The Astaka @ 1 Bukit Senyum
Resale listings here run from RM1,980,000 to RM7,200,000 — a spread of RM5,220,000. 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 RM1,980,000 – RM7,200,000, with a mid-market level around RM2,715,000; transacted PSF sits at RM761–1440 psf. Whole-unit rents are RM7,200 – RM18,000 a month, a gross yield of 3.0% – 4.0%. Maintenance: about RM0.45 per sq ft per month (a 2024 listing showed RM0.40) — per listings from three different agents: the 2,659 sq ft layout is quoted at RM1,196.55 a month in September 2026, with the agent spelling out the formula as built-up × RM0.45, and at RM1,200 by another; a February 2024 listing for the same layout showed RM1,070, so the rate appears to have been raised in between. The listings do not state whether the sinking fund is included.
Transport position: about 1–1.5 km from Bukit Chagar RTS station, roughly a 5-minute drive
Official median transacted price (historical reference): RM2,393,000 (1029 psf), period 2021 – 2026 (86 transactions), source list.my (data sourced from NAPIC / JPPH, lagging by about 6 months). The quartile range is RM2.14M–2.64M, the psf quartile range RM937–1,120, and psf rose 8.1% over the past 12 months. EdgeProp's median over the past 48 months is RM1,032 psf, closely matching list.my, so this figure is credible. But price stability is only half the story: transaction counts were 35 in 2023, 24 in 2024, only 8 in 2025 and 0 so far in 2026, a contraction of about 77% in volume within two years. Over the same period iProperty carried 141–177 sale listings against a total of 438 units, meaning 30 to 40 per cent of the development is on the market. A listing-to-annual-transaction ratio of about 20:1 means prices have held because nobody is selling cheaply, not because buyers are competing. Note: official data lags 6–12 months between transaction and publication. The price and rent tables on this page use agent-corrected figures, about 20% above published data — that is what you would actually pay today.
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
- approx. RM0.45 psf/monthCross-checked across three agents’ listings; the 2,659 sq ft layout at RM1,196.55–1,200/month in September 2026 (one agent states RM0.45 psf), against RM1,070/month in February 2024. Confirm with the management office
- Asking PSF
- RM761–1440Agent-corrected asking 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 RM2,715,000, the top of market reaches RM7,200,000 — 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 | RM1,980,000 – RM2,640,000 | RM897–1196 | RM7,200 – 10,000 |
| Type A2 | 2217 sf | 3BR · 4 bath | RM1,980,000 – RM2,640,000 | RM893–1191 | RM7,200 – 10,000 |
| Type B | 2659 sf | 4BR · 5 bath | RM2,640,000 – RM3,600,000 | RM993–1354 | RM10,000 – 14,500 |
| Duplex Penthouse | 5408 sf | 5BR · 6 bath | RM5,280,000 – RM7,200,000 | RM976–1331 | RM14,500 – 18,000 |
These are agent-corrected figures — based on the asking prices and signed rents currently in front of Koh Yue Lin, running about 20% above the published numbers on brickz.my / NAPIC and the major portals. That gap is not an error: official transaction data lags 6–12 months between recording and publication, and portal listings are often stale prices owners never updated. Portal basis for the same period: RM634–1200 psf; this page uses RM761–1440 psf. The official historical median is shown separately at the top of the page for trend.
Corrected as at 5 September 2026. Actual prices still depend on floor, facing, condition and negotiation; nothing here is an offer.
Price range by layout
Bar spans the low to the high end of the market for that layout · in Ringgit
What The Astaka @ 1 Bukit Senyum actually looks like
Each image is labelled as a photograph or a developer rendering. The gap between those two is where post-signing disappointment usually lives, so I will not pass one off as the other.
Official floor plans and photographs issued by Astaka Holdings Ltd, from the developer's own site the-astaka.com; copyright Astaka Padu Sdn Bhd.
The developer’s own drawings — 3 of the 4 layouts are here
These are the developer’s original drawings, not illustrations. Each carries real dimensions and room names, and I have checked every one against the official specification for area, bedroom and bathroom count. Much of what circulates online has been redrawn by agents, cropped so the dimensions are gone, or belongs to another project. Rule layouts out on paper first — it saves viewings.
