The Asteriaz @ Kebun Teh
One 42-storey tower, 848 units, and only two floor areas in the whole building — 560 and 915 sq ft. Priced for Malaysian homeowners and investors, 630 metres from KSL City Mall.
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The Asteriaz @ Kebun Teh at a glance
The Asteriaz @ Kebun Teh is EXSIM Group’s first Johor project: one 42-storey serviced apartment tower with 848 units of 560 and 915 sq ft, on a 2.43-acre site in Kebun Teh, Johor Bahru. It is priced for Malaysian citizens and permanent residents — owner-occupiers, investors and Malaysians earning in Singapore dollars — and construction is under way with quarterly site photos from EXSIM.
- Development
- The Asteriaz @ Kebun TehEXSIM Group’s first project in Johor
- Foreign buyers
- Malaysian buyersPriced for Malaysian citizens and PRs
- Developer entity
- Exsim Kebun Teh Sdn Bhd202101000935 (1401233-A)
- Tenure
- LeaseholdWhatsApp me for the full title details
- Land use category
- Commercial, under the HDASold under the Housing Development Act
- Tower
- One tower, 42 storeys8 passenger lifts + 1 service lift
- Units
- 848All in one block
- Layouts
- Two sizes onlyType A 560 sq ft · Type B 915 sq ft, balcony and non-balcony
- Site area
- About 2.43 acresRoughly 105,850 sq ft
- Construction
- Under wayEXSIM published Q4 2025, Q1 2026 and Q2 2026 site photos
Explore related topics
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Six reasons to shortlist The Asteriaz
Daily convenience, a transparent build and a format made for Malaysian buyers — here is what The Asteriaz does well.
KSL City Mall is 630 metres away
This is the strongest thing about the address. Measured from the site, KSL City Mall is about 630 metres — a genuine walk, groceries and cinema included. Larkin Sentral, the intercity bus terminal, is about 1.8 km. For daily life on the west side of Johor Bahru, everything you need is a short walk away.
Watch it being built, quarter by quarter
EXSIM posts dated site photographs every quarter on its own website — Q4 2025, Q1 2026 and Q2 2026 are all up. It means you can follow construction progress yourself, with dated photos straight from the developer.
An accessible entry price in JB
With layouts of 560 and 915 sq ft, The Asteriaz keeps the ticket size within reach of first-time Malaysian buyers and investors. WhatsApp me for the current price list and payment schedule for each layout.
Sold under the Housing Development Act
The land is categorised commercial, and the project is sold under the Housing Development Act — so buyers get progressive payments against certified construction stages, the housing development account and a defect liability period. I will walk you through the S&P before you sign.
848 units, two clear layouts
A 560 sq ft one-bedroom-plus-study for letting or a starter home, and a 915 sq ft three-bedroom for families. With so many identical units, pricing is transparent and comparables are easy to read, so you can choose purely on floor, view and orientation.
Made for Malaysian buyers
The Asteriaz is priced for Malaysian citizens and permanent residents. Its natural market is Malaysian owner-occupiers and investors, plus the large and growing group of Malaysians who earn in Singapore dollars and live on this side of the Causeway.
The whole development, decoded
EXSIM has published a facilities plan, a layout set and quarterly site photographs. Here is the development at a glance — and WhatsApp me for the current price list.
One tower, two floor areas, four layout options
The tower
One block, 42 storeys, 848 units, on about 2.43 acres. Vertical transport is eight passenger lifts plus one service lift — that is roughly one passenger lift per 106 units, which is a reasonable ratio for this format and worth checking against anything else you are comparing. Retail sits at street level and the residential lobby is on the lower ground.
Type A · 560 sq ft
The smaller of the two layouts: 560 sq ft, described by EXSIM as one bedroom plus one study, with one bathroom. This is the letting unit and the one most buyers here will end up with. Its tenant market is local professionals and Malaysians commuting to Singapore, with KSL City Mall a short walk away.
Type B · 915 sq ft, with balcony
The larger layout: 915 sq ft, three bedrooms, two bathrooms, in a version that includes a balcony. It is the largest layout in the building and the natural choice for a family home. The balcony version adds outdoor space at the same floor area — ask me which stacks carry it.
Type B · 915 sq ft, no balcony
The same 915 sq ft, three-bedroom, two-bathroom layout without the balcony. The non-balcony version gives you the same three bedrooms and two bathrooms with more usable indoor space. Tell me your preferred floor and orientation and I will send the matching stacks.
The facilities plan, level by level
Taken line by line from EXSIM’s facilities plan: more than 20 facilities across the ground floor, the Level 10 main deck, the Level 11 gym and the rooftop deck.
