Johor Bahru, Johor • Commercial
Causewayz Square @ JBCC by EXSIM Group. Freehold HDA-approved mixed-use development on a 7.75-acre parcel in JBCC, featuring 4 towers (Axis commercial STR, Brixton/Dover residential 1-3BR & dual-key…
Foreign buyers judge value in the units they buy at home. Convert the asking price and the price per unit of area.
Price from
S$185,640
Price per unit of area
S$507.21 / sq ft
Indicative only, at rates as of 12 August 2026 · Bank Negara Malaysia and market mid-rates
The short answer first — then dig into photos, price and risk below.
Causewayz Square @ JBCC is a freehold commercial in Johor Bahru, Johor, by EXSIM Group, priced from RM 593,100 (366 - 850 sqft), completing 2029, with an estimated gross rental yield of 3.8%–4.4%. Lewis Chong rates it 7.5/10 — a conditional buy. Worth studying, but only after confirming transaction evidence, rent, supply and unit selection.
Investor. Long-term holding.
Check the floor plans first, then use the photos to judge facade, facilities and surroundings before you commit to a viewing.
Gallery
Project visual reference.
Select Floor Plan Type
Type A • Floor / layout plan
Causewayz Square @ JBCC Axis Tower A Type A — 1 Bedroom, 1 Bathroom commercial suite with 366 sq ft built-up. High rental demand layout near CIQ from RM593,100.
Request current layout options, size range, facing, floor level, and available unit stack.
Check the practical details first before reading the deeper investment view.
Cross-check these details against the developer's brochure before you book a viewing.
Project Name
Location
Developer
Tenure
Completion Year
Price From
Built-up Range
Bedrooms
Total Units
Nearest MRT / LRT
Nearest Mall
| Project Name | Causewayz Square @ JBCC |
|---|---|
| Location | Johor Bahru, Johor |
| Developer | EXSIM Group |
| Tenure | Freehold |
| Completion Year | 2029 |
| Price From | From RM593,100 |
| Built-up Range | 366 - 850 sqft |
| Bedrooms | 3 |
| Total Units | 1257 (Phase 1) |
| Nearest MRT / LRT | RTS Link Bukit Chagar Station (~900m, opens 2027) |
| Nearest Mall | R&F Mall (~400m) |
A clean first scan of the project before you compare package, layout and risk.
7.75-acre freehold mixed-use parcel in JBCC
4 towers: Axis (commercial STR), Brixton & Dover (residential suites & dual-key), Coven
Phase 1: 1,257 units across Axis (908 units, 62 levels), Brixton & Dover
From RM593,100 (Axis Type A, 366 sq ft)
Built-up range: 366 - 850 sqft (1 - 3 Bedrooms & Dual-Key options)
~600m covered pedestrian link bridge to Singapore CIQ
Use these numbers as a shortlist guide for unit comparison.
| Unit type | Built-up | Bed·Bath | Price | Est. monthly | Best for | Action |
|---|---|---|---|---|---|---|
| Type A (1 Bedroom, 1 Bathroom, 366 | 366 sq ft | 1 / 1 | ≈ RM 593,100 | ≈ RM 2,428 | Rental investorFirst-home buyer | Ask about this type |
| Type C (1 Bedroom, 1 Bathroom, 474 | 474 sq ft | 1 / 1 | Ask Lewis | – | Rental investorFirst-home buyer | Ask about this type |
| Type B | 592 sq ft | 2 / 2 | Ask Lewis | – | First-home buyerSmall family | Ask about this type |
| Type D1 (2 Bedrooms, 2 Bathrooms, 667 | 667 sq ft | 2 / 2 | Ask Lewis | – | First-home buyerSmall family | Ask about this type |
| Type D2 (2 Bedrooms, 2 Bathrooms, 667 | 667 sq ft | 2 / 2 | Ask Lewis | – | First-home buyerSmall family | Ask about this type |
| Type E1 | 850 sq ft | 3 / 1 | Ask Lewis | – | Small familyUpgrader | Ask about this type |
| Type E2 | 850 sq ft | 3 / 2 | Ask Lewis | – | Small familyUpgrader | Ask about this type |
| Type F1 | 850 sq ft | 3 / 2 | Ask Lewis | – | Small familyUpgrader | Ask about this type |
| Type F2 | 850 sq ft | 3 / 2 | Ask Lewis | – | Small familyUpgrader | Ask about this type |
Type A (1 Bedroom, 1 Bathroom, 366 · 1 Bed 1 Bath · 366 sq ft
Type C (1 Bedroom, 1 Bathroom, 474 · 1 Bed 1 Bath · 474 sq ft
Type D1 (2 Bedrooms, 2 Bathrooms, 667 · 2 Bed 2 Bath · 667 sq ft
Type D2 (2 Bedrooms, 2 Bathrooms, 667 · 2 Bed 2 Bath · 667 sq ft
*Estimates based on 90% loan, 4.2% p.a., 35 years. Prices are indicative — confirm latest with Lewis.