Official floor plans and photographs issued by Astaka Holdings Ltd, from the developer's own site the-astaka.com; copyright Astaka Padu Sdn Bhd.
Rents: RM7,200 to RM18,000 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
Tower A stands 278.9 m, the tallest building in Malaysia outside Kuala Lumpur
Tower A has 70 storeys at 278.9 m; Tower B has 65 storeys at 256 m. Tower A is one of the tallest residential skyscrapers in Southeast Asia, as well as the tallest building in Malaysia outside Kuala Lumpur and the tallest in Johor Bahru. Construction began in 2014, the structure was completed in 2017 and the building opened in 2018. Landmark scarcity is the hardest part of this project to replicate: a second purely residential building of this height will not appear in central Johor Bahru.
All 438 units are large layouts starting at 2,207 sq ft, each with its own private lift lobby
There are only four layouts, of 2,207 / 2,217 / 2,228 / 2,659 sq ft (3+1 to 5+1 bedrooms), plus a 5,408 sq ft top-floor duplex. Each unit has a private lift lobby, with the lift opening directly into the unit's own entrance hall. No other project in Johor Bahru does this. Formwork was carried out by Doka, which lists the building as an Asian reference project.
Freehold, about 0.67 km in a straight line to CIQ
Measured by coordinates, the straight-line distances are about 0.67 km to the Bangunan Sultan Iskandar CIQ complex, 0.98 km to Bukit Chagar RTS station and 1.14 km to JB Sentral. A third-party assessment puts The Astaka at about a 15-minute walk from the RTS station. Residents note in PropertyGuru reviews that the B2 level connects directly onto the Tebrau expressway towards JB Sentral, bypassing surface-level congestion.
Part of the One Bukit Senyum integrated development, with CapitaLand appointed retail adviser in August 2025
The Astaka is the first phase of the wider One Bukit Senyum development. In August 2025, Astaka Holdings announced an integrated development with a GDV of RM1.2 billion (including a lifestyle retail mall) and formally signed CapitaLand Investment as retail adviser on 19 August. What this means for existing owners: surrounding amenities should eventually be filled in, but the completion timing and how much actually gets delivered depend on the developer's financial capacity, so see the risks section.
PropertyGuru resident rating of 4.4/5, with management and interior specification scoring highest
Across 6 resident reviews the overall score is 4.4/5, with interior 5.0, management 5.0 and facilities 5.0, the full-mark categories among the six subscores. Residents specifically mention that the quality of building materials is the best they have seen in Johor Bahru, and that the management office is helpful. The low scores also need to be read clearly: transport connectivity 3.5 and surrounding amenities 3.3, which are this project's weak points.
🏊 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
What residents say — the good and the bad, both
Every review below is an attributed comment on a public platform, and each one links to the original. I have not filtered out the negative ones: what is actually wrong with a building is usually only visible to the people living in it. 5 in total — 3 positive, 2 critical.
「As a resident of The Astaka tower, I can confidently say that it is the epitome of luxury and elegance in Johor. The breathtaking views of Singapore and the surrounding areas never fail to amaze me. The 6-star condo offers an array of world-class amenities and impeccable security.」
— Mohammad Loqman, PropertyGuru resident review 4.2/5, 13 September 2023「I was blown away by the built quality of The Astaka @ 1 Bukit Senyum. The materials used were of such high quality, it's definitely the best I've seen so far in JB.」
— Zhi Chin Liew, PropertyGuru resident review 3.7/5, 4 September 2023「Usury development. Well maintained. All top end facilities on site. Helpful management office」
— Rishi Marwah, PropertyGuru resident review 4.3/5, 23 November 2022「While the location of The Astaka can be a bit challenging during the weekends with the traffic, there is a way out. The direct access from B2 to Tebrau highway towards JB Sentral makes it convenient to navigate.」
— Zhi Chin Liew, PropertyGuru resident review 3.7/5 (transport connectivity scored 2, surrounding amenities 2), 4 September 2023「I was concerned about the electricity bill at The Astaka, that falls under the residential condo category, but not commercial.」
— Zhi Chin Liew, PropertyGuru resident review 3.7/5, 4 September 2023Reviews remain the property of their authors and are quoted here to show the building as residents find it; ratings and content change over time — follow the link for the current version.
