值得投资吗？
CONDITIONAL. Worth studying, but only after confirming transaction evidence, rent, supply and unit selection.
项目分析
The Celestz @ Kebun Teh
Johor Bahru, Johor
The Celestz @ Kebun Teh 位于 Johor Bahru, Johor，价格参考 From RM543,800，面积约 581 - 915 sqft。适合想比较入场预算、地点潜力、出租需求和自住便利性的买家。购买前建议让 Lewis 帮你确认最新 nett 价格、配套、可选单位、贷款预算和周边替代项目。
Lewis Score
6.9/10
Risk Level
Medium-High
Yield Guide
3.4% - 4.0%
Best For
First-Time Buyer
Price From
From RM543,800
最后检查: June 2026 · brochure completion reference: 2029
快速项目判断
先用买家的角度快速判断，再深入看照片、价格和风险。
适合谁
First-Time Buyer. Long-term holding / Own stay.
预订前要问什么
最新 nett 价格、可选单位、floor/layout plan、车位、配套和替代项目。
AIO / GEO summary
快速资料
给买家、Google 和 AI 搜索快速提取的项目事实表。
| 适合 | First-Time Buyer |
|---|---|
| 地点重点 | Johor Bahru, Johor |
| 入场预算 | From RM543,800 |
| 买家类型 | Long-term holding / Own stay |
| 主要强项 | Johor Bahru, Johor location |
| 主要风险 | Traffic and actual travel time should be checked during weekday peak hour. |
| Lewis 结论 | CONDITIONAL |
买家搜索意图
这个项目常见的买家搜索
这些长尾搜索词是买家会问的问题方向，不是保证性的宣传。用它来验证价格、户型、地点、租金逻辑、生活方式和替代项目。
小提示：选一个最接近你担心的搜索方向发给 Lewis，回复会更聚焦在证据和适合度。
请 Lewis 帮我验证项目基础搜索
买家通常会用来查价格、户型、配套和楼书的搜索方向。
The Celestz @ Kebun TehCelestz @ Kebun TehThe Celestz @ Kebun Teh Johor BahruThe Celestz @ Kebun Teh priceThe Celestz @ Kebun Teh floor planThe Celestz @ Kebun Teh layout planThe Celestz @ Kebun Teh latest packageThe Celestz @ Kebun Teh brochureThe Celestz @ Kebun Teh EXSIM
地点与生活方式
把项目和区域、通勤、自住感、生活配套连接起来的搜索方向。
The Celestz @ Kebun Teh Johor Bahru serviced residenceThe Celestz @ Kebun Teh JohorThe Celestz @ Kebun Teh near MRT LRTThe Celestz @ Kebun Teh near mallThe Celestz @ Kebun Teh own stay reviewJohor Bahru serviced residence for own stayJohor Bahru freehold propertyJohor Bahru 自住公寓Johor Bahru 适合家庭吗
投资价值搜索
围绕租金、风险、长期持有和价值适配度的搜索方向。
The Celestz @ Kebun Teh investment reviewThe Celestz @ Kebun Teh rental yieldThe Celestz @ Kebun Teh tenant demandThe Celestz @ Kebun Teh capital appreciationThe Celestz @ Kebun Teh exit strategyJohor Bahru property investmentJohor Bahru rental demand condoThe Celestz @ Kebun Teh 投资价值The Celestz @ Kebun Teh 租金回报
替代项目比较
预订前用来做横向比较，避免只看单一项目就下决定。
The Celestz @ Kebun Teh vs Causewayz Square @ JBCCCelestz @ Kebun Teh vs Causewayz Square @ JBCCThe Celestz @ Kebun Teh vs Luminar Residence @ Federal AvenueCelestz @ Kebun Teh vs Luminar Residence @ Federal AvenueThe Celestz @ Kebun Teh vs Riverville 2 ResidenceCelestz @ Kebun Teh vs Riverville 2 ResidenceThe Celestz @ Kebun Teh alternativesJohor Bahru project comparisonThe Celestz @ Kebun Teh or nearby projects
项目资料表
重点资料必须以文字和表格呈现，不只放在楼书图片里。
| Project Name | The Celestz @ Kebun Teh |
|---|---|
| Location | Johor Bahru, Johor |
| Developer | EXSIM |
| Tenure | Freehold |
| Completion Year | 2029 |
| Price From | From RM543,800 |
| Built-up Range | 581 - 915 sqft |
| Bedrooms | 1 |
| Maintenance Fee | Ask Lewis to confirm latest maintenance fee estimate |
| Total Units | 735 |
| Nearest MRT / LRT | Verify nearest rail station and walking route before viewing. |
| Nearest Mall | Confirm nearest daily retail node before shortlisting. |
项目卖点
先快速了解项目强项，然后再看配套、户型和风险。
Johor Bahru, Johor location
Freehold tenure
Serviced Residence project type
From RM543,800
Built-up guide: 581 - 915 sqft
Developer / provider reference: EXSIM
Long-term holdingOwn stay
谁不适合买
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: Short-Term Flipper.