Recalculate with my numbers →A simple stress test factoring in vacancy buffer, rental guide and monthly holding guide.
Scenario
Monthly Rent
Cash Gap
Gross Yield
Vacancy Buffer
Monthly Holding
What it means
Scenario
Monthly Rent
Cash Gap
Gross Yield
Vacancy Buffer
Monthly Holding
What it means
Scenario
Monthly Rent
Cash Gap
Gross Yield
Vacancy Buffer
Monthly Holding
What it means
| Scenario | Monthly Rent | Gross Yield | Vacancy Buffer | Monthly Holding | Cash Gap | What it means |
|---|---|---|---|---|---|---|
| Conservative | RM 1,900 | 3.8% | 2 months / year | RM 2,649 | -RM 1,066 | Stress-test case. Use this when you want more buffer for vacancy, furnishing and rental competition. |
| Balanced | RM 2,050 | 4.1% | 1 month / year | RM 2,649 | -RM 770 | Base planning case. Useful for checking whether the project still feels comfortable after normal vacancy buffer. |
| Optimistic | RM 2,150 | 4.4% | 0.5 month / year | RM 2,649 | -RM 589 | Upside case. Only use after checking strong furnished rental evidence and tenant demand. |
This is a decision guide, not a guaranteed return. It excludes personal tax, insurance, special assessment and future rate changes.
Rent figures are benchmark estimates pending verification against current nearby listings and Brickz / EdgeProp / NAPIC transaction evidence — this site does not invent transacted prices.
Confirm nett price, rebate and booking terms before paying.
RM 59,310 down payment + RM 41,518 upfront buffers
The cash buffer figure shown in the calculator below already includes these upfront buffers.
Instalment assumes 90% margin, 4.2% p.a., 35 years — indicative of the current Bank Negara OPR environment; confirm actual rates with your bank.
Quick guide only. Lewis can help check a more realistic bank package before you book.
Estimated instalment
RM 2,428
Maintenance guide
RM 128
Sinking fund guide
RM 13
Assessment & quit rent guide
RM 80
Monthly holding guide
RM 2,649
Cash buffer guide
RM 86,000
Instalment assumes 90% margin, 4.2% p.a., 35 years — indicative of the current Bank Negara OPR environment; confirm actual rates with your bank.
Compare asking prices of nearby new launches in the same area and state for market context.
| Project | Property Type | Tenure | Price From |
|---|---|---|---|
| Causewayz Square @ JBCCCurrent | Commercial | Freehold | RM 593,100 |
| The Eclipse @ Stulang Laut | Serviced Residence (Twin Tower High-Rise) | Leasehold | RM 630,000 |
| The Celestz @ Kebun Teh | Serviced Residence | Freehold | RM 543,800 |
| Lagun Senibong | Condominium | Freehold | RM 593,000 |
| Waterway Peaks | Condominium | Freehold | RM 593,000 |
Use this as a viewing checklist. Confirm exact travel time with Google Maps or Waze on your actual viewing day.
Nearest MRT / LRT
RTS Link Bukit Chagar Station (~900m, opens 2027)
Nearest mall
R&F Mall (~400m)
Nearest commercial hub
JB City Square (~7 min drive)
Lewis's honest take: overall score, realistic rental yield, the main risks, and which alternatives to compare before you decide.
Worth studying, but only after confirming transaction evidence, rent, supply and unit selection.
Suitable for
Avoid if
May not suit buyers who need confirmed walking distance to rail transit.
May not suit buyers who need to move in immediately or inspect the exact completed unit.
May not suit families who prioritise school and park convenience above all else.
Risk
Low-Medium
Holding Period
5-8 years
Confidence
7.7/10
Lewis's screening model
7.5/10
Scored by the same model across every project on this site — price, tenure, location and rental demand. A screening aid, not a personal valuation.
Relative Value
Whether the entry price is justified by location quality, rental support, supply risk control and resale audience.