What is actually within reach
Location decides who rents from you and how easily you resell. Each distance below is labelled by how it was obtained; straight-line estimates say so — real walking routes detour around roads and overpasses and typically run 30–50% longer.
🚉 Getting around
- CIQ / Bangunan Sultan Iskandar complexResidents note that the B2 level connects directly onto the Tebrau expressway, bypassing surface-level congestionabout 0.67 km (straight line)
- Bukit Chagar RTS stationA third-party assessment puts this at about a 15-minute walk; the station structure was completed on 18 August 2026about 0.98 km (straight line)
- JB Sentral railway stationKTM and bus terminalabout 1.14 km (straight line)
- Tebrau expressway (Jalan Tun Abdul Razak)There is a direct entrance and exit at B2 level, the most practical transport feature of this projectImmediately adjacent
🛍️ Shopping & dining
- R&F Mall JBThe nearest mall, but with a change in level, so driving is required in practice; the mall itself has a relatively high vacancy rateabout 0.60 km (straight line)
- Johor Bahru City SquareThe most established city centre mall in Johor Bahruabout 1.26 km (straight line)
- KOMTAR JBCCLandmark city centre mallabout 1.42 km (straight line)
- Plaza PelangiEstablished neighbourhood mall, dense with supermarkets and tuition centresabout 2.81 km (straight line)
- Mid Valley SouthkeyOne of the largest malls in Johor Bahruabout 3.55 km (straight line)
🎓 Schools
- English College Johore Bahru (Maktab Sultan Abu Bakar)Long-established national-type secondary schoolabout 1.62 km (straight line)
- SJK(C) Foon Yew 1City centre Chinese primary school on Jalan Trusabout 1.62 km (straight line)
- Sekolah Sultan Ibrahim Girls' SchoolCity centre girls' schoolabout 1.73 km (straight line)
- Foon Yew High School (Jalan Yahya Awal main campus)The largest Chinese independent secondary school in Malaysiaabout 2.44 km (straight line)
- Crescendo-HELP International SchoolThe international schools are all concentrated around Mount Austin / Tebrau; there is no international school within walking distance of this areaabout 9.06 km (straight line)
🏥 Healthcare
- KPJ Puteri Specialist HospitalPrivate specialist hospitalabout 1.94 km (straight line)
- KPJ Johor Specialist HospitalPrivate specialist hospital, one of the most used by local residentsabout 2.19 km (straight line)
- Hospital Sultanah AminahThe largest public hospital in Johor, with 24-hour emergency servicesabout 2.85 km (straight line)
- Columbia Asia Hospital TebrauPrivate general hospital, requires drivingabout 7.70 km (straight line)
- Regency Specialist Hospital (Seri Alam)Too far to count as local healthcare for this project; requires crossing towards the Pasir Gudang highwayabout 12.41 km (straight line)
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 owner-occupiers buying a landmark and scarcity
The 278.9 m Tower A is the tallest building in Malaysia outside Kuala Lumpur, and all 438 units start at 2,207 sq ft with a private lift lobby each, a specification with no equivalent in Johor Bahru. Suited to buyers treating it as a home with no need to realise value quickly. What has to be accepted is annual holding costs that may exceed RM20,000, and competing with more than a hundred listings when it comes time to sell.
Value buyers with strong negotiating discipline who are willing to wait
For the same 2,207 sq ft layout, asking prices on the same day ran from RM1.78 million to RM2.90 million, a spread of 63%; there were only 8 transactions in the whole of 2025 and 0 so far in 2026. Sellers have no negotiating leverage in this market. List and sort every listing of the same size, and the cluster at the bottom is the real transactable range. Wait patiently for a forced sale.
Not suitable for: investors seeking rental yield
EdgeProp's implied yield is 3.76%, the lowest around CIQ. The smallest layout is 2,207 sq ft, and the pool of tenants in Johor Bahru who can pay RM6,000–8,500 a month is very small. One month vacant consumes 8% of the full year's return. If your monthly instalment depends on rental coverage, the arithmetic here does not hold.
Not suitable for: buyers who need to realise value within 3 years
There are 141–177 sale listings against a total of 438 units, meaning 30 to 40 per cent of owners are selling; actual transactions were 8 in 2025 and 0 so far in 2026, a listing-to-transaction ratio of about 20:1. Add two consecutive years of developer losses and a later phase still in early construction, and there is no catalyst to re-rate the market in the short term.
