The Astaka @ 1 Bukit Senyum
Resale listings here run from RM1,650,000 to RM6,000,000 — a spread of RM4,350,000. Floor, facing and condition decide which end you pay. This page lays out price bands, rents, yields and risks across all 4 layouts.
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The Astaka @ 1 Bukit Senyum in 30 seconds
The Astaka @ 1 Bukit Senyum is a freehold condominium in Bukit Senyum, Johor Bahru, Malaysia, developed by Astaka Padu Sdn Bhd (Astaka Holdings Ltd) and completed in 2018. It comprises 2 block(s), 70 storeys and 438 units. Address: 1 Bukit Senyum, Jalan Terbau, 80200 Johor Bahru, Johor.
Layouts run 2,207 to 5,408 sq ft across 4 types. As at September 2026, resale listings range RM1,650,000 – RM6,000,000, with a mid-market level around RM2,262,500; transacted PSF sits at RM634–1200 psf. Whole-unit rents are RM6,000 – RM15,000 a month, a gross yield of 3.0% – 4.0%. Maintenance: Not yet verified (luxury-grade projects are expected at about RM0.55–0.70 psf per month).
Transport position: about 1–1.5 km from Bukit Chagar RTS station, roughly a 5-minute drive
What kind of project is The Astaka @ 1 Bukit Senyum?
Every line below can be checked against the developer and official records. This is a completed 2018 project — you are buying a real unit you can walk into, not a rendering.
- Developer
- Astaka Padu Sdn Bhd (Astaka Holdings Ltd)Astaka Holdings Ltd
- Completed
- 2018Completed · resale stock
- Tenure
- FreeholdOpen to foreign buyers (min-price rules apply)
- Total units
- 4382 block(s) · 70 storeys
- Layouts
- 4See price table below
- Maintenance
- Not yet verified (luxury-grade projects are expected at about RM0.55–0.70 psf per month)Confirm with the management office
- Transacted PSF
- RM634–1200Recent resale range
- Gross yield
- 3.0–4.0%Whole-unit basis
Astaka Holdings Ltd is listed on the Singapore Exchange and is known across Southeast Asia for its single flagship luxury project, The Astaka, billed as the tallest residential tower in Southeast Asia. The project has won several Asia Property Awards, including Best Luxury Condo Development in 2019. The parent company's finances and the pace of later phases have drawn market attention in recent years, though completed phases were handed over without issue.
Bukit Senyum — what is around you
Full address: 1 Bukit Senyum, Jalan Terbau, 80200 Johor Bahru, Johor (80200). Location decides who rents from you — and how easily you resell.
🚉 Getting around
- 🚉 RTS / railabout 1–1.5 km from Bukit Chagar RTS station, roughly a 5-minute drive
- 🛂 Checkpoint (CIQ)about 1–1.5 km from CIQ
- 🚌 Other transportClose to JB Sentral railway station
🛍️ Malls & shopping
- KOMTAR JBCC
- R&F Mall
- Plaza Pelangi
- KSL City Mall
- Johor Bahru City Square
🎓 Schools
- SMK Sri Tebrau
- Foon Yew High School
🏥 Hospitals
- Hospital Sultanah Aminah
- KPJ Johor Specialist Hospital
4 layouts, from 2,207 to 5,408 sq ft
The table shows the current resale price band and rent band for each layout. Mid-market sits around RM2,262,500, the top of market reaches RM6,000,000 — within one layout the spread comes down to floor, facing and condition.
| Layout | Area | Bed / Bath | Resale price band | PSF | Monthly rent |
|---|---|---|---|---|---|
| Type A1 | 2207 sf | 3BR · 4 bath | RM1,650,000 – RM2,200,000 | RM748–997 | RM6,000 – 8,500 |
| Type A2 | 2217 sf | 3BR · 4 bath | RM1,650,000 – RM2,200,000 | RM744–992 | RM6,000 – 8,500 |
| Type B | 2659 sf | 4BR · 5 bath | RM2,200,000 – RM3,000,000 | RM827–1128 | RM8,500 – 12,000 |
| Duplex Penthouse | 5408 sf | 5BR · 6 bath | RM4,400,000 – RM6,000,000 | RM814–1109 | RM12,000 – 15,000 |
Bands combine September 2026 listings with recent transactions; they are not live quotes. Actual prices depend on floor, facing, condition and negotiation.