7.5/10
Location Score
Area strength, amenity depth, maturity and daily convenience.
7.1/10
Rental Demand
Tenant depth from jobs, lifestyle, education, medical, rail and city demand.
7.7/10
Accessibility
Rail, road, commute and practical access signals from public information and maps.
7.8/10
Future Growth
Infrastructure, commercial development, township maturity and growth catalysts.
7.0/10
Supply Risk Control
Higher score means healthier control against nearby competing supply.
7.7/10
Liquidity
Estimated resale audience depth and ability to exit later.
7.1/10
Score is a value-first Lewis framework using brochure facts, public map/infrastructure signals, rental-source checks, supply-risk control and market-source verification. A low price alone does not create a high score.
The score is not a decoration. Each factor points to what must be verified before booking.
Factor
Score
Why it matters
What to verify next
Factor
Score
Why it matters
What to verify next
Factor
Score
Why it matters
What to verify next
Factor
Score
Why it matters
What to verify next
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Score
Why it matters
What to verify next
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Score
Why it matters
What to verify next
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Score
Why it matters
What to verify next
| Factor | Score | Why it matters | What to verify next |
|---|---|---|---|
| Relative Value | 7.5/10 | Whether the entry price is justified by location quality, rental support, supply risk control and resale audience. | Compare price against location quality, rent support, supply risk and resale audience before treating it as a good deal. |
| Location Score | 7.1/10 | Area strength, amenity depth, maturity and daily convenience. | Check daily route, surrounding amenities, road access and actual neighbourhood feel. |
| Rental Demand | 7.7/10 | Tenant depth from jobs, lifestyle, education, medical, rail and city demand. | Compare current PropertyGuru, iProperty and SPEEDHOME rental listings before relying on the estimate. |
| Accessibility | 7.8/10 | Rail, road, commute and practical access signals from public information and maps. | Verify Google Maps or Waze travel time during peak hour, not only brochure distance. |
| Future Growth | 7.0/10 | Infrastructure, commercial development, township maturity and growth catalysts. | Check MRT Corp, DBKL, developer masterplans and latest area development news. |
| Supply Risk Control | 7.7/10 | Higher score means healthier control against nearby competing supply. | Compare nearby launches, completed stock, rental competition and density before booking. |
| Liquidity | 7.1/10 | Estimated resale audience depth and ability to exit later. | Check Brickz, EdgeProp and comparable resale supply so the exit audience is realistic. |
Expected rental
RM 1,900 - RM 2,150
Estimated yield
3.8% - 4.4%
Tenant profile
Investor
Estimate only. Confirm current furnished rent, vacancy buffer, maintenance fee and competing completed supply before booking. Updated: September 2026 · brochure completion reference: 2029.
7.75-acre freehold mixed-use parcel in JBCC 4 towers: Axis (commercial STR), Brixton & Dover (residential suites & dual-key), Coven Phase 1: 1,257 units across Axis (908 units, 62 levels), Brixton & Dover
7.75-acre freehold mixed-use parcel in JBCC
4 towers: Axis (commercial STR), Brixton & Dover (residential suites & dual-key), Coven
Phase 1: 1,257 units across Axis (908 units, 62 levels), Brixton & Dover
From RM593,100 (Axis Type A, 366 sq ft)
Built-up range: 366 - 850 sqft (1 - 3 Bedrooms & Dual-Key options)
May not suit buyers who need confirmed walking distance to rail transit.
Traffic and actual travel time should be checked during weekday peak hour.
Final package, rebate, car park allocation and legal fee support can change without notice.
Rental estimate should be checked against current completed supply nearby.
Construction timeline and VP date should be reconfirmed with the developer.
Likely target audience: local own-stay families, upgraders or practical renters in the surrounding area.
The Celestz @ Kebun Teh
Same area, useful for checking price, density, package and tenant audience.
The Eclipse @ Stulang Laut
Same area, useful for checking price, density, package and tenant audience.
R&F Princess Cove Phase 2 - Seine Region
Same area, useful for checking price, density, package and tenant audience.
Common buyer questions, related projects and a shorter enquiry form for next-step checks.
Project Reviews
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Causewayz Square starts from RM593,100 for Axis Type A (366 sq ft 1-bedroom suite). Layouts range from 1-bedroom to 3-bedroom dual-key units up to 850 sq ft.
Causewayz Square is freehold.
Causewayz Square is located in Johor Bahru City Centre (JBCC), Johor Bahru, Johor.
