The Asteriaz

The Asteriaz Kebun Teh Johor Bahru — Exsim Group’s Flagship Leasehold Condo in JB

The Asteriaz at Kebun Teh is a landmark Leasehold luxury condominium by Exsim Group, marking the developer’s prestigious flagship entry into Johor Bahru’s property market. Situated on 2.43 acres in Kebun Teh, Johor Bahru, this 42-storey single tower delivers the same design excellence and quality standards that Exsim is celebrated for across their portfolio in Kuala Lumpur and Penang — to Malaysia’s most exciting southern city. The Asteriaz is set to redefine the standard of condominium living in JB, offering residents a boutique luxury address with comprehensive lifestyle facilities and the strategic advantages of Johor Bahru’s rapid development trajectory.

Quick answer: The Asteriaz is a leasehold condominium by Exsim Group in Johor Bahru, Johor. It offers 848 units with one-bedroom-plus-study and three-bedroom layouts, from 560 to 915 sq ft, with completion targeted for 2029. Gross prices start from RM474,900.

Unit Types & Floor Plans

Exsim Group’s design DNA is evident in The Asteriaz — meticulous attention to detail, premium quality finishing, thoughtfully planned layouts, and innovative common areas that elevate daily living. With a 42-storey vantage point, upper-floor units command stunning views of Johor Bahru’s cityscape, Danga Bay, and the Straits of Johor.

Location & Connectivity — Kebun Teh, Johor Bahru

In central Johor Bahru, Kebun Teh is a sought-after pocket of homes and mixed-use development suited to city life:

• Johor Bahru City Centre — approximately 5–10 minutes drive
• JB CIQ / Singapore Causeway — approximately 10–15 minutes
• Danga Bay — approximately 5–10 minutes, JB’s premier waterfront district
• Eastern Dispersal Link (EDL) — rapid highway connectivity to eastern JB
• Johor Bahru City Square — approximately 10 minutes

Surrounding Amenities

• Shopping: Johor Bahru City Square, Danga City Mall, AEON Tebrau City
• Healthcare: Hospital Sultan Ismail, KPJ Johor Specialist Hospital
• Education: Raffles American School Johor, Marlborough College Malaysia
• Recreation: Danga Bay, Kebun Teh Golf Club, Johor Bahru waterfront
• F&B: Jalan Wong Ah Fook heritage hawkers, Danga Bay waterfront dining

Developer: Exsim Group

EXSIM Group has a strong name among Malaysian developers for fresh ideas and for high-rise serviced suites and condominiums with a distinct character, built at some of the best addresses in the country. Its projects include The Lighthauz (Gelugor Penang), Erinaz Suites (Kubang Kerian), Phoeniz Suites (KLCC), Noordinz Suites (Georgetown Penang) and Branniganz Suites (Bukit Bintang KL). In Johor Bahru, The Asteriaz is the group’s most ambitious move into a new region, taking its design-first thinking and high-end finishes to the fastest-growing city in southern Malaysia.

Freehold-Feel Leasehold Tower in Kebun Teh

EXSIM Group’s The Asteriaz puts 848 units into a 42-storey condominium on a 2.43-acre plot in Kebun Teh, Johor Bahru. It is the group’s flagship in JB and follows the approach EXSIM uses for its city-centre towers: efficient floor plans, facilities stacked on the podium deck, and a single tower with good servicing. The site is close to both the Causeway and the core of JB city.

Two Clear Layout Choices

The Asteriaz keeps its unit mix simple: a 560 sq.ft Type A one-bedroom and a 915 sq.ft three-bedroom. That deliberate simplicity means no awkward compromise layouts on any floor — buyers choose between a compact city suite and a genuine three-bedroom family home, both in the same tower. The one-bedroom suits professionals and cross-border tenants, while the three-bedroom fits families wanting to stay close to the city.

The Kebun Teh Location

Kebun Teh sits just outside the JB city core, connected by the Eastern Dispersal Link and Tebrau Highway to CIQ, the RTS Link at Bukit Chagar and the wider city. KSL City Mall, Johor Bahru Sentral and the waterfront are all a short drive away. The Asteriaz is leasehold with completion targeted for 2029.