May not suit: Buyer needing immediate move-in.
风险检查
确认最新配套、租金证据和成交资料前，先用这张表做初步判断。
| 供应风险 | Medium-High Traffic and actual travel time should be checked during weekday peak hour. |
|---|---|
| 出租竞争 | 6.1/10 demand score Verify with current PropertyGuru, iProperty and SPEEDHOME listings. |
| 退出策略 | Likely target audience: local own-stay families, upgraders or practical renters in the surrounding area. This website does not invent transaction prices. Ask Lewis to verify current Brickz, EdgeProp or NAPIC evidence before treating any figure as transaction-backed. |
| 入场价风险 | Price guide extracted from WikiProperty source page. Confirm latest nett package and availability with Lewis before booking. Source: https://wikiproperty.my/johor/johor-bahru/celestz/ Confirm nett price, rebate and booking terms before paying. |
| 租客需求 | Estimate only. Confirm current furnished rent, vacancy buffer, maintenance fee and competing completed supply before booking. Updated: June 2026 · brochure completion reference: 2029 |
为什么这个项目值得了解
用买家最在意的三个角度，先判断值不值得安排看房。
自住角度
86/100
Johor Bahru should be checked by daily route, facilities, nearby retail and comfort for your household.
出租角度
74/100
RM 1,550 - RM 1,800 rent guide. Estimate only. Confirm current furnished rent, vacancy buffer, maintenance fee and competing completed supply before booking.
增值角度
88/100
Likely target audience: local own-stay families, upgraders or practical renters in the surrounding area.
选择你要 Lewis 帮你检查什么
用一个清楚的 WhatsApp 需求，回复会更快也更准确。
预订前先比较
用附近或相似项目做对比，避免只看单一项目就下决定。
Causewayz Square @ JBCC
- 价格参考
- From RM580,300
- 状态
- Under Construction
- 为什么比较
- Same area, useful for checking price, density, package and tenant audience.
Luminar Residence @ Federal Avenue
- 价格参考
- RM 3xx,xxx
- 状态
- Under Construction
- 为什么比较
- Similar budget range, useful for comparing entry price and monthly commitment.
Riverville 2 Residence
- 价格参考
- RM 4xx,xxx
- 状态
- Under Construction
- 为什么比较
- Similar budget range, useful for comparing entry price and monthly commitment.
