Buy in JB City Centre (Bukit Chagar, near the CIQ) if your priority is walking to the RTS Link and CIQ and renting to cross-border tenants: completed condos there list around RM900–1,300 psf and studios rent for about RM2,000–3,000 a month. Buy in Kebun Teh if you want a quieter residential neighbourhood next to KSL City Mall at a lower entry point: older Kebun Teh condos list around RM360–560 psf, and the CIQ is about a 10-minute drive. EXSIM has projects in both: Causewayz Square in the city centre, The Asteriaz and The Celestz in Kebun Teh.
The Kebun Teh condo vs JB City Centre question comes up often among buyers looking at EXSIM’s Johor Bahru projects, because the developer is building in both places. Causewayz Square sits in Bukit Chagar in the heart of JB City Centre, a short walk from the CIQ and the RTS Link station. The Asteriaz and The Celestz sit side by side in Kebun Teh, an established residential area about 3 km to the north. Both areas have clear strengths; they simply suit different buyers. This guide compares them on price, rent, tenure, transport, daily life and buyer profile, so you can decide which one fits your plan.
Kebun Teh vs JB City Centre at a glance
In one line: the city centre sells convenience to Singapore, while Kebun Teh sells space, calm and a lower price per square foot. The table summarises the key differences using portal and NAPIC data collected in 2026.
| Factor | JB City Centre (Bukit Chagar / CIQ) | Kebun Teh (Larkin) |
|---|---|---|
| Character | Dense, commercial, transit hub | Established residential, mall-anchored |
| Distance to JB CIQ | About 350 m–1 km on foot for most RTS-area condos | About 3.2 km, roughly a 10-minute drive |
| RTS Link (Bukit Chagar) | Walkable (about 350–800 m for key projects) | About 2.9 km straight line; drive, bus or proposed shuttle |
| Completed condo asking prices | Roughly RM900–1,300 psf (Princess Cove, TriTower) | Roughly RM360–560 psf (Zennith Suites, SKS Habitat) |
| Typical rents | Studio RM2,000–3,000; 2-bed RM2,500–3,600 | Older stock around RM1,500–2,200 |
| Typical tenure | Mostly freehold | Mostly leasehold |
| EXSIM project | Causewayz Square (freehold, 4,525 units, ~2030) | The Asteriaz (848 units) and The Celestz (735 units), ~2029–2030 |
Asking prices and rents are portal listings (PropertyGuru, uchify) from mid-2026 and are indicative only. For a fuller breakdown by project, see our JB condo price and rent guide.
Location and transport: walking vs a short drive
The biggest difference is how you reach Singapore. In JB City Centre you walk; in Kebun Teh you drive or ride, usually in about 10 minutes to the CIQ outside peak congestion.
JB City Centre: walk to the CIQ and RTS
Bukit Chagar is where the RTS Link terminates in Johor Bahru. The Bukit Chagar station connects to JB Sentral via a roughly 400 m walkway, and the Bangunan Sultan Iskandar CIQ is next door. Causewayz Square is about 600 m from the CIQ and about 800 m from the RTS station, and EXSIM has proposed a pedestrian link bridge towards the CIQ and RTS (not yet confirmed or built). 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 journey of about five minutes to Woodlands North; fares have not been announced. Our shortlist of condos near the JB RTS station lists the walkable options.
Kebun Teh: drive, bus or shuttle
The Asteriaz and The Celestz are on Jalan Abad off Jalan Kebun Teh, about 3.2 km from the CIQ (roughly a 10-minute drive in normal traffic) and about 2.9 km in a straight line from the Bukit Chagar RTS station. They are not walkable to the RTS. EXSIM has proposed a shuttle service from Kebun Teh to the CIQ and RTS area, and Malaysia’s transport ministry has announced plans for at least 200 new buses linking residential areas around Johor Bahru to Bukit Chagar, timed with the RTS opening. For drivers, Kebun Teh also has easy access to the main roads north and east of the city.
Price per square foot: what you get for your budget
Kebun Teh offers a noticeably lower price per square foot than the city centre, which generally means more space for the same budget. That gap reflects the city centre’s location premium near the CIQ and RTS, and the freehold tenure of most city-centre projects.
- City centre, completed stock: R&F Princess Cove Phase 1 has a NAPIC median of about RM904 psf across 438 transactions from 2021 to mid-2026 (2026 median about RM967 psf), with asking prices around RM900–1,100 psf. TriTower Residence asking prices run about RM960–1,250 psf.
- City centre, under construction: Causewayz Square subsale and assignment listings on PropertyGuru (June 2026) ask roughly RM1,230–1,470 psf depending on layout. These are asking prices from existing buyers, not developer SPA prices.
- Kebun Teh, completed stock: Zennith Suites (leasehold, 2013) lists at roughly RM362–489 psf and SKS Habitat (leasehold, 2021) at roughly RM516–559 psf. The wider Kebun Teh NAPIC median is about RM486 psf, reflecting older buildings.
New launches in either area are priced above these older resale benchmarks, because buyers are paying for brand-new buildings, modern facility decks and furnishing packages. For the current SPA price list for Causewayz Square, The Asteriaz or The Celestz, WhatsApp us.
Rental demand: who rents in each area?
