Good investment?
CONDITIONAL. Worth studying, but only after confirming transaction evidence, rent, supply and unit selection.
Project review
Majestic Gen Sphere
Tanjung Puteri, JB City Centre, Johor
Majestic Gen Sphere (Gen Sphere @ JBCC) is a 50-storey freehold serviced apartment by Majestic Gen at Jalan Lepas, Tanjung Puteri, Johor Bahru City Centre — just 440m from JB Sentral and within walkin...
Price From
Contact for Pricing
Built-up
459 - 755 sqft
Tenure
Freehold
Completion
Ask Lewis
Nearest MRT / LRT
Bukit Chagar RTS Link Station
Last checked: August 2026 · brochure completion reference: Ask Lewis
Quick Project Decision
Lewis investment analysisBest for
Transit-Focused Buyer. Long-term holding / Transit access.
Ask before booking
Latest nett price, available unit stack, floor/layout plan, car park allocation and alternatives.
Gallery and floor / layout plans
Use the photos like a viewing sequence: first impression, lifestyle, unit feel, floor/layout and surrounding area.
1 / 6
Artist impression
Majestic Gen Sphere JBCC Facade
Artist's impression of the 50-storey tower in Johor Bahru City Centre.
Select Floor Plan Type
Type A • Floor / layout plan
Type A/A1 — 459 sqft, 1+1 Bed 2 Bath
Dual-Key Ready layout with living/dining/study, kitchen, 1 bedroom and 2 bathrooms.
Request floor / layout plan
Request current layout options, size range, facing, floor level, and available unit stack.
Project Details Table
Key project information must stay readable in text, not only inside brochure images.
Project Name
Majestic Gen Sphere
Location
Tanjung Puteri, JB City Centre, Johor
Developer
Majestic Gen
Tenure
Freehold
Completion Year
Ask Lewis
Price From
Contact for Pricing
Built-up Range
459 - 755 sqft
Bedrooms
1 - 3
Total Units
996 Units (50 Storeys)
Nearest MRT / LRT
Bukit Chagar RTS Link Station
Nearest Mall
KSL City Mall
| Project Name | Majestic Gen Sphere |
|---|---|
| Location | Tanjung Puteri, JB City Centre, Johor |
| Developer | Majestic Gen |
| Tenure | Freehold |
| Completion Year | Ask Lewis |
| Price From | Contact for Pricing |
| Built-up Range | 459 - 755 sqft |
| Bedrooms | 1 - 3 |
| Total Units | 996 Units (50 Storeys) |
| Nearest MRT / LRT | Bukit Chagar RTS Link Station |
| Nearest Mall | KSL City Mall |
Key selling points
Freehold tenure with permanent ownership in Johor Bahru City Centre
Just 440m to JB Sentral — walking distance to CIQ and the RTS Link
All 996 units are Dual-Key Ready for flexible rental income
50-storey landmark tower with 4 levels of facilities across 8 thematic zones, including a Sky Pool
Integrated retail shops at the lower levels for everyday convenience
Long-term holdingTransit access
Price and unit guide
Use these numbers as a shortlist guide. Confirm latest nett price, rebate and available units before booking.
3 investment scenarios
A simple stress test using the project price guide, rental guide and monthly holding guide. Confirm real rent, loan terms and package before booking.
Scenario
Conservative
Monthly Rent
RM 2,200
Gross Yield
3.8%
Show all details
Vacancy Buffer
2 months / year
Monthly Holding
RM 3,127
Cash Gap
-RM 927
What it means
Stress-test case. Use this when you want more buffer for vacancy, furnishing and rental competition.
Scenario
Balanced
Monthly Rent
RM 2,400
Gross Yield
4.1%
Show all details
Vacancy Buffer
1 month / year
Monthly Holding
RM 3,127
Cash Gap
-RM 727
What it means
Base planning case. Useful for checking whether the project still feels comfortable after normal vacancy buffer.
Scenario
Optimistic
Monthly Rent
RM 2,550
Gross Yield
4.4%
Show all details
Vacancy Buffer
0.5 month / year
Monthly Holding
RM 3,127
Cash Gap
-RM 577
What it means
Upside case. Only use after checking strong furnished rental evidence and tenant demand.
| Scenario | Monthly Rent | Gross Yield | Vacancy Buffer | Monthly Holding | Cash Gap | What it means |
|---|---|---|---|---|---|---|
| Conservative | RM 2,200 | 3.8% | 2 months / year | RM 3,127 | -RM 927 | Stress-test case. Use this when you want more buffer for vacancy, furnishing and rental competition. |
| Balanced | RM 2,400 | 4.1% | 1 month / year | RM 3,127 | -RM 727 | Base planning case. Useful for checking whether the project still feels comfortable after normal vacancy buffer. |
| Optimistic | RM 2,550 | 4.4% | 0.5 month / year | RM 3,127 | -RM 577 | 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.
Cost and affordability check
Hidden cost guide
SPA / legal buffer (SPA = Sale & Purchase Agreement)
RM 7,000
Developer package may absorb part of this.
Stamp duty buffer
RM 21,000
Final amount depends on buyer profile and latest rules.
Loan agreement buffer
RM 3,500
Confirm with bank and lawyer before booking.
Renovation / move-in buffer
RM 17,500
Useful for curtains, lights, appliances and defects follow-up.
Monthly holding guide
Estimated instalment
RM 2,866
Maintenance guide
RM 161
Sinking fund guide
RM 16
Assessment / quit rent buffer
RM 84
Monthly Holding Cost
Quick guide only. Lewis can help check a more realistic bank package before you book.
