Good investment?
CONDITIONAL. Worth studying, but only after confirming transaction evidence, rent, supply and unit selection.
Project review
The Astaka @ One Bukit Senyum
Bukit Senyum, Johor Bahru, Johor
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 storey...
Price From
Contact for Pricing
Built-up
2,207 - 2,659 sqft
Tenure
Freehold
Completion
Completed
Nearest MRT / LRT
Bukit Chagar RTS Station — 3…
Last checked: August 2026 · brochure completion reference: Completed
Quick Project Decision
Lewis investment analysisBest for
Investor. Ready-viewing buyers / 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 / 20
Gallery
The Astaka @ One Bukit Senyum freehold twin towers rising above the Johor Bahru skyline
Project visual reference.
Select Floor Plan Type
Type A1 • Floor / layout plan
Type A1 Floor Plan
2,207 sqft — 3 bedrooms + maid's room, 4 bathrooms + powder room, private lift lobby
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
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
| 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 |
Key selling points
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
Ready-viewing buyersLong-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 factoring in vacancy buffer, rental guide and monthly holding guide. Confirm real rent, loan terms and package before booking.
Scenario
Conservative
Monthly Rent
RM 2,200
Cash Gap
-RM 1,966
Show all details
Gross Yield
3.8%
Vacancy Buffer
2 months / year
Monthly Holding
RM 3,799
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
Cash Gap
-RM 1,599
Show all details
Gross Yield
4.1%
Vacancy Buffer
1 month / year
Monthly Holding
RM 3,799
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
Cash Gap
-RM 1,355
Show all details
Gross Yield
4.4%
Vacancy Buffer
0.5 month / year
Monthly Holding
RM 3,799
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 3,799 | -RM 1,966 | 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 3,799 | -RM 1,599 | 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 3,799 | -RM 1,355 | 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.
Estimated cash to start
RM 70,000 down payment + RM 49,000 upfront buffers
The cash buffer figure shown in the calculator below already includes these upfront buffers.
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 772
Sinking fund guide
RM 77
Monthly holding guide
RM 3,799
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 Station — 3 mins
Source check: Google Maps / MRT Corp check
Nearest mall
City Square & JBCC malls — 5 mins
Source check: Google Maps check
Nearest hospital
Hospital Sultanah Aminah & KPJ Johor Specialist Hospital — 5 mins
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
InvestorOwn-Stay BuyerTransit-Focused Buyer
Avoid if
Short-Term Flipper
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
Overall Score
8.1/10
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.
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
7.6/10
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
8.7/10
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
8.8/10
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
6.6/10
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
8.1/10
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
8.1/10
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 | 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: August 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.
Before you book
Best Units To Ask First
Ask first for 3 - 4 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 Bukit Senyum, Johor Bahru, 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 The Astaka @ One Bukit Senyum?
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
FAQ and enquiry
Common buyer questions, related projects and a shorter enquiry form for next-step checks.
Buyer questions
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.
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.
Better alternatives depend on your budget, preferred area and purpose. Compare nearby projects by Lewis Score, actual commute, rent evidence, maintenance and available 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.
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 & 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).
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