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.
⚠Developer Astaka Holdings has posted losses two years running, and going concern rests on an 18-month letter of support from its major shareholder
According to the SGX FY2025 results announcement (25 February 2026), Astaka Holdings posted a net loss after tax of RM13.19 million for FY2025 (FY2024 net loss RM18.63 million), with net operating cash outflow of RM67.25 million (FY2024 outflow RM29.03 million, a 1.3-fold widening), net current assets falling from RM63.02 million to RM48.29 million, NAV per share falling from 3.69 sen to 3.31 sen, and no dividend in either year. The board's going concern assessment rests on a letter of support from controlling shareholder Dato' Dr. Daing A Malek agreeing not to call in amounts owed for now and undertaking to provide financial support for the next 18 months. The company also moved from quarterly to half-yearly reporting with effect from 13 August 2025, reducing disclosure frequency.
⚠A listing-to-transaction ratio of about 20:1, so selling could mean queueing for a full year
iProperty carries 141–177 sale listings for The Astaka (captured September 2026) against a total of 438 units, meaning roughly 30 to 40 per cent of owners are selling at the same time. Actual transactions: 35 in 2023, 24 in 2024, only 8 in 2025 and 0 so far in 2026. The dispersion in asking prices is also extreme: for the same 2,207 sq ft layout, asking prices on the same day ran from RM1.78 million (RM806 psf) to RM2.90 million (RM1,314 psf), a spread of 63%. The practical impact for buyers: there is plenty of room to negotiate on the way in (do not negotiate off the asking price), but on the way out you compete with more than a hundred sellers, and the absorption period is measured in years.
⚠Implied rental yield of 3.76%, the lowest around CIQ; large units take a long time to let
EdgeProp shows an implied rental yield of 3.76% for this project, against TriTower at 5.14% and Suasana Iskandar at 4.35%. The reason is direct: the smallest layout is 2,207 sq ft, and the pool of tenants in Johor Bahru who can afford RM6,000–8,500 a month is very small, mostly expatriate executives or multinational housing allocations. One month vacant consumes 8% of the full year's return. The historic low recorded by EdgeProp is RM544 psf in July 2019 for a 2,207 sq ft unit, a panic sale that occurred just a year after completion.
⚠Holding costs at this level are real money, and the developer's own accounts show the numbers
Astaka Holdings' FY2025 financial statements disclose that the group paid RM580,000 in maintenance fees plus sinking fund on unsold units (FY2024 RM680,000), and a further RM2.67 million in quit rent and assessment fees (FY2024 RM2.80 million). No published per-unit rate can be found, but on layouts of 2,207–2,659 sq ft at the RM0.30–0.40 psf common in Johor Bahru, the monthly maintenance fee per unit falls in the RM660–1,060 range (this is an estimate, not a verified figure). Add the cost of maintaining the luxury-grade facilities (sky decks on levels 58 and 66, cigar lounge, sauna, squash court) and annual holding costs can easily exceed RM20,000.
⚠The later phase, Arden, is still in early construction, and the integrated development promise has not been delivered
Astaka Holdings' FY2025 financial statements state that Arden @ One Bukit Senyum remains at an early stage of construction with completion expected in 2030; the group's properties under development rose from RM230 million to RM314 million, locking substantial capital into unfinished inventory. The outlook language in the accounts is cautious, stating that the market will remain selective and that the group will adjust launch pace and pricing according to demand trends, which in plain terms does not rule out delays. Combined with two consecutive years of losses at the parent, the timing of the retail mall and the wider integrated development is uncertain.
⚠Residents rate transport and surrounding amenities markedly lower than interior and management
Across the 6 PropertyGuru resident reviews, transport connectivity scores 3.5 and surrounding amenities 3.3, the two lowest of the six subscores and clearly below interior 5.0, management 5.0 and facilities 5.0. One resident review states specifically that the project's location becomes difficult at weekends because of traffic, and that the only relief is the B2 exit connecting directly to the Tebrau expressway. The project sits on the Bukit Senyum slope; the nearest mall, R&F Mall, is 0.60 km in a straight line but with a significant change in level, so day-to-day shopping essentially requires a car. All the international schools are 9 km away.
