Bukit Senyum, Johor Bahru, Johor • Serviced Residence
The Astaka @ One Bukit Senyum is a freehold twin-tower residence in Bukit Senyum, Johor Bahru city centre, developed by Astaka Holdings on a 2.4-acre site. Rising 279m (70 storeys) and 256m (65…
The short answer first — then dig into photos, price and risk below.
The Astaka @ One Bukit Senyum is a freehold serviced residence in Bukit Senyum, Johor Bahru, Johor, by Astaka Holdings, with layouts around 2,207 - 2,659 sqft, completed Completed, with an estimated gross rental yield of 3.8%–4.4%. Lewis Chong rates it 8.1/10 — a conditional buy. Worth studying, but only after confirming transaction evidence, rent, supply and unit selection.
Investor. Ready-viewing buyers / Long-term holding / Transit access.
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 A1 • Floor / layout plan
2,207 sqft — 3 bedrooms + maid's room, 4 bathrooms + powder room, private lift lobby
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 | The Astaka @ One Bukit Senyum |
|---|---|
| Location | Bukit Senyum, Johor Bahru, Johor |
| Developer | Astaka Holdings |
| Tenure | Freehold |
| Completion Year | Completed |
| Price From | Contact for Pricing |
| Built-up Range | 2,207 - 2,659 sqft |
| Bedrooms | 3 - 4 |
| Total Units | 435 |
| Nearest MRT / LRT | Bukit Chagar RTS Station — 3 mins |
| Nearest Mall | City Square & JBCC malls — 5 mins |
A clean first scan of the project before you compare package, layout and risk.
Freehold twin-tower residence on a 2.4-acre site in Bukit Senyum, Johor Bahru city centre
279m (70 storeys) and 256m (65 storeys) — recognised as the tallest residential towers in Southeast Asia
435 exclusive units, no small units — Type A1 (2,207 sqft), A2 (2,217 sqft) and B (2,659 sqft), all 3-4 bedrooms
Every unit has its own private lift
Hotel-style facilities: concierge service, sky dining restaurant, private cigar lounge and infinity pool
Panoramic views over the Johor Bahru skyline and across the Straits to Singapore
Use these numbers as a shortlist guide for unit comparison.
Pricing not published yet — WhatsApp Lewis for the latest price list
Quick guide only. Lewis can help check a more realistic bank package before you book.
Estimated instalment
RM 2,866
Maintenance guide
RM 772
Sinking fund guide
RM 77
Assessment & quit rent guide
RM 84
Monthly holding guide
RM 3,799
Cash buffer guide
RM 101,500
Instalment assumes 90% margin, 4.2% p.a., 35 years — indicative of the current Bank Negara OPR environment; confirm actual rates with your bank.
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 Station — 3 mins
Nearest mall
City Square & JBCC malls — 5 mins
Nearest hospital
Hospital Sultanah Aminah & KPJ Johor Specialist Hospital — 5 mins
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 families who prioritise school and park convenience above all else.
Risk
Low-Medium
Holding Period
3-7 years
Confidence
8.1/10
Lewis's screening model
8.1/10
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.
7.6/10
Location Score
Area strength, amenity depth, maturity and daily convenience.
8.7/10
Rental Demand
Tenant depth from jobs, lifestyle, education, medical, rail and city demand.
8.8/10
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.
6.6/10
Supply Risk Control
Higher score means healthier control against nearby competing supply.
8.1/10
Liquidity
Estimated resale audience depth and ability to exit later.
8.1/10
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
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 |
|---|---|---|---|
| Relative Value | 7.6/10 | 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 | 8.7/10 | Area strength, amenity depth, maturity and daily convenience. | Check daily route, surrounding amenities, road access and actual neighbourhood feel. |
| Rental Demand | 8.8/10 | 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 | 6.6/10 | Infrastructure, commercial development, township maturity and growth catalysts. | Check MRT Corp, DBKL, developer masterplans and latest area development news. |
| Supply Risk Control | 8.1/10 | Higher score means healthier control against nearby competing supply. | Compare nearby launches, completed stock, rental competition and density before booking. |
| Liquidity | 8.1/10 | 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 2,200 - RM 2,550
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: Completed.