Causewayz Square is developed by EXSIM Group.
Causewayz Square offers Studio - 3BR bedroom layouts.
Causewayz Square offers 366 - 850 sqft. WhatsApp for the full floor plans.
Vacant possession for Causewayz Square is estimated in 2029.
The RTS Link Bukit Chagar station is approximately 900m away, while an approved covered pedestrian link bridge offers a ~600m direct walk to the Singapore CIQ Complex. When the RTS Link opens in 2027, it provides a 5 to 6-minute rapid transit ride to Singapore Woodlands.
Causewayz Square @ JBCC is a freehold commercial in Johor Bahru, Johor, by EXSIM Group, priced from RM 593,100 (366 - 850 sqft), completing 2029, with an estimated gross rental yield of 3.8%–4.4%. Lewis Chong rates it 7.5/10 — a conditional buy. CONDITIONAL. Worth studying, but only after confirming transaction evidence, rent, supply and unit selection.
Causewayz Square @ JBCC has a Lewis Investment Score of 7.5/10 based on relative value, rental demand, supply risk control, liquidity, location quality, accessibility and future growth. Low price alone does not make a project top tier.
Ask Lewis to verify current nearby rental listings as the starting rental check, then compare maintenance, vacancy and furnishing cost before making an investment decision.
The current framework labels the project risk as Low-Medium. The final risk depends on latest nett price, unit selection, competing supply and rental evidence.
Causewayz Square @ JBCC is most suitable for Investor, First-Time Buyer, Transit-Focused Buyer.
Causewayz Square @ JBCC may not suit Short-Term Flipper, Buyer needing immediate move-in.
The exit strategy is to buy a unit with clear resale audience, practical layout, sensible entry price and rental demand that can still compete with nearby completed projects.
Buyers comparing Causewayz Square @ JBCC usually also look at The Celestz @ Kebun Teh (from RM 543,800), The Eclipse @ Stulang Laut (from RM 630,000) and R&F Princess Cove Phase 2 - Seine Region. The better choice depends on budget, area and purpose — compare by Lewis Score, commute, rent evidence, maintenance and layout.
Check Brickz, EdgeProp and NAPIC evidence for actual transaction range, completed comparable prices and supply trend before relying on asking price.
The suggested holding period is 5-8 years, subject to loan comfort, vacancy buffer, market cycle and personal exit plan.
Partially — the Johor foreign-buyer minimum is RM 1,000,000, so foreign buyers must choose units priced at or above that level; entry units from RM 593,100 are below it. State Authority Consent and the flat 8% foreign stamp duty still apply.
Foreign buyers pay a flat 8% stamp duty on the purchase price (effective 1 January 2026 under Budget 2025/2026, replacing the graduated 1%–4% citizen scale) — on an entry price of RM 593,100 that is roughly RM 47,448. Malaysian permanent residents (PR) continue to enjoy standard citizen rates.
Causewayz Square @ JBCC can suit own-stay buyers comparing Johor Bahru because it offers commercial options From RM593,100, with freehold tenure and layouts around 366 - 850 sqft.
For investment, compare Causewayz Square @ JBCC against nearby completed rental supply, realistic furnishing cost, maintenance fee and tenant demand before booking.
Ask for latest nett price, rebate, package validity, available unit stack, car park allocation, maintenance estimate, floor plan and loan comfort check.
Lewis Chong, REN 69566 under IQI Global, can help compare latest package, floor plan, loan comfort, rental logic and alternatives.
The nearest MRT/LRT reference is RTS Link Bukit Chagar Station (~900m, opens 2027). Confirm actual walking distance and any covered link before relying on transit access.
The nearest mall reference is R&F Mall (~400m), along with Singapore CIQ Complex (~600m covered link bridge) and R&F Mall (~400m). Confirm current retail, school and healthcare access before booking.
Yes. WhatsApp Lewis to request current layout types, size options, facing, floor level, available unit stack and floor plan images where available.
Ask for the latest nett price, rebate, car park allocation, legal package, booking terms and availability before paying any booking fee.
Yes. Share your budget, income range, commitments and preferred loan margin so the monthly instalment and cash needed can be estimated before viewing.
Get price list, floor plans — or book a viewing
Enter your details and Lewis sends the latest price list, floor plans and rental-yield notes on WhatsApp. Usually within ~15 min (9am–9pm).
Prefer to chat directly? WhatsApp Lewis
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Johor
Contact for Pricing
Same area, useful for checking price, density, package and tenant audience.
