Our 2026 verdict: The Asteriaz is a strong choice for own-stay families and JB-based buyers who want a new, facility-rich tower in an established neighbourhood next to KSL City. Its best features are the 915 sq ft 3-bedroom with two parking bays, a roomy 560 sq ft 1+1, a two-level facility deck plus a Level 43 rooftop, and a listed main contractor building to a dated schedule. Plan around three points: it is leasehold, it is a drive (about 10 minutes) rather than a walk to the CIQ and RTS, and keys are expected around 2029–2030.
Search “Asteriaz review” and you will find brochures, listing pages and scattered forum threads, but rarely one place that weighs the project honestly. This Asteriaz review does that. We looked at the published facts, the construction filings, the neighbourhood and today’s asking rents around Kebun Teh, then asked a simple question: who is this tower actually good for? The short answer is that The Asteriaz is built for living, not for walking to the border, and on those terms it scores well.
How we reviewed The Asteriaz
We used only verifiable sources: EXSIM’s published project materials, Bursa Malaysia filings reported by The Star and EdgeProp, our own amenities map, and asking rents from our Q4 2026 rent index. We do not publish SPA prices here.
We assessed six areas: location and daily convenience, layouts, facilities, construction and developer credentials, rental context, and running costs. Each section below gives our view first, then the evidence.
The Asteriaz in brief
The Asteriaz is EXSIM’s first project in Johor: a single tower of 848 serviced apartments on about 2.43 acres off Jalan Kebun Teh, Larkin, expected to complete around 2029–2030.
| Item | Detail |
|---|---|
| Developer | Exsim Kebun Teh Sdn Bhd (EXSIM Group) |
| Address | Jalan Abad, Jalan Kebun Teh, Larkin, 80350 Johor Bahru |
| Tenure / title | Leasehold, commercial title |
| Size | 1 tower, 40-plus storeys, 848 units; 8 passenger lifts and 1 service lift |
| Layouts | Type A 560 sq ft 1 bed + study, 1 bath; Type B1/B2 915 sq ft 3 bed, 2 bath |
| Parking | 1 bay (Type A); 2 bays (Type B1/B2) |
| Main contractor | Binastra Builders; works started 29 Apr 2025 |
| Expected completion | Around 2029–2030 |
| Maintenance fee | About RM0.51 psf (published estimate) |
For the full walk-through of layouts and facilities, see our Asteriaz @ Kebun Teh guide and the project page.
Strengths: what The Asteriaz does well
Five strengths stand out, and most of them matter every single day you live there.
1. A genuinely family-sized 3-bedroom
At 915 sq ft with two bathrooms and two parking bays, the Type B 3-bedroom is larger than many new-launch 3-bedrooms in JB; for comparison, Causewayz Square’s standard 3-bedroom is 850 sq ft. Two bays matter more than buyers expect: in a car-dependent neighbourhood, a second bay is what lets two working adults both drive. Our B1 vs B2 comparison covers balcony versus no balcony.
2. A 1+1 with real flexibility
The 560 sq ft Type A gives you a bedroom plus a separate study. That study is what turns a small unit into a work-from-home base, a nursery or a guest room, and it widens the tenant pool if you rent it out.
3. Facilities on two levels plus a rooftop
The Level 10 deck has the Luna Pool, Luna Bay, Moon Bath, a kids’ pool, a pickleball and badminton venue, a hoop court, a library and playgrounds; Nova Gym sits on Level 11; and Level 43 adds the Moon Deck, Herbs Garden, Starlit Grill and Eclipse Dining. For a tower of 848 homes, that is a generous ratio of facilities to residents.
4. An established neighbourhood, not a construction zone
Kebun Teh and Larkin are mature areas. KSL City Mall is about 630–750 m away in a straight line, Larkin Sentral bus terminal about 1.7 km, Columbia Asia Tebrau about 1.8 km and KPJ Johor Specialist Hospital about 2.0 km, according to our JB amenities map. You buy into daily convenience that already exists.