价格与户型参考
以下资料适合作为初步筛选。预订前请确认最新 nett 价格、回扣、配套和可选单位。
Layout range
1
Built-up range
581 - 915 sqft
Price guide
From RM543,800
Car park
Ask Lewis to confirm car park allocation
Availability
Under construction units subject to latest availability
Last checked
June 2026 · brochure completion reference: 2029
3 种投资情景
用项目价格参考、租金参考和每月持有成本做压力测试。预订前一定要确认真实租金、贷款条件和最新配套。
| 情景 | 每月租金 | 毛租金回报 | 空置缓冲 | 每月持有成本 | 现金差额 | 代表什么意思 |
|---|---|---|---|---|---|---|
| 保守 | RM 1,550 | 3.4% | 2 months / year | RM 2,786 | -RM 1,236 | 压力测试情景。适合想预留更多空置、装修和出租竞争缓冲的买家。 |
| 平衡 | RM 1,700 | 3.8% | 1 month / year | RM 2,786 | -RM 1,086 | 基础规划情景。用来判断扣除正常空置缓冲后，项目是否仍然舒服。 |
| 理想 | RM 1,800 | 4.0% | 0.5 month / year | RM 2,786 | -RM 986 | 理想情景。只有在确认强出租证据和租客需求后才适合参考。 |
这是决策参考，不是保证回报。未包含个人税务、保险、特别维修费和未来利率变化。
预算与负担能力
Hidden cost guide
SPA / legal buffer
RM 5,438
Developer package may absorb part of this.
Stamp duty buffer
RM 16,314
Final amount depends on buyer profile and latest rules.
Loan agreement buffer
RM 2,719
Confirm with bank and lawyer before booking.
Renovation / move-in buffer
RM 13,595
Useful for curtains, lights, appliances and defects follow-up.
Monthly holding guide
Estimated instalment
RM 2,483
Maintenance guide
RM 203
Sinking fund guide
RM 20
Assessment / quit rent buffer
RM 80
Monthly Holding Cost
Quick guide only. Lewis can help check a more realistic bank package before you book.
Estimated instalment
RM 2,226
Maintenance guide
RM 203
Sinking fund guide
RM 20
Monthly holding guide
RM 2,569
Cash buffer guide
RM 78,851
Loan Snapshot
RM 2,230 / month
Estimate based on 90% loan, 35 years, 4.2% interest. Actual approval, rate, DSR and package depend on bank profile.
Indicative loan: RM 489,420
Income guide: Around RM 6,400 / month
图片、楼书平面图与布局
楼书核对过的 floor/layout plan 优先展示。清楚匹配的项目照片会用来加强视觉判断。
照片查看 Checklist
把照片当成看房顺序来看：外观第一印象、设施生活感、室内感觉、floor/layout plan 和周边环境。
外观 / 第一印象
先看 The Celestz @ Kebun Teh 的第一印象，是否容易被租客或未来买家接受。
设施 / 生活感
设施不要只看漂亮角度，要看泳池、健身房、大堂和 drop-off 是否真的实用。
示范单位 / 室内感觉
室内照片重点看空间效率、采光、装修预算，以及住起来或出租是否实际。
向 Lewis 索取最新确认照片或视频。
Floor / layout plan
这里 floor plan 和 layout plan 是同一个意思。重点看房间、实用面积、收纳、阳台和浪费空间。
向 Lewis 索取最新确认照片或视频。
地点 / 周边环境
看 Johor Bahru 时，要把照片印象跟实际路线、交通、生活配套和附近供应一起比较。
Floor / layout plans
Request latest
Artist impressions
Request latest
Brochure media
Available
Gallery
The Celestz @ Kebun Teh Entrance
Project visual reference.
Gallery
The Celestz @ Kebun Teh Facade
Project visual reference.
Gallery
The Celestz @ Kebun Teh Hero View
Project visual reference.
Gallery
The Celestz @ Kebun Teh Interior Kitchen
Project visual reference.
Gallery
The Celestz @ Kebun Teh Life Skyline
Project visual reference.
Gallery
The Celestz @ Kebun Teh Pool Facilities
Project visual reference.
Brochure and media links
查看楼书索取 floor/layout plan
Request current layout options, size range, facing, floor level, and available unit stack.
地点判断
这些资料适合看房前做 checklist。实际路程和时间请以当天 Google Maps 或 Waze 为准。
Nearest MRT / LRT
Verify nearest rail station and walking route before viewing.