Level 10 — the main deck
- Galaxy Pavilion
- Moon Bath
- Luna Pool
- Luna Bay
- Cosmic Kids Pool
- Reflex Path
- Orbit Fit
- Galactic Playground
- Hoop Court
- Cosmic Library
- Galaxy Venue — pickleball and badminton court
- Moon Lounge
- Cosmic Lounge
- Cosmic Playhouse
Ground level
- Drop-off, lower ground
- Starlight Lobby, lower ground
- Cosmic Arrival
Gym
- Nova Gym — the only facility on this level
Rooftop
- Moon Deck
- Herbs Garden
- Starlit Grill
- Eclipse Dining
Where the project is now
The Asteriaz official facilities plan
The official Level 10 facilities plan shows the pool, the courts and the landscaped zones. WhatsApp me for the unit layouts and I will help you pick a unit with the outlook you want.
Level 10 facilities deck — official plan
Find your preferred unit on this plan to see its outlook over the deck. Higher floors set back from the deck give you more privacy; units overlooking it get the pool and garden view.
Ask for the dimensioned plansFacilities plan as published by EXSIM.
Inside The Asteriaz @ Kebun Teh
Where The Asteriaz @ Kebun Teh sits
Jalan Abad, Jalan Kebun Teh, 80350 Johor Bahru — the Kebun Teh corridor between Larkin and Taman Abad, roughly 3.2 km north-west of the Johor-Singapore checkpoint in a straight line.
The pin marks the development site on Google Maps. The postal address is Jalan Abad, Jalan Kebun Teh, Larkin, 80350 — the established Kebun Teh neighbourhood on the western side of Johor Bahru, about 1.8 km from Larkin Sentral.
- KSL City Mall~630 mstraight-line from the site
- Larkin Sentral bus terminal~1.8 kmstraight-line
- RTS Link · Bukit Chagar station~2.9 kmstraight-line, a short drive
- Johor Bahru City Square~2.9 kmstraight-line
- Johor-Singapore CIQ, Bangunan Sultan Iskandar~3.2 kmstraight-line; about 10 minutes by car
- Mid Valley Southkey~3.3 kmstraight-line
- Hospital Sultanah Aminah~3.5 kmstraight-line
- The Celestz @ Kebun TehAdjoining phaseEXSIM’s second Kebun Teh tower
- Senai International Airport~19.5 kmstraight-line; longer by road
Why buy The Asteriaz @ Kebun Teh? Key benefits for investors and homeowners
The Asteriaz @ Kebun Teh is a leasehold serviced apartment by EXSIM Group in Kebun Teh, Johor Bahru — one 42-storey tower of 848 units in 560 and 915 sq ft layouts, about 630 metres from KSL City Mall. Here is what makes it stand out — whether you are buying to rent out or to live in.
630 m to KSL City Mall
Groceries, dining and a cinema are a genuine walk away, with Larkin Sentral about 1.8 km. Everyday convenience like this keeps an address in demand with tenants and owner-occupiers alike.
Linked to Singapore by road and RTS
The CIQ is about 3.2 km in a straight line — around 10 minutes by car — and the Bukit Chagar RTS station about 2.9 km, with passenger service expected in early 2027.
EXSIM, with quarterly site photos
EXSIM’s first Johor project. The developer publishes dated construction photos every quarter — Q4 2025, Q1 2026 and Q2 2026 are all up — so you can follow progress yourself.
20+ facilities across four levels
The Level 10 deck has Luna Pool, a kids’ pool, a pickleball and badminton court, a hoop court, a library and lounges; Level 11 has the Nova Gym and the rooftop has a grill and dining deck.
Layouts for singles and families
Choose a 560 sq ft one-bedroom-plus-study or a 915 sq ft three-bedroom, two-bathroom unit, with or without a balcony.
Sold under the Housing Development Act
Buyers get progressive payments against certified construction stages, a housing development account and a defect liability period — and eight passenger lifts serve the tower.
About Exsim Kebun Teh Sdn Bhd
The developer is Exsim Kebun Teh Sdn Bhd, company number 202101000935 (1401233-A), part of EXSIM Group, headquartered at EXSIM Tower, Millerz Square, Old Klang Road, Kuala Lumpur. EXSIM develops each project through its own dedicated company.
EXSIM’s first project in Johor. The group has a long Klang Valley track record built on design-led serviced residences, and it publishes dated construction photographs every quarter on its own website. The Asteriaz has published sets for Q4 2025, Q1 2026 and Q2 2026, so buyers can follow progress directly.
A growing Johor Bahru presence. EXSIM is also developing Causewayz Square @ JBCC beside the checkpoint, and The Celestz as the second phase here on the same Kebun Teh land. If you would like to see EXSIM’s finished work, its completed buildings in Kuala Lumpur show the quality of its common areas and finishes.
Frequently asked questions
Who can buy at The Asteriaz @ Kebun Teh?
The Asteriaz is designed for Malaysian citizens and permanent residents. Johor sets a minimum price of RM1,000,000 for non-citizens buying strata property, and the layouts here — 560 and 915 sq ft — are priced for the local market.