5. Verifiable construction credentials
Main building works are with Binastra Builders, a subsidiary of Bursa-listed Binastra Corp, under a contract announced in April 2025 that started on 29 April 2025 and is scheduled to finish on 28 September 2028. EXSIM itself has a track record of six FIABCI Malaysia awards and a FIABCI World Prix d’Excellence in 2023, according to its developer profile. Follow the timeline in our construction progress tracker.
Considerations: what to plan around
No project suits everyone. These four points are not drawbacks so much as facts to plan for; each has a practical answer.
| Consideration | What it means | How buyers plan for it |
|---|---|---|
| Not walkable to the RTS | Bukit Chagar station is about 2.9 km in a straight line; the CIQ is about a 10-minute drive | Drive, e-hail or bus; EXSIM has proposed a shuttle to the CIQ and RTS area |
| Leasehold tenure | Lower entry than freehold city-centre land | Normal for JB; confirm the lease term in the title and SPA |
| Commercial title | Utilities and assessment usually at commercial rates | Include them in your monthly running-cost budget |
| Off-plan timeline | Keys expected around 2029–2030 | Progressive billing spreads payments over the build period |
A fifth point is neighbouring supply: The Celestz next door adds 735 units. The two towers differ in layouts (The Celestz has a 753 sq ft triple-key and a 581 sq ft 1+1 with an extra WC), so choose the layout that best fits your plan; our Asteriaz vs Celestz comparison helps.
Is The Asteriaz good value?
Judge value on what you get per ringgit, not on the headline price alone. Because we do not publish SPA prices, here is the framework we use when a buyer brings us a price list.
- Compare price per square foot with the right benchmark. Kebun Teh’s existing condos are older; the area’s NAPIC median is about RM486 psf, and completed leasehold neighbours such as Zennith Suites and SKS Habitat list around RM360–560 psf. A brand-new tower naturally sits above that resale stock, so compare it with other new launches of similar age and facilities, not with 2013 buildings.
- Count what is included. Parking bays, furnishing and facilities all carry real cost. Two bays with a 3-bedroom can be worth a meaningful sum in a car-dependent area, and a furnished unit saves both money and months of set-up time.
- Look at usable space, not just size. A separate study in the 1+1 and two full bathrooms in the 3-bedroom make the floor area work harder.
- Price in running costs. At about RM0.51 psf, the maintenance fee on a 915 sq ft unit works out to roughly RM467 a month; add commercial-rate utilities and assessment.
When you have the latest SPA price list, run the numbers in our JB property calculator to see the monthly picture before you commit.
Living at The Asteriaz: the neighbourhood day to day
Day-to-day life here revolves around KSL City and the wider Larkin area, which is what makes the tower comfortable for families.
- Shopping and food: KSL City Mall for groceries, dining and cinema; Holiday Plaza nearby; The Mall, Mid Valley Southkey about 2.8 km in a straight line.
- Schools: Foon Yew High School and English College Johore Bahru are each about 3.3 km in a straight line, according to our amenities map.
- Healthcare: Columbia Asia Tebrau, KPJ Johor Specialist Hospital and Hospital Sultanah Aminah are all within about 3.5 km.
- Transport: Larkin Sentral for buses within Johor and to other states; quick road access to the city centre and the CIQ.
For a fuller tour of the area, see our Kebun Teh neighbourhood guide.
Rental context: what tenants pay in Kebun Teh today
Kebun Teh rents are lower than the CIQ core but steady, driven by local professionals and families. Our Q4 2026 rent index, built from Mudah.my asking rents, shows these Kebun Teh/Larkin medians:
- Studio or 1-bedroom: RM1,500 (Zennith Suites, 23 listings)
- 2-bedroom: RM2,150 (SKS Habitat, 6 listings)
- 3-bedroom and above: RM2,600 (SKS Habitat, 29 listings)
These are older buildings (2013 and 2021). A new tower with a full facility deck would typically aim for the upper end of the local range, though actual rents will depend on the market at handover. For who rents here and why, read our Kebun Teh rental demand guide.