资料来源: Google Maps / MRT Corp check
Nearest mall
Confirm nearest daily retail node before shortlisting.
资料来源: Google Maps check
Nearest hospital
Check nearest hospital or medical centre if healthcare access matters.
资料来源: Google Maps check
Nearest university / school
Verify school, college or university access based on your tenant or family profile.
资料来源: Google Maps check
Nearest commercial hub
Johor Bahru commercial and workplace demand should be checked before rental planning.
资料来源: Google Maps / area research
Travel time to KLCC
Check live weekday peak-hour route before viewing.
资料来源: Google Maps / Waze check
Travel time to TRX
Verify route to TRX if city-office tenant demand is part of the plan.
资料来源: Google Maps / Waze check
Travel time to Mid Valley
Use live maps to compare this route with your daily commute.
资料来源: Google Maps / Waze check
Site visit notes
What I like
Johor Bahru, Johor location Freehold tenure Serviced Residence project type
What I don't like
May not suit buyers who need confirmed walking distance to rail transit.
Traffic condition
Check weekday morning and evening routes before booking because brochure distance does not show real travel time.
Accessibility
For Johor Bahru, verify the actual route to rail, highways, malls, offices and daily needs before treating access as a strength.
Walkability
Confirm shade, crossing points, road width, safety and exact walking route during viewing.
Actual environment
Ask for current site, showroom, facility or surrounding photos and videos when available.
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 投资分析
结论、评分、租金预估、风险和替代项目集中在这里，页面第一眼不会太重。
Worth studying, but only after confirming transaction evidence, rent, supply and unit selection.
Suitable for
First-Time BuyerOwn-Stay Buyer
Avoid if
Short-Term FlipperBuyer needing immediate move-in
Risk
Medium-High
Holding Period
5-8 years
Confidence
7.1/10
Overall Score
6.9/10
Relative Value
Whether the entry price is justified by location quality, rental support, supply risk control and resale audience.
6.6/10
Location Score
Area strength, amenity depth, maturity and daily convenience.
7.0/10
Rental Demand
Tenant depth from jobs, lifestyle, education, medical, rail and city demand.
6.1/10
Accessibility
Rail, road, commute and practical access signals from public information and maps.
6.0/10
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.
7.7/10
Liquidity
Estimated resale audience depth and ability to exit later.
7.6/10
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.
Lewis 怎样看这个评分
评分不是装饰。每个因素都对应预订前需要验证的重点。
| 因素 | 评分 | 为什么重要 | 下一步要验证 |
|---|---|---|---|
| Relative Value | 6.6/10 | Whether the entry price is justified by location quality, rental support, supply risk control and resale audience. | 把价格跟地点质量、租金支撑、供应风险和未来转售客群一起比较，不要只看便宜。 |
| Location Score | 7.0/10 | Area strength, amenity depth, maturity and daily convenience. | 检查日常路线、周边配套、道路连接和真实社区感觉。 |
| Rental Demand | 6.1/10 | Tenant depth from jobs, lifestyle, education, medical, rail and city demand. | 用 PropertyGuru、iProperty 和 SPEEDHOME 当前租盘对比，不要只看预估。 |
| Accessibility | 6.0/10 | Rail, road, commute and practical access signals from public information and maps. | 用 Google Maps 或 Waze 检查高峰时间，不只看楼书距离。 |
| Future Growth | 6.6/10 | Infrastructure, commercial development, township maturity and growth catalysts. | 检查 MRT Corp、DBKL、发展商规划和最新区域发展消息。 |
| Supply Risk Control | 7.7/10 | Higher score means healthier control against nearby competing supply. | 比较附近新盘、已完成供应、出租竞争和密度。 |
| Liquidity | 7.6/10 | Estimated resale audience depth and ability to exit later. | 检查 Brickz、EdgeProp 和相似二手供应，确认未来退出客群是否足够。 |
Expected rental
RM 1,550 - RM 1,800
Estimated yield
3.4% - 4.0%
Tenant profile
First-Time Buyer
Estimate only. Confirm current furnished rent, vacancy buffer, maintenance fee and competing completed supply before booking. Updated: June 2026 · brochure completion reference: 2029.