Estimated instalment
RM 2,866
Maintenance guide
RM 161
Sinking fund guide
RM 16
Monthly holding guide
RM 3,127
Cash buffer guide
RM 101,500
Location intelligence
Use this as a viewing checklist. Confirm exact travel time with Google Maps or Waze on your actual viewing day.
Nearest MRT / LRT
Bukit Chagar RTS Link Station
Source check: Google Maps / MRT Corp check
Nearest mall
KSL City Mall
Source check: Google Maps check
Viewing checklist
Check route timing for work, school, and family needs.
Compare layout, facing, floor level, and maintenance cost.
Review brochure facts before booking or submitting loan.
Ask for nearby competing supply before deciding.
Lewis investment analysis
The opinion, score, yield estimate, risks and alternatives are grouped here so the page stays light at first glance.
Worth studying, but only after confirming transaction evidence, rent, supply and unit selection.
Suitable for
Transit-Focused Buyer
Avoid if
Short-Term FlipperBuyer needing immediate move-in
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
7.0/10
Overall Score
7.0/10
Relative Value
Whether the entry price is justified by location quality, rental support, supply risk control and resale audience.
6.7/10
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.
7.2/10
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.
7.5/10
Liquidity
Estimated resale audience depth and ability to exit later.
6.5/10
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.
How Lewis reads this score
The score is not a decoration. Each factor points to what must be verified before booking.
Factor
Relative Value
Score
6.7/10
Why it matters
Whether the entry price is justified by location quality, rental support, supply risk control and resale audience.
What to verify next
Compare price against location quality, rent support, supply risk and resale audience before treating it as a good deal.
Factor
Location Score
Score
7.1/10
Why it matters
Area strength, amenity depth, maturity and daily convenience.
What to verify next
Check daily route, surrounding amenities, road access and actual neighbourhood feel.
Factor
Rental Demand
Score
7.2/10
Why it matters
Tenant depth from jobs, lifestyle, education, medical, rail and city demand.
What to verify next
Compare current PropertyGuru, iProperty and SPEEDHOME rental listings before relying on the estimate.
Factor
Accessibility
Score
7.8/10
Why it matters
Rail, road, commute and practical access signals from public information and maps.
What to verify next
Verify Google Maps or Waze travel time during peak hour, not only brochure distance.
Factor
Future Growth
Score
7.0/10
Why it matters
Infrastructure, commercial development, township maturity and growth catalysts.
What to verify next
Check MRT Corp, DBKL, developer masterplans and latest area development news.
Factor
Supply Risk Control
Score
7.5/10
Why it matters
Higher score means healthier control against nearby competing supply.
What to verify next
Compare nearby launches, completed stock, rental competition and density before booking.
Factor
Liquidity
Score
6.5/10
Why it matters
Estimated resale audience depth and ability to exit later.
What to verify next
Check Brickz, EdgeProp and comparable resale supply so the exit audience is realistic.
| Factor | Score | Why it matters | What to verify next |
|---|---|---|---|
| Relative Value | 6.7/10 | 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 | 7.2/10 | 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 | 7.5/10 | Higher score means healthier control against nearby competing supply. | Compare nearby launches, completed stock, rental competition and density before booking. |
| Liquidity | 6.5/10 | 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 2,200 - RM 2,550
Estimated yield
3.8% - 4.4%
Tenant profile
Transit-Focused Buyer
Estimate only. Confirm current furnished rent, vacancy buffer, maintenance fee and competing completed supply before booking. Updated: August 2026 · brochure completion reference: Ask Lewis.
Freehold tenure with permanent ownership in Johor Bahru City Centre Just 440m to JB Sentral — walking distance to CIQ and the RTS Link All 996 units are Dual-Key Ready for flexible rental income
Freehold tenure with permanent ownership in Johor Bahru City Centre
Just 440m to JB Sentral — walking distance to CIQ and the RTS Link
All 996 units are Dual-Key Ready for flexible rental income
50-storey landmark tower with 4 levels of facilities across 8 thematic zones, including a Sky Pool
Integrated retail shops at the lower levels for everyday convenience
May not suit buyers who need to move in immediately or inspect the exact completed unit.
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.
Before you book
Best Units To Ask First
Ask first for 1 - 3 room layouts with efficient usable space.
For rental, compare smallest practical layout against maintenance fee and furnishing budget.
For own stay, prioritise quieter facing, parking convenience and future family needs over the cheapest unit only.
Unit Stack / Facing Guide
Ask for available stack, floor level, facing, afternoon sun exposure and nearby road/noise direction.
For Tanjung Puteri, JB City Centre, compare convenience against privacy, view and traffic movement before choosing a unit.
Shortlist at least two layouts so you have a backup if the preferred stack is taken.
Questions Before Booking
What is the latest nett price and package for Majestic Gen Sphere?
Is the rebate confirmed in writing and until when is it valid?
Which unit stacks, floor levels and facings are still available?
What are the layout types and exact built-up sizes?
How many car parks are included and where are they located?
What is the estimated maintenance fee and sinking fund?
Continue your research
Understand the area firstTanjung Puteri, JB City Centre Project listMalaysia property investment guide
Check budget and returnProperty calculatorsBest property for capital appreciationLewis recommended propertiesMonthly market notes
FAQ and enquiry
Common buyer questions, related projects and a shorter enquiry form for next-step checks.
Buyer questions
Majestic Gen Sphere's pricing is available on request from the developer — WhatsApp Lewis for the latest checked price, rebates, and unit availability.
Get price list, floor plans & rental yield
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 LewisRelated projects
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