Long-term considerations for holders
No area moves in one direction only, but a few structural factors are worth watching. About 400,000 Malaysians commute daily across the Causeway to work in Singapore, Bernama reported in April 2026, and many live in established JB neighbourhoods rather than right beside the CIQ. The RTS Link (targeted for February 2027) and planned bus links to Bukit Chagar should gradually improve access for areas about 10 minutes from the border, such as Kebun Teh. And new-generation towers like The Asteriaz and The Celestz refresh an area whose condo stock is mostly older. These are reasons based on history and structure, not a promise that prices or rents will rise.
What buyers commonly ask about The Asteriaz
Three questions come up again and again on Singapore and Malaysia property forums. Here are straight answers.
- “Is it close to Singapore?” Close by car, not on foot. The CIQ is about 3.2 km, roughly a 10-minute drive outside peak congestion. If you need to walk to the border daily, compare The Asteriaz vs Causewayz Square.
- “Is the RTS opening relevant?” Yes, indirectly. The RTS Link is targeted to start passenger service in February 2027, according to the LTA and Singapore’s Ministry of Transport, and should ease cross-border travel for the whole city. Fares have not been announced.
- “Is EXSIM reliable?” EXSIM is known for Klang Valley projects such as The Treez and Twin Arkz in Bukit Jalil and has received FIABCI recognition. Our article Is EXSIM a good developer? looks at the record in more detail.
Our review at a glance
Here is the whole review condensed into one table, so you can match it against your own priorities.
| Area | Rating | In one line |
|---|---|---|
| Location and daily convenience | Excellent | KSL City, hospitals and a bus hub nearby in a mature area |
| Layouts | Excellent | Large 3-bedroom, 1+1 with a real study |
| Facilities | Excellent | Two levels plus a rooftop for 848 homes |
| Construction and developer | Good | Listed contractor, dated contract, award-winning developer |
| Rental context | Good | Lower than the CIQ core but steady local demand |
| Cross-border commuting | Plan for it | About 10 minutes’ drive to the CIQ; not walkable to the RTS |
If the first five rows are what matter most to you, The Asteriaz is a close match. If the last row is your top priority, add a walkable project to your shortlist.
Verdict: who should buy The Asteriaz?
The Asteriaz is best for buyers who value space, a settled neighbourhood and daily convenience over walking distance to the border.
| Buyer type | Our view | Best layout |
|---|---|---|
| Own-stay family | Strong fit | Type B1 or B2, 915 sq ft, two bays |
| JB-based professional or couple | Strong fit | Type A, 560 sq ft 1+1 |
| Cross-border commuter who drives | Good fit | Either; about 10 minutes to the CIQ |
| Long-term rental investor (local tenants) | Good fit | Type A for singles and couples; Type B for families |
| Daily RTS commuter without a car | Consider a walkable project instead | See Causewayz Square |
Put simply, The Asteriaz rewards buyers who will actually live in it or let it to people who live and work in JB. Its value is in the everyday: a larger home, two parking bays, a mall nearby and a facility deck shared by a modest number of neighbours. If your priority is a five-minute train to Woodlands, a walkable CIQ-area project will serve you better. If your priority is a comfortable, well-equipped home in a mature part of Johor Bahru, The Asteriaz deserves a place on your shortlist.
If The Asteriaz fits your plans, the next step is simple: WhatsApp us for the latest SPA price list and floor plans, and check your monthly instalment with the calculator linked above.
Sources
- Bernama: RTS Link and Johor’s skilled labour outflows (Apr 2026)
- The Star: Binastra bags RM458.5mil Johor Baru apartment contracts (15 Apr 2025)
- EdgeProp: Binastra wins RM458.5m contracts for JB high-rise projects
- EdgeProp: The Asteriaz @ Kebun Teh project listing
- MyRumahBaru: The Asteriaz @ Kebun Teh (maintenance fee)
- EdgeProp: EXSIM developer profile
- LTA: RTS Link service targeted for February 2027
- Mudah.my: Johor Bahru rental listings (Sep–Nov 2026)
This guide is general information, not financial advice.