahBaru: Zennith Suites, Kebun Teh
- The Asteriaz project microsite (drive times)
- The Asteriaz @ Kebun Teh project fact sheet
- LTA: RTS Link service targeted for February 2027
- Malay Mail: Feeder bus and congestion plans ahead of the RTS Link
This guide is general information, not financial advice.