Gen Sphere @ JBCC

In practice, no — for two separate reasons, and you need both.

First, price. Johor sets a minimum purchase price of RM1,000,000 for strata property bought by a non-citizen, plus state consent. The statutory advertising permit puts the whole development between RM609,000 and RM1,120,000, at RM1,330 to RM1,565 per sq ft. Run that psf band across the published sizes and a 459 sq ft Type A tops out near RM718,000 and a 551 sq ft Type B near RM862,000 — neither can ever reach the floor. Only the 755 sq ft Type D clears RM1,000,000 across the entire band. That calculation is mine, from the developer’s own published figures.

Second, availability. Majestic Gen announced 100% take-up on 7 May 2026. Even the qualifying units are gone.

If you do end up buying an eligible unit from someone else, budget for the Johor foreign buyer levy (3% of price or RM30,000, whichever is higher, since 1 July 2025 — but RM50,000 instead of RM30,000 where the property is a serviced residence transacted below RM1 million, which covers the lower part of the RM609,000–RM1,120,000 permit band here; RM1,000,000 is the dividing line, and above it the 3% exceeds either minimum) and the flat 8% stamp duty applied to non-citizens since 1 January 2026 — RM80,000 of duty on a RM1,000,000 unit.

Yes, it is sold out. Majestic Gen announced 100% take-up of all 996 units on 7 May 2026, having launched in July 2025. At the June 2025 soft launch, the roughly 600 non-bumiputera units were booked within the same day, and the developer said it had over 1,000 registrations for the remaining bumiputera-quota units.

So anything offered to you now is one of three things: a cancelled booking released back by the developer, an assignment of another buyer’s sale and purchase agreement, or a stale listing. The first is a normal developer purchase. The second involves consent, a deed of assignment and a different cost structure, and the price is set by the seller rather than the price list. The third wastes your time.

Ask which one it is in writing before you talk numbers. I will ask the developer directly what has actually been released back, and tell you the answer whether or not it helps me.

Majestic Gen publishes 480 metres to the Johor Bahru checkpoint (CIQ) and 700 metres to the future Bukit Chagar RTS Link station. Both numbers appear on its own project site and they are not in conflict — the RTS station sits inside the CIQ complex, but its concourse is at the far end, so it is a longer walk than the road checkpoint entrance.

JB Sentral, the rail and bus interchange, is 440 metres. R&F Mall is 230 metres. The route runs along an existing public pedestrian walkway, and the developer has said it proposes a direct connection from the building to the existing link bridge at JB Sentral. Treat that connection as proposed, not built — it is marked with an asterisk on the developer’s own page.

On timing: the RTS Link’s civil works are targeted for completion by the end of 2026, with passenger service at Bukit Chagar expected in early 2027. Anything that still says 2026 opening is out of date.

Five layouts, 459 to 755 sq ft, and every one of them is dual-key ready.

Type A is 459 sq ft with one bedroom and two bathrooms. Type B is 551 sq ft, also one bedroom and two bathrooms. Type C is 652 sq ft with three bedrooms and two bathrooms. Type D is 755 sq ft, three bedrooms and two bathrooms. Type E is the odd one — 700 sq ft, one bedroom and two bathrooms, designed as a double-volume unit, and limited to 36 units in the entire building.

Majestic Gen has not published the individual dimensioned floor plans on its public site, so this page does not show floor plan drawings. Three bedrooms inside 652 sq ft is unusually tight, and the thing that decides whether it works is bedroom width, not total area. Message me and I will get the dimensioned plans from the developer rather than a render.

The advertising permit states freehold land, with the property type recorded as serviced apartment. Individual units come with strata title.

On land use: the MBJB building plan approval number for the project ends in KOM — the Malay abbreviation for komersial, commercial. Serviced apartments in Malaysia are almost always built on commercial-titled land, and the consequences are real: assessment rates, water and electricity are charged at commercial tariffs rather than residential ones, and some banks apply a lower margin of financing than they would to a residential-titled condominium.