That makes it a fit for Malaysian owner-occupiers and investors, including the large and growing group of Malaysians who earn in Singapore dollars and live on this side.
If you are a non-citizen looking at Johor Bahru, Arden at One Bukit Senyum and The Astaka are options above the RM1m threshold. Message me and I will send you a shortlist.
How far is The Asteriaz from the CIQ and the RTS station?
The Johor-Singapore checkpoint is about 3.2 km in a straight line, roughly 10 minutes by car, and the Bukit Chagar RTS Link station is about 2.9 km. RTS passenger service is expected in early 2027, about five minutes to Woodlands North.
The postal address is Jalan Abad, Jalan Kebun Teh, Larkin, 80350, on the western side of Johor Bahru. Its biggest everyday advantage is retail: KSL City Mall is about 630 metres away, and Larkin Sentral about 1.8 km.
Is The Asteriaz freehold or leasehold?
The Asteriaz is leasehold, on land categorised for commercial use. WhatsApp me and I will send you the full title details.
The project is sold under the Housing Development Act, so buyers get progressive payments tied to certified construction stages, the statutory housing development account and a defect liability period. Commercial-category land usually means assessment and utilities at commercial rates — I will go through the numbers with you before you book.
How many units are there and what layouts can I choose from?
There are 848 units in one 42-storey tower, in two floor areas: Type A at 560 sq ft (one bedroom plus study, one bathroom) and Type B at 915 sq ft (three bedrooms, two bathrooms). Type B comes in two variants, with and without a balcony, at the same floor area.
Type A suits letting or a first home; Type B suits families. Tell me your preferred floor and orientation and I will send you the available stacks.
What is the price, completion date and maintenance fee at The Asteriaz?
WhatsApp me for the current price list, the completion date in the S&P and the projected maintenance fee. I get all three direct from the developer, in writing.
Under the Housing Development Act, the delivery period is written into your sale and purchase agreement. Tell me which layout you are looking at and I will send the sheet that is accurate today.
What facilities does The Asteriaz have, and on which levels?
EXSIM publishes a facilities plan, which is more than many developers do, so this answer is taken straight from it. The bulk sits on Level 10: Luna Pool with Luna Bay and a separate Cosmic Kids Pool, Moon Bath, Galaxy Pavilion, a hoop court, the Galaxy Venue pickleball and badminton court, Galactic Playground, Cosmic Playhouse, Cosmic Library, Orbit Fit, a reflex path, and the Moon Lounge and Cosmic Lounge.
Level 11 holds one thing, the Nova Gym. Level 43 is the rooftop: Moon Deck, a herbs garden, Starlit Grill and Eclipse Dining. Ground and lower ground carry the drop-off, the Starlight Lobby and the Cosmic Arrival entry, with retail at street level.
For a serviced apartment in this price bracket, an indoor pickleball and badminton court is a genuine standout, and the rooftop deck gives residents dining and grill spaces with a view.
Should I look at The Asteriaz or The Celestz next door?
Choose The Asteriaz for the more advanced build, choose The Celestz if you need a 753 sq ft two-bedroom. They are two towers by EXSIM on the same Kebun Teh land.
The Asteriaz is 42 storeys and 848 units in 560 sq ft and 915 sq ft layouts. Construction is visibly under way, with site photos published for three consecutive quarters, so you will take keys earlier.
The Celestz is the later phase, described as 44 storeys, with a 581 sq ft one-bed-plus-study, a 753 sq ft two-bedroom with three bathrooms and 915 sq ft three-bedrooms — ideal for a couple or a small family. Ask me for both price lists and compare them side by side.
Can I get a Malaysian bank loan for The Asteriaz?
Yes — Malaysian citizens and permanent residents can finance The Asteriaz with a Malaysian bank loan. Because the land is commercial category and leasehold, banks set the margin of finance case by case, so it is worth getting a loan assessment early.
WhatsApp me and I will connect you with bankers who regularly finance EXSIM projects and help you plan your deposit.
Get the latest price list and payment schedule
Tell me which layout you are looking at and whether this is own-stay, letting or a long-term hold, and I will come back with the current price list, available units, payment schedule and projected maintenance fee — direct from the developer.
New sale from the developer. In Malaysia the developer pays the agency fee; you pay the same price either way.
Louis Koh
11 years in Malaysian property · Johor Bahru & Kuala Lumpur new launches · English & 中文
I work with cross-border buyers from Singapore and with local investors. I’ll tell you when a project isn’t right for you — that’s usually worth more than the brochure.
Published 2026-08-04 · Last verified 2026-08-04 against Exsim Kebun Teh Sdn Bhd’s published project material. Unit availability, pricing and completion dates are set by the developer and subject to change. This page is marketing information, not an offer or a contract.
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Developer: EXSIM Group (26 developments on this site)
Where it is: Johor Bahru (JB), Johor