Johor Bahru, Johor location Freehold tenure Serviced Residence project type
Johor Bahru, Johor location
Freehold tenure
Serviced Residence project type
From RM543,800
Built-up guide: 581 - 915 sqft
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.
Check weekday morning and evening routes before booking because brochure distance does not show real travel time.
Causewayz Square @ JBCC
Same area, useful for checking price, density, package and tenant audience.
Luminar Residence @ Federal Avenue
Similar budget range, useful for comparing entry price and monthly commitment.
Riverville 2 Residence
Similar budget range, useful for comparing entry price and monthly commitment.
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.
Exit Strategy
Likely target audience: local own-stay families, upgraders or practical renters in the surrounding area.
Before booking, compare entry price against nearby completed projects so the resale gap is clear.
For rental planning, check realistic furnished rental, maintenance fee and vacancy buffer instead of only gross yield.
Risk Notes
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.
Best Units To Ask First
Ask first for 1 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 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 Celestz @ Kebun Teh?
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?
Related Buyer Guides
Freehold vs leasehold
Booking checklist
First investment guide
Loan comfort guide
New launch vs subsale
继续研究这个项目
这些内部链接会把你带去下一步：区域逻辑、预算工具、项目比较、买家指南和视频。
先看区域逻辑
不要只看楼书，先了解区域需求、交通、供应和生活配套。
检查预算和回报
用计算器和 best-of 页面测试月供、租金回报和买家适配度。
比较替代项目
预订或看房前，把相似项目放在一起比较。
The Celestz @ Kebun Teh vs Causewayz Square @ JBCCSide-by-side project comparison by price, layout, demand and risk.The Celestz @ Kebun Teh vs Causewayz Square @ JBCCSide-by-side project comparison by price, layout, demand and risk.项目比较中心Use the comparison tool to shortlist projects by real buying purpose.Malaysia property comparison engineRead area, project and investment comparison pages.
继续阅读或观看
用买家指南、视频和 checklist 把问题问得更清楚。
Freehold vs leaseholdRead this buyer guide before asking for the latest package.Booking checklistRead this buyer guide before asking for the latest package.First investment guideRead this buyer guide before asking for the latest package.Loan comfort guideRead this buyer guide before asking for the latest package.
FAQ 与咨询
常见买家问题、相关项目和简短表格，方便你进入下一步。
AI-ready answers
这个项目的快速答案。
给买家和 AI 搜索看的简短直接答案。
Is The Celestz @ Kebun Teh suitable for own stay?
The Celestz @ Kebun Teh can suit own-stay buyers comparing Johor Bahru because it offers serviced residence options From RM543,800, with freehold tenure and layouts around 581 - 915 sqft.
Is The Celestz @ Kebun Teh suitable for investment?
For investment, compare The Celestz @ Kebun Teh against nearby completed rental supply, realistic furnishing cost, maintenance fee and tenant demand before booking.
What should I ask before booking The Celestz @ Kebun Teh?
Ask for latest nett price, rebate, package validity, available unit stack, car park allocation, maintenance estimate, floor plan and loan comfort check.
Who can help compare The Celestz @ Kebun Teh?
Lewis Chong, REN 69566 under IQI Global, can help compare latest package, floor plan, loan comfort, rental logic and alternatives.
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Buyer questions
From RM 543,800 for the Type A 1-bedroom-plus-study (581 sqft), rising to 2-bedroom (753 sqft) and 3-bedroom (915 sqft) layouts. Prices are indicative gross list prices. WhatsApp us for the full price list.