That is a running cost difference for the life of the property, not a one-off. Ask for the actual title document and the tariff schedule before you commit, and have your lawyer confirm the land category on the title rather than relying on the permit summary.

Majestic Gen Sdn Bhd, company no. 201301026450 (1056280-K), incorporated 29 July 2013, formerly Majestic Builders Sdn Bhd. It rebranded from Majestic Group in February 2024 and has said publicly that it launched six projects with a combined gross development value of around RM3.05 billion by the end of 2025. Gen Sphere is its second Johor Bahru project; the first, Gen Rise, also sold out.

Here is what I cannot tell you, and I would rather say so plainly. Majestic Gen is a private company. It does not publish audited financial statements the way a Bursa-listed developer must, so nobody outside the company can show you its gearing, its cash position or its unbilled sales. One trade report referred to it with a stock ticker; I could not find a Bursa Malaysia listing under that name, so I treat the company as unlisted until proven otherwise.

What that means for you practically: the usual public-market early warning signs are simply not available here. Substitute them with things you can check — the developer licence and advertising permit numbers against the KPKT TEDUH portal, the RHB Bank charge over the land noted on the permit, the monthly site progress photographs the developer publishes, and a walk through Gen Rise and the group’s completed Kuala Lumpur buildings to see the finish quality and how the common areas are being maintained.

The completion date I can give you: December 2029, stated on the statutory advertising permit. That is the developer’s own regulated declaration, not a sales talking point.

The maintenance fee I cannot. Majestic Gen has not published a rate per square foot for Gen Sphere, and I am not going to repeat the numbers floating around listing sites when several of them contradict each other. For a building with a rooftop pool at Level 50, two lower ground levels and lift service to 50 storeys, the sinking fund and the lift maintenance contract are not trivial — this is exactly the number you want in writing rather than guessed.

Message me and I will ask the developer for the current maintenance rate and the sinking fund contribution, and send you whatever they actually put in writing.

It affects three specific things, and they are worth separating.

The scale first. NAPIC’s Q1 2026 figures put Johor at 9,972 unsold completed serviced apartment units — the heaviest completed serviced-apartment overhang of any Malaysian state, against 4,181 in Kuala Lumpur and 2,407 in Selangor. Nationally there were 19,263 completed unsold serviced apartments worth RM16.52 billion, and 58.5% of them sat in the RM500,001 to RM1 million band. That band is exactly where most of Gen Sphere is priced.

One — resale liquidity. When you sell in 2030 you will not only be competing with other Gen Sphere owners; you will be competing with completed stock that developers still cannot clear. Buyers have choice, so your exit is slower and more price-sensitive than the launch brochure implies.

Two — rent. Nearly a thousand dual-key-ready units in one building all reach the letting market at roughly the same time, on the same street as several other towers. Compact units near the crossing do let, and the RTS opening should help demand. But assume competition on rent from day one rather than the yield number on a marketing sheet.

Three — bank valuation. Valuers work from comparable transactions in the area, not from the price you agreed with the developer. In an oversupplied sub-market that gap can appear at the drawdown stage, and you cover the difference in cash. Stress-test your numbers against a valuation 10% below your purchase price and see whether the deal still works.

Assume 60% to 70% margin of financing as a non-resident foreigner, against up to 90% for a Malaysian buyer. Some banks will not lend at all on serviced apartments on commercial title to non-residents, and the ones that do usually price the loan higher and ask for more income documentation.

Stack that with the other non-citizen costs: the Johor foreign buyer levy at 3% of price or RM30,000, whichever is higher, since 1 July 2025, and the flat 8% transfer stamp duty on non-citizens since 1 January 2026. On a RM1,000,000 unit that is RM30,000 of levy and RM80,000 of stamp duty before legal fees.

Get an indicative letter of offer from at least two banks before you sign anything. On this particular development the question is largely theoretical anyway — the project is sold out and most of it sat below the RM1,000,000 foreign-buyer floor to begin with.