Freehold twin-tower residence on a 2.4-acre site in Bukit Senyum, Johor Bahru city centre 279m (70 storeys) and 256m (65 storeys) — recognised as the tallest residential towers in Southeast Asia 435 exclusive units, no small units — Type A1 (2,207 sqft), A2 (2,217 sqft) and B (2,659 sqft), all 3-4 bedrooms
Freehold twin-tower residence on a 2.4-acre site in Bukit Senyum, Johor Bahru city centre
279m (70 storeys) and 256m (65 storeys) — recognised as the tallest residential towers in Southeast Asia
435 exclusive units, no small units — Type A1 (2,207 sqft), A2 (2,217 sqft) and B (2,659 sqft), all 3-4 bedrooms
Every unit has its own private lift
Hotel-style facilities: concierge service, sky dining restaurant, private cigar lounge and infinity pool
May not suit families who prioritise school and park convenience above all else.
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.
Likely target audience: local own-stay families, upgraders or practical renters in the surrounding area.
Common buyer questions, related projects and a shorter enquiry form for next-step checks.
The Astaka @ One Bukit Senyum is developed by Astaka Holdings on a 2.4-acre freehold site in Bukit Senyum, Johor Bahru. The twin towers are 279m (70 storeys) and 256m (65 storeys) — recognised as the tallest residential towers in Southeast Asia.
Yes. It sits on a freehold title, one of the reasons it commands a premium over nearby leasehold Johor Bahru developments.
Three layouts: Type A1 (2,207 sqft, 3 bedrooms + maid's room, 4 bathrooms + powder room), Type A2 (2,217 sqft, same configuration) and Type B (2,659 sqft, 4 bedrooms + maid's room, 5 bathrooms + powder room). Every unit has its own private lift.
Yes. The development is completed and handed over, so buyers can inspect the actual unit and facilities before committing, rather than buying off-plan.
It may suit buyers who want a freehold, large-format (3-4 bedroom) luxury residence in Johor Bahru city centre with a private lift per unit and hotel-style facilities, especially those who value walking-distance access to the CIQ checkpoint and Bukit Chagar RTS station. Lewis can help you check the current asking price, compare unit stacks and arrange a viewing.
The Astaka @ One Bukit Senyum is a freehold serviced residence in Bukit Senyum, Johor Bahru, Johor, by Astaka Holdings, with layouts around 2,207 - 2,659 sqft, completed Completed, with an estimated gross rental yield of 3.8%–4.4%. Lewis Chong rates it 8.1/10 — a conditional buy. CONDITIONAL. Worth studying, but only after confirming transaction evidence, rent, supply and unit selection.
The Astaka @ One Bukit Senyum has a Lewis Investment Score of 8.1/10 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.
The Astaka @ One Bukit Senyum is most suitable for Investor, Own-Stay Buyer, Transit-Focused Buyer.
The Astaka @ One Bukit Senyum may not suit Short-Term Flipper.
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 The Astaka @ One Bukit Senyum usually also look at Amora Park @ Aliff Harmoni, Tampoi, SKS Pavillion Residences and Paragon Signature Suites. 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 3-7 years, subject to loan comfort, vacancy buffer, market cycle and personal exit plan.
Foreign buyers can purchase units meeting the Johor foreign-buyer minimum threshold of RM 1,000,000. Confirm current available unit pricing and State Authority Consent requirements with Lewis.
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). Malaysian permanent residents (PR) continue to enjoy standard citizen rates.
The Astaka @ One Bukit Senyum can suit own-stay buyers comparing Bukit Senyum, Johor Bahru because it offers serviced residence options Contact for Pricing, with freehold tenure and layouts around 2,207 - 2,659 sqft.
For investment, compare The Astaka @ One Bukit Senyum 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 Bukit Chagar RTS Station — 3 mins. Confirm actual walking distance and any covered link before relying on transit access.
The nearest mall reference is City Square & JBCC malls — 5 mins, along with Bukit Chagar RTS Station — 3 mins and CIQ checkpoint to Singapore — 3 mins. 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).
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Compare these before booking so you can check price, area, risk and rental logic side by side.
Johor
Contact for Pricing
Same freehold tenure, useful for comparing long-term holding logic.
Johor
Contact for Pricing
Same freehold tenure, useful for comparing long-term holding logic.
Same freehold tenure, useful for comparing long-term holding logic.