Price range by layout
Bar spans the low to the high end of the market for that layout · in Ringgit
Rents: RM6,000 to RM15,000 a month
Whole-unit gross yield runs about 3.0% – 4.0%. That is gross — before maintenance, assessment, quit rent, insurance and vacancy. Net yield typically lands 0.8 to 1.2 percentage points below this.
Monthly rent by layout
Whole unit, unfurnished to basic furnishing · Ringgit per month
Who rents at The Astaka @ 1 Bukit Senyum, how long units sit empty, and who will buy from you later matter more than the yield figure. I can walk you through all three against your budget and purpose.
What actually gives The Astaka @ 1 Bukit Senyum its value
One of the tallest residential towers in Southeast Asia, with scarce landmark status
Few luxury options offer walking access to CIQ once RTS opens; Astaka is one of the few high-end benchmarks
Multiple international property awards support a clear brand premium
🏊 Facilities
- Level 6 facilities deck
- Swimming pool / wading pool
- Children's playground
- Jacuzzi
- Meditation area
- Business centre
- Leisure garden
- Changing rooms
- Sauna
- Squash court
- Café
- Games area
- Sky decks on levels 58 and 66
- Cigar lounge
- Open kitchen
- Themed gardens
- Private lift lobby for each unit
Which kind of buyer are you?
Own-stay, investment, or a place for a child at school — the same project is judged on completely different things. Work out which one you are before you look at price.
High-net-worth Singapore buyers (luxury units with river or city views and strong landmark appeal)
Long-term investors seeking scarcity and capital appreciation
Retirement and second-home buyers
What I will not hide from you
Every project has weaknesses. An agent not mentioning them does not make them go away — it just means you find out after you have signed. Here is what is actually wrong with this one.
High entry price and PSF; liquidity is lower than mass-market projects
Developer Astaka Holdings' finances and the progress of later projects have drawn market attention
High management fees and maintenance costs for luxury stock
Large units typically take longer to rent out
What else is there around City Centre / RTS Line?
Within one area, big price gaps usually have reasons: tenure, age, density, management. Compare across first, then decide which to look at closely.
| Project | Built | Tenure | Units | PSF | Price band | Yield |
|---|---|---|---|---|---|---|
| The Astaka @ 1 Bukit Senyum ← | 2018 | Freehold | 438 | RM634–1200 | RM1,650,000 – RM6,000,000 | 3.0–4.0% |
| R&F Princess Cove | 2018 | Freehold | 868 | RM550–750 | RM320,000 – RM1,000,000 | 4.0–4.5% |
| Suasana Iskandar Malaysia | 2017 | Freehold | 336 | RM806–1458 | RM520,000 – RM1,350,000 | 4.5–5.0% |
| TriTower Residence @ Johor Bahru Sentral | 2018 | Freehold | 360 | RM473–1700 | RM380,000 – RM900,000 | 4.5–5.5% |
| Paragon Suites @ CIQ | 2018 | Freehold | 461 | RM438–1075 | RM420,000 – RM1,300,000 | 4.5–5.0% |
| Paragon Residences @ Straits View | 2015 | Freehold | 1,066 | RM418–827 | RM400,000 – RM1,800,000 | 4.0–4.5% |
| KSL D'Esplanade Residence | 2014 | Freehold | 1,000 | RM499–1074 | RM280,000 – RM1,300,000 | 5.0–5.5% |
Full list on the City Centre / RTS Line area page.
What does buying here actually cost in 2026?
From 1 January 2026, stamp duty for foreign buyers of Malaysian residential property rose from 4% to 8%. Johor’s state consent levy rose from 2% to 3% (minimum RM30,000) from July 2025. Together with legal fees, this is the cash you need on top of the purchase price.
| Item | Basis | On RM1,000,000 |
|---|---|---|
| Purchase price | — | RM1,000,000 |
| Stamp duty (foreigner, 8%) | From 1 Jan 2026 | RM80,000 |
| Johor consent levy (3%) | Minimum RM30,000 | RM30,000 |
| Legal fees & disbursements (~1%) | — | ≈ RM10,000 |
| Total on top | — | ≈ RM120,000（12%） |
Johor sets a minimum purchase price for foreigners, and the rules differ between commercial title (serviced apartment / SOHO) and residential title. The Astaka @ 1 Bukit Senyum is Freehold — confirm with your lawyer which regime applies before you place a booking. Get this wrong and the transfer can fail. I can check the title category for this project first.