索取项目资料打开表格
表格保持简短。想更快回复，请提交后 WhatsApp 项目名称。
WhatsApp 咨询项目决策 Checklist
发送一个简短需求，Lewis 可以回复你预订前需要确认的重点。
预算与月供舒适度
户型、朝向和可选楼层
租金预估与租客需求
风险重点和替代项目
Decision check
预订前要 Lewis 帮你检查这个项目吗？
发送预算、买房用途、想看的户型和时间线，Lewis 可以帮你比较最新配套、floor/layout plan、租金逻辑、风险和替代项目。
发送
预算
发送
买房用途
发送
想看的户型
发送
时间线
相关项目
预订前一起比较价格、地点、风险和出租逻辑。
Johor
Causewayz Square @ JBCC
Causewayz Square @ JBCC
From RM580,300
Under ConstructionFreeholdRM700k 以下Updated
Long-term holding
地点Johor Bahru
类型Commercial
地契Freehold
面积366 - 850 sqft
房间3房
Causewayz Square @ JBCC 位于 Johor Bahru, Johor，价格参考 From RM580,300，面积约 366 - 850 sqft。适合想比较入场预算、地点潜力、出租需求和自住便利性的买家。购买前建议让 Lewis 帮你确认最新 nett 价格、配套、可选单位、贷款预算和周边替代项目。
Same area, useful for checking price, density, package and tenant audience.
Kuala Lumpur
Luminar Residence @ Federal Avenue
RM 3xx,xxx
Under ConstructionFreeholdRM700k 以下Verified
Long-term holdingEntry budgetTransit accessRental audience
地点Subang
类型Serviced Residence
地契Freehold
面积549 - 1389 sqft
房间房间: 问 Lewis
Luminar Residence at Federal Avenue is a freehold development located in Subang Jaya within the master-planned Federal Avenue township. Designed for boutique living, the project features two residential blocks and offers around 750 units—with just a few apartments per lift lobby to ensure exclusivity. Positioned just off the Federal Highway and close to Kajang SILK, LDP, and the KTM Subang Jaya/Batu Tiga line, Luminar Residence offers seamless connectivity via both major expressways and rail transit. Residents enjoy an expansive lifestyle podium on Level 11, complete with a swimming pool, jacuzzi, children's pool, basketball half-court, gym, herb garden, reflexology path, hammock garden, BBQ pavilion, games and reading rooms, multipurpose hall, and more—set within nearly two acres of landscaped communal space.
Similar budget range, useful for comparing entry price and monthly commitment.
Kuala Lumpur
Riverville 2 Residence
RM 4xx,xxx
Under ConstructionFreeholdRM700k 以下Verified
Long-term holdingEntry budgetOwn stay
地点Old Klang Road
类型Serviced Residence
地契Freehold
面积803 - 915 sqft
房间房间: 问 Lewis
Riverville 2 Residence is a freehold residential development located along the highly accessible Old Klang Road, offering a harmonious blend of convenience, comfort, and contemporary living. Designed for families, young professionals, and upgraders, this gated-and-guarded community features thoughtfully planned layouts, functional spaces, and practical design to support everyday living. The development provides residents with a full suite of lifestyle amenities including a swimming pool, gymnasium, landscaped gardens, multipurpose hall, and children's playground, all within a secure and serene environment. Low-density planning ensures a peaceful atmosphere, making it ideal for families seeking privacy without sacrificing accessibility. Strategically located, Riverville 2 Residence offers easy access to key highways including the KL–Seremban Highway, Maju Expressway (MEX), and LDP, connecting residents to Kuala Lumpur, Petaling Jaya, and surrounding areas. Nearby conveniences include shopping hubs like Mid Valley Megamall, Sunway Velocity, and The Gardens, reputable schools, healthcare facilities, and a wide array of F&B options, providing an all-rounded urban lifestyle. With its combination of strategic location, modern facilities, functional layouts, and a secure environment, Riverville 2 Residence @ Old Klang Road stands out as an ideal choice for families and professionals looking for a comfortable and well-connected home in Kuala Lumpur.
Similar budget range, useful for comparing entry price and monthly commitment.
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