City-centre condos near the CIQ attract cross-border commuters and short-stay visitors, so rents per square foot are higher. Kebun Teh attracts local professionals, families and people who work around KSL City and the Larkin area, which supports steadier, whole-unit tenancies.
| Project (area) | Studio / 1-bed rent | 2-bed rent | 3-bed rent |
|---|---|---|---|
| TriTower Residence (City Centre) | About RM2,740 | About RM3,075 | About RM4,550 |
| R&F Princess Cove Ph1 (City Centre) | RM2,100–2,800 | RM2,700–3,000 | n/a |
| Twin Tower Residence (City Centre) | RM2,600–3,000 | RM3,300–3,600 | RM3,500–3,700 |
| Zennith Suites (Kebun Teh) | RM1,500–2,200 across unit types | ||
Rents are asking rents from uchify and PropertyGuru (July–October 2026). Kebun Teh’s current rental benchmarks come from older buildings; brand-new towers with full facility decks typically sit at the upper end of their local range. For how to turn these rents into a yield figure, see our rental yield guide for JB condos.
Two different rental strategies
In the city centre, compact units (studios and 1-bedders) and dual-key layouts suit Singapore commuters and short-stay demand once the RTS opens. In Kebun Teh, The Celestz’s 753 sq ft triple-key unit offers a different angle: letting three en-suite rooms separately to working tenants, while the 915 sq ft 3-bedrooms at both towers suit family tenancies.
Tenure and title: freehold city centre vs leasehold Kebun Teh
Most city-centre projects near the CIQ, including Causewayz Square, are freehold, while The Asteriaz and The Celestz are leasehold. All three EXSIM projects are serviced apartments on commercial title.
Freehold tends to appeal to long-term holders and those who plan to pass the property on, and it is one reason city-centre prices per square foot are higher. Leasehold with a long remaining lease is common in Johor Bahru and gives a lower entry price; for a new building the lease has decades to run. Commercial title is standard for serviced apartments in Malaysia and generally means commercial rates for utilities and assessment. Confirm the tenure details in the SPA and the title documents before you sign. Our guide to buying a new launch in JB explains the SPA and title stages.
Daily life and amenities: city buzz vs neighbourhood comfort
JB City Centre puts you in the middle of Johor Bahru’s transport and commercial hub; Kebun Teh gives you a quieter residential base with a large mall on your doorstep.
Living in JB City Centre
- JB Sentral, City Square and KOMTAR JBCC within walking or short-ride distance (City Square about 1.5 km from Causewayz Square; R&F Mall about 900 m).
- Heritage streets, food spots and cafés around Jalan Tan Hiok Nee and the old town.
- Causewayz Square’s own planned retail podium of about 90,000 sq ft and a Level 12 facility deck with 29 facilities.
Living in Kebun Teh
- KSL City Mall about 630 m in a straight line (roughly 2.2 km by road) and Holiday Plaza about 550 m away.
- Mid Valley Southkey about 3.3 km away.
- An established neighbourhood of houses, schools and local eateries, with less tourist and commuter traffic than the CIQ area.
- Large facility decks at The Asteriaz (Luna Pool, Galaxy Venue, Level 43 Moon Deck) and The Celestz (Starlight infinity pool, two-level gym, karaoke room, co-working lounge).
Which area suits which buyer?
Choose based on how you will use the unit. The checklist below matches common buyer profiles to the area that usually fits best.
| If you are… | Usually better fit | Why |
|---|---|---|
| A daily Singapore commuter without a car | JB City Centre | Walk to the CIQ and the RTS Link |
| An investor targeting cross-border tenants or short stays | JB City Centre | Highest rents per sq ft near the CIQ |
| A long-term holder who values freehold | JB City Centre | Most CIQ-area projects are freehold |
| A family wanting space and a calmer neighbourhood | Kebun Teh | 915 sq ft 3-bedrooms, malls nearby, lower psf |
| A first-time buyer with a tighter budget | Kebun Teh | Lower price per sq ft; compact 560–581 sq ft 1+1 units |
| A room-rental investor | Kebun Teh | The Celestz triple-key Type B |
| A commuter who drives | Either | Kebun Teh is about 10 minutes to the CIQ by car |
Some buyers split the difference: one unit in the city centre for rental to cross-border tenants, and one in Kebun Teh for own stay or family use.
EXSIM in both areas: Causewayz Square vs The Asteriaz and The Celestz
EXSIM gives you a like-for-like choice: the same developer and a similar finishing approach, in two very different locations.
- Causewayz Square (Bukit Chagar, JB City Centre): freehold, four towers (Axis, Brixton, Coven, Dover) with 4,525 units up to 63 storeys, studios to 3-bedroom dual-key units, target completion around 2030.
- The Asteriaz (Kebun Teh): leasehold, 848 units, 560 sq ft 1+1 and 915 sq ft 3-bedrooms, expected around 2029–2030.
- The Celestz (Kebun Teh): leasehold, 735 units over 44 storeys, 581 sq ft 1+1, 753 sq ft triple-key and 915 sq ft 3-bedrooms, expected around 2029–2030.
If you have narrowed it down to Kebun Teh, our Asteriaz vs Celestz comparison helps you pick a tower. To see all three projects side by side, visit our EXSIM project comparison page, or WhatsApp us for the latest SPA price lists and floor plans for both areas.
Sources
- LTA: RTS Link service targeted for February 2027
- The Edge Malaysia: RM60m Bukit Chagar–Komuter bridge and SBST bus plan (Aug 2026)
- PropertyGuru Malaysia: asking prices for Causewayz Square, Princess Cove, TriTower, Zennith Suites, SKS Habitat
- uchify: Johor Bahru rental listings
- Causewayz Square JBCC project page
- The Asteriaz Kebun Teh project page
- The Celestz @ Kebun Teh project site
This guide is general information, not financial advice.