Looking for a new property in Johor Bahru, whether for your own stay or investment?
EXSIM has an upcoming development in the established Kebun Teh neighbourhood, with gross prices starting from RM549,800 and three main unit sizes ranging from 581 sq ft to 915 sq ft.
Located within the wider Johor Bahru city area, the development may appeal to buyers who want convenient access to daily amenities, the city centre and Johor-Singapore connectivity.
But is it worth considering? Let’s take a closer look.
Project at a Glance
| Details | Information |
|---|---|
| Developer | EXSIM Kebun Teh Sdn Bhd |
| Location | Kebun Teh, Johor Bahru |
| Gross Price | From RM549,800 |
| Tenure | Leasehold |
| Land Title | Commercial (HDA) |
| Development | 1 Block, 735 Residential Units |
| Building Height | 44 Storeys |
| Unit Sizes | 581 – 915 sq ft |
| Car Parks | 1–2 Bays, Depending on Type |
| Maintenance Fee | RM0.51 psf, Including Sinking Fund |
| Expected Completion | 52 Months After APDL |
Details are subject to official developer confirmation.
Why Choose EXSIM Kebun Teh – Asteriaz Phase 2
✅ By EXSIM
✅ Established Kebun Teh, Johor Bahru Location
✅ Gross Price From RM549,800
✅ 581–915 sqft
✅ 1+Study / 2 Bedroom / 3 Bedroom Choices
✅ Up to 2 Car Parks
✅ Ground-Floor Retail 🛍️
✅ Pool + Gym + Basketball + Co-working
✅ Convenient to JB City Centre + KSL
✅ Suitable for Own Stay / Investment / Singapore-Connected Buyers
Check Latest Price & Availability
What Unit Sizes Are Available?
There are three main layouts to consider:
| Unit Type | Size | Layout |
|---|---|---|
| Type A | 581 sq ft | 1 Bedroom + Study, 1 Bathroom |
| Type B | 753 sq ft | 2 Bedrooms, 3 Bathrooms |
| Type C | 915 sq ft | 3 Bedrooms, 2 Bathrooms |
Type A – 581 sq ft
The smallest layout comes with a bedroom and a separate study area.
This may be suitable for singles, young couples or buyers who prefer a more compact home.
For investors, it is worth comparing the rental demand for smaller units against the purchase price and monthly ownership costs.
Type B – 753 sq ft
Type B offers two bedrooms and three bathrooms, making it an interesting option for buyers who want additional privacy.
It may appeal to couples, smaller households or buyers considering shared accommodation.
The bathroom arrangement is worth reviewing carefully against the actual floor plan before deciding.
Type C – 915 sq ft
The largest layout offers three bedrooms and two bathrooms.
It may be more suitable for families who need additional space or buyers looking for a larger home.
There are also different layout variations, including options with and without a balcony.
For investment buyers, the larger size may appeal to a different rental market, but it is important to consider the higher purchase cost and potential rental demand.
How Is the Kebun Teh Location?
Kebun Teh is an established neighbourhood in Johor Bahru, with access to nearby residential areas, shopping, dining and everyday conveniences.
The surrounding city area includes destinations such as KSL City Mall and Johor Bahru City Centre.
For buyers who travel frequently between Johor Bahru and Singapore, the wider connectivity improvements, including the RTS Link, are worth following.
However, I would suggest checking actual driving and public transport routes before deciding. The development should not be assumed to be within walking distance of an RTS station.
What Facilities Are Planned?
The development includes a range of lifestyle facilities, such as:
- Swimming pool and sun deck
- Gymnasium and outdoor fitness area
- Basketball court and children’s playground
- Lounge and co-working space
- Rooftop recreation areas
- Parcel collection facilities
- Ground-floor retail component
These facilities may be attractive to residents looking for convenience and recreational spaces within the development.
Actual facilities remain subject to the final approved plans.
Is This Property Suitable for Investment?
For investment buyers, a few factors are worth considering.
1. Different Unit Sizes
The compact 581 sq ft unit may attract a different rental audience from the larger 915 sq ft family-oriented layout.
2. Johor Bahru Location
The development’s location may appeal to people who live or work within Johor Bahru, but actual commuting convenience should be checked.
3. Rental Competition
Investors should compare existing rental properties in the surrounding areas, including rental asking prices, occupancy and furnishing standards.
4. Maintenance Costs
The indicative maintenance fee is RM0.51 psf, including sinking fund. This should be included when calculating your monthly holding expenses.
5. Long-Term Investment
Buyers should consider the expected completion timeline, future supply, financing costs and resale market before committing.
Who Should Consider This Development?
First-Time Homebuyers
Those looking for a new property with different unit sizes to suit their budget.
Young Couples
Buyers considering a compact home with a separate study or additional bedroom space.
Families
Those who prefer larger layouts with three bedrooms.
Property Investors
Buyers exploring long-term rental opportunities in Johor Bahru and willing to compare rental demand and ownership expenses.
My Review – Is It Worth Considering?
I think this development is worth evaluating for buyers looking for a new property in an established Johor Bahru neighbourhood.
The three unit sizes offer flexibility for different budgets and living arrangements.
However, there are a few things I would highlight.
The project is leasehold, with 735 residential units and approximately 25 units per typical floor. Buyers should consider the overall density, lift arrangements and long-term maintenance.
For investment buyers, I would also compare achievable rental income and surrounding competition rather than relying on optimistic projections.
The most suitable choice depends on your budget, whether you’re buying for your own stay or investment, and how long you intend to hold the property.
Frequently Asked Questions
1. What is the starting gross price?
The indicative gross starting price is RM549,800, subject to developer confirmation and current unit availability.
2. Is the development freehold or leasehold?
It is leasehold.
3. What unit sizes are available?
There are three main sizes: 581 sq ft, 753 sq ft and 915 sq ft.
4. How many car parks are provided?
The developer’s materials list one car park for Type A and two car parks for Types B and C, subject to final allocation.
5. How many residential units are planned?
There are 735 residential units within one block.
6. Is it near Johor Bahru City Centre?
The development is located within the wider Johor Bahru urban area. Buyers should check the actual journey and traffic conditions for their regular destinations.
7. Is it suitable for rental investment?
It may be worth evaluating, depending on the unit type, purchase cost, rental demand and future competition. Rental returns are not guaranteed.
8. Can foreigners purchase this property?
Foreign purchases are subject to Johor’s applicable minimum property price, consent requirements and other eligibility conditions. Buyers should verify eligibility before proceeding.
9. Can I arrange a free Zoom consultation?
Yes. I offer a free 1-to-1 Zoom discussion to help buyers understand their budget, compare property options and evaluate key ownership considerations.
Interested in This EXSIM Development?
If you’re exploring property options in Johor Bahru, feel free to contact me.
I can help you understand the different layouts, investment considerations and important factors before making a decision.
Free 1-to-1 Zoom consultation available.
Eric Lau | IQI Realty | REN 76299
Property Matchmaker Malaysia
My property consultation is free for buyers. For eligible new developments, my agency receives its commission from the developer upon a successful transaction.
Disclaimer: Gross prices, layouts, specifications and availability are subject to official developer confirmation. Investment performance is not guaranteed.
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