The RTS Link, the JS-SEZ, and Who Ends Up Renting Here

Kebun Teh is about ten to fifteen minutes from the Causeway CIQ by road. That has always been its pitch. What changes from 2027 is not the distance — it is who the distance is worth something to.

What the RTS Link actually does. From January 2027 it runs 4 km between Bukit Chagar and Woodlands North in five minutes, and both countries’ immigration is cleared at the departure station rather than at two separate complexes. Design capacity is 10,000 passengers per hour in each direction; opening ridership is expected around 40,000 a day, rising toward 140,000 in the longer term. For the Malaysians who currently give up one to two hours each way to causeway traffic, that is not a convenience upgrade — it removes the single worst part of their day.

Why that reshapes the rental map rather than just the commute. Once a five-minute crossing exists, the premium concentrates on the walk-up catchment around Bukit Chagar, and rents there move first. The households priced out of that ring do not stop crossing. They take the next tier — somewhere a short drive from the station, with its own amenities, at a rent that still works after the fare. Kebun Teh, sitting just outside the city core on the Eastern Dispersal Link, is squarely in that second tier. A compact unit here is a different product from a compact unit next to the station, and it serves a different tenant.

The second demand source is not Singapore-facing at all. The Johor–Singapore Special Economic Zone was signed in January 2025. Johor now hosts more than 50 data centres, the largest cluster in Malaysia, and drew RM91.1 billion of approved capital in the first nine months of 2025 — more than any other state — with roughly RM68 billion of that inside the zone. At Sedenak Tech Park West, Microsoft has bought land and Bridge Data Centres has contracted 400MW of power. Qualifying foreign firms in the zone pay a 5% corporate tax rate.

Those are jobs, and jobs are tenants. Data centre operations staff, electrical and mechanical engineers, commissioning contractors, and the seconded employees of foreign companies setting up inside the zone. None of that work is at the border — it is out toward Sedenak and Kulai. What those households want is a unit on the highway network with somewhere to eat and shop, which describes Kebun Teh more accurately than it describes an address chosen purely for its walk to a train.

Compare Other Johor Bahru Options

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Frequently Asked Questions (FAQ)

How much is The Asteriaz?
The Asteriaz starts from RM474,900 gross, according to the developer’s project summary. The price of a given unit depends on its layout and floor. PM us for the current price list.

Where is The Asteriaz located?
The Asteriaz is located in Kebun Teh, Johor Bahru — approximately 5–10 minutes from JB City Centre and 10–15 minutes from the Singapore Causeway CIQ.

Who is the developer of The Asteriaz?
The Asteriaz is developed by Exsim Group, Malaysia’s most celebrated boutique luxury developer, known for Branniganz Suites KL, Noordinz Suites Penang, and Phoeniz Suites KLCC.

What is the tenure of The Asteriaz?
The Asteriaz is a Leasehold development — a premium tenure in Johor Bahru’s property market.

What makes The Asteriaz unique in JB?
The Asteriaz is Exsim Group’s flagship JB entry — bringing the developer’s signature design innovation, premium finishing, and boutique luxury experience to Johor Bahru for the first time on a 42-storey Leasehold condominium in Kebun Teh.

Is The Asteriaz suitable for Singapore commuters?
Yes. The Asteriaz in Kebun Teh JB is approximately 10–15 minutes from the Singapore Causeway CIQ, making it a compelling address for cross-border residents and Singapore-linked professionals.

Getting In Touch

Floor plans, unit availability and the latest package details for The Asteriaz are available on request. Message us on WhatsApp and we will send the current floor plan set for both the one-bedroom Type A and the three-bedroom Types B1 and B2, confirm which floor levels remain open, and walk through the booking process. As Exsim’s Johor Bahru flagship, The Asteriaz draws steady interest from both local upgraders and cross-border buyers, so early unit selection is worth arranging.