The 10 questions buyers ask me most
How much does The Astaka @ 1 Bukit Senyum cost on the resale market?
As at September 2026, The Astaka @ 1 Bukit Senyum resale listings run RM1,650,000 to RM6,000,000, with a mid-market level around RM2,262,500 and transacted PSF of RM634–1200. By layout: Type A1 (2207 sf) RM1,650,000–RM2,200,000; Type A2 (2217 sf) RM1,650,000–RM2,200,000; Type B (2659 sf) RM2,200,000–RM3,000,000; Duplex Penthouse (5408 sf) RM4,400,000–RM6,000,000. Within one layout the spread comes from floor, facing and condition — WhatsApp me for the live list.
What are rents and yields at The Astaka @ 1 Bukit Senyum?
Whole-unit rents run RM6,000 – RM15,000 a month, a gross yield of about 3.0% – 4.0%. That is gross: after maintenance, assessment, quit rent, insurance and vacancy, net yield is typically 0.8–1.2 points lower.
Is The Astaka @ 1 Bukit Senyum freehold, and can foreigners buy?
The Astaka @ 1 Bukit Senyum is Freehold. Foreigners may buy subject to Johor’s minimum purchase price for foreign buyers. Residential title and commercial title (serviced apartment / SOHO) fall under different rules — have your lawyer confirm which applies before booking. From 2026 foreign-buyer stamp duty is 8%, plus Johor’s 3% consent levy (minimum RM30,000).
When was The Astaka @ 1 Bukit Senyum completed and who built it?
The Astaka @ 1 Bukit Senyum was completed in 2018 and is occupied resale stock: 2 block(s), 70 storeys, 438 units. Developer: Astaka Padu Sdn Bhd (Astaka Holdings Ltd). Astaka Holdings Ltd is listed on the Singapore Exchange and is known across Southeast Asia for its single flagship luxury project, The Astaka, billed as the tallest residential tower in Southeast Asia. The project has won several Asia Property Awards, including Best Luxury Condo Development in 2019. The parent company’s finances and the pace of later phases have drawn market attention in recent years, though completed phases were handed over without issue.
How is transport at The Astaka @ 1 Bukit Senyum, and how far is the checkpoint?
about 1–1.5 km from Bukit Chagar RTS station, roughly a 5-minute drive; about 1–1.5 km from CIQ; Close to JB Sentral railway station
What layouts does The Astaka @ 1 Bukit Senyum have?
4 layouts: Type A1 2207 sf (3BR), Type A2 2217 sf (3BR), Type B 2659 sf (4BR), Duplex Penthouse 5408 sf (5BR). Areas run 2,207 to 5,408 sq ft. I can supply the developer’s official floor plans — WhatsApp me the layout you want to see.
What is the maintenance fee at The Astaka @ 1 Bukit Senyum, and what facilities are there?
Maintenance is about Not yet verified (luxury-grade projects are expected at about RM0.55–0.70 psf per month) (confirm with the management office). Facilities include: Level 6 facilities deck, Swimming pool / wading pool, Children’s playground, Jacuzzi, Meditation area, Business centre, Leisure garden, Changing rooms, Sauna, Squash court, Café, Games area, Sky decks on levels 58 and 66, Cigar lounge.
Who is The Astaka @ 1 Bukit Senyum suitable for?
High-net-worth Singapore buyers (luxury units with river or city views and strong landmark appeal); Long-term investors seeking scarcity and capital appreciation; Retirement and second-home buyers
What are the risks of buying at The Astaka @ 1 Bukit Senyum?
High entry price and PSF; liquidity is lower than mass-market projects; Developer Astaka Holdings’ finances and the progress of later projects have drawn market attention; High management fees and maintenance costs for luxury stock; Large units typically take longer to rent out
What malls, schools and hospitals are near The Astaka @ 1 Bukit Senyum?
Malls: KOMTAR JBCC, R&F Mall, Plaza Pelangi, KSL City Mall, Johor Bahru City Square. Schools: SMK Sri Tebrau, Foon Yew High School. Hospitals: Hospital Sultanah Aminah, KPJ Johor Specialist Hospital.
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