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 | RM761–1440 | RM1,980,000 – RM7,200,000 | 3.0–4.0% |
| R&F Princess Cove | 2018 | Freehold | 868 | RM660–900 | RM385,000 – RM1,200,000 | 4.0–4.5% |
| Suasana Iskandar Malaysia | 2017 | Freehold | 336 | RM967–1750 | RM625,000 – RM1,620,000 | 4.5–5.0% |
| TriTower Residence @ Johor Bahru Sentral | 2018 | Freehold | 360 | RM568–2040 | RM455,000 – RM1,080,000 | 4.5–5.5% |
| Paragon Suites @ CIQ | 2018 | Freehold | 461 | RM526–1290 | RM505,000 – RM1,560,000 | 4.5–5.0% |
| Paragon Residences @ Straits View | 2015 | Freehold | 1,066 | RM502–992 | RM480,000 – RM2,160,000 | 4.0–4.5% |
| KSL D'Esplanade Residence | 2014 | Freehold | 1,000 | RM599–1289 | RM335,000 – RM1,560,000 | 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 13 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 RM1,980,000 to RM7,200,000, with a mid-market level around RM2,715,000 and transacted PSF of RM761–1440. By layout: Type A1 (2207 sf) RM1,980,000–RM2,640,000; Type A2 (2217 sf) RM1,980,000–RM2,640,000; Type B (2659 sf) RM2,640,000–RM3,600,000; Duplex Penthouse (5408 sf) RM5,280,000–RM7,200,000. 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 RM7,200 – RM18,000 a month. That is a gross yield of about 3.0% – 4.0% — gross, so 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 runs about RM0.45 per sq ft per month, cross-checked across listings from three different agents, all for the main 2,659 sq ft layout: one dated 5 September 2026 quotes RM1,196.55 a month and spells out the formula as built-up × RM0.45; another dated 15 September 2026 quotes RM1,200 (about RM0.451 psf); and one from February 2024 quotes RM1,070 (about RM0.402 psf). The rate was clearly raised between those dates — a reminder that the date attached to any maintenance figure matters. None of the listings state whether the sinking fund is included. Ask the management office for the latest fee notice and the audited accounts. 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.
The Astaka's prices look stable and psf even rose 8.1% in 2025. Does that mean it holds value in a downturn?
Price stability and downside resilience are not the same thing. list.my shows psf up 8.1% over the past 12 months, but only 8 transactions over the same period (against 35 in 2023, a contraction of about 77% in two years), while iProperty carries 141–177 sale listings against a total of just 438 units. Prices have not fallen because those willing to sell cheaply have already sold and the remaining owners would rather list without cutting, not because there is buying support. In a structure of stable prices and dried-up volume, a genuine forced sale transacts well below the median asking price. EdgeProp's historic low of RM544 psf (July 2019, 2,207 sq ft) was exactly one such event.
Developer Astaka Holdings has posted losses on SGX two years running. Does that affect the completed unit I am buying?
The title to a completed unit and the price you have already paid are not affected by the developer's subsequent performance, but there are three practical risk points. First, the financial statements record that 6 serviced apartment units at The Astaka, together with the land, have been pledged as security for financing, so run a title search to confirm your unit is not among them. Second, the developer still holds unsold units and pays maintenance fees and sinking fund on schedule (RM580,000 in total for FY2025); if it can no longer pay or offloads them, the collection rate for the management fund and ongoing upkeep will be affected. Third, the later phase of One Bukit Senyum (Arden, completion 2030) is still in early construction and the outlook language is cautious, so value the promise of a future mall and more amenities at zero for now.
A resident review mentions that electricity is charged at residential rather than commercial rates. Is that a good thing?
For an owner-occupier it is clearly a good thing. Most projects around CIQ (TriTower, Suasana, R&F Princess Cove, the Paragon series) are serviced residences built on commercial titles, where electricity is charged at commercial rates about 50% higher than residential, the minimum monthly water charge is about RM35 commercial against about RM6 residential, and assessment rates are 1.5–2 times the residential level. One resident at The Astaka states explicitly in a PropertyGuru review that electricity here falls under the residential condominium category rather than commercial. That said, this is a single resident's account, so before signing, ask the seller for the past three months of TNB electricity bills and assessment receipts and verify the rate category yourself.
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