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The Asteriaz vs Gen Sphere
Two new launches in Johor Bahru, side by side on the same facts.
- The Asteriaz from
- RM 474,900
- Gen Sphere from
- RM 609,000
- Tenure
- Leasehold / Freehold
- Completion
- 2029 / 2029
The short answer.
Both projects are in Johor Bahru. What separates them most is that The Asteriaz starts about 22% lower and Gen Sphere is freehold. The breakdown is below.
For the latest price list and available units, WhatsApp +60 10-827 8932.
Same facts, same order.
Developer list prices and figures from the project records. Walking times follow OpenStreetMap routes at 80 m a minute; other distances are straight-line.
| Fact | The Asteriaz | Gen Sphere |
|---|---|---|
| Developer | Exsim | Majestic Gen Sdn Bhd |
| Address | Kebun Teh, JB, Johor Bahru, Malaysia | 23 & 25, Jalan Serampang, Taman Sri Tebrau, 80050 Johor Bahru, Johor |
| Tenure | Leasehold | Freehold |
| Land title | Commercial under HDA | Commercial under HDA |
| Property type | Condominium | Serviced Apartment |
| Price | from RM 474,900 to RM 769,900 | from RM 609,000 to RM 1,120,000 |
| Price psf | — | RM 1,250 – RM 1,392 |
| Asking psf (developer) | RM 841 | RM 1,250–1,392 |
| Built-up | 560-915 sq ft | 459-755 sq ft |
| Bedrooms | 11 | — |
| Total units | 848 | 996 |
| Blocks / floors | — | 50 |
| Car parks | — | 1-1 |
| Maintenance fee | RM0.51 per sqft including sinking fund | TBC |
| Completion | New Launch TBC | New Launch 2029 |
Prices are developer list prices and change with each release. Station distances are straight-line unless a walking time is given.
Project data updated 2026-09-18Walking routes from OpenStreetMap
Where each one comes out ahead.
Worked out from the numbers above, one line per figure that differs. No figure is weighted; you decide which ones matter.
Where The Asteriaz wins
- Lower starting price: RM 474,900, RM 134,100 (about 22%) below RM 609,000.
- Lower asking price per sq ft: from RM 841 against RM 1,250.
- Larger biggest layout: 915 sq ft against 755 sq ft.
- Fewer homes: 848 units against 996.
Where Gen Sphere wins
- Smaller entry layout: from 459 sq ft against 560 sq ft.
- Freehold title, against leasehold.
What actually differs
- The Asteriaz starts lower, at RM 474,900 against RM 609,000.
- The Asteriaz is leasehold; Gen Sphere is freehold.
- The Asteriaz goes larger, up to 915 sq ft.
- The Asteriaz is the smaller community, at 848 units.
Point by point.
If budget decides it, The Asteriaz is the cheaper way in, listed from RM 474,900; Gen Sphere begins RM 134,100 higher, about 22% more.
Gen Sphere has the wider price spread, topping out at RM 1,120,000.
The Asteriaz goes larger, up to 915 sq ft, while Gen Sphere covers 459 to 755 sq ft.
Only Gen Sphere states a price per sq ft (RM 1,250 – RM 1,392); The Asteriaz does not, so no per-sq-ft comparison is made.
The Asteriaz sits on leasehold land, Gen Sphere on freehold land.
Handover status: The Asteriaz new launch, with completion expected in 2029, Gen Sphere new launch, with completion expected in 2029.
Only The Asteriaz lists a bedroom count: 11 bedrooms.
The Asteriaz is the smaller community, with 848 units against 996.
Monthly charges: The Asteriaz RM0.51 per sqft including sinking fund; Gen Sphere TBC.
Car parks: Gen Sphere lists 1 per unit; The Asteriaz does not state a figure, so ask for the allocation of the exact unit.
Which suits whom
- Buyers who want the lower entry priceThe Asteriaz
- Families who need more floor areaThe Asteriaz
- Singles or couples after a compact unitGen Sphere
- Buyers who only consider freeholdGen Sphere
- Buyers who prefer fewer neighboursThe Asteriaz
What to check before choosing
- Construction progress: The Asteriaz and Gen Sphere are not yet completed, so check the latest stage of work against the expected date.
- Lease term: The Asteriaz is leasehold, so confirm how many years remain on the title.
- Parking allocation can differ by unit type, so get the answer for your unit in writing rather than for the project as a whole.
- Maintenance: multiply each rate by the size of the unit you are looking at, so you compare real monthly bills rather than rates.
- The prices here are developer list prices; get the latest price list before you commit to a unit.
- Foreign buyers: a purchase in KL needs consent from the land authority, so allow time for it in your plan.
Which one I would point you to.
The Asteriaz is the quieter building at 848 units against 996, which shows up in lift waits and how busy the facilities feel. The Asteriaz has the lower entry price at RM 474,900, though the layout you end up choosing matters more than the headline figure. Gen Sphere is freehold, so there is no lease to renew. Either way, ask for the current price list and walk both before you decide — I can arrange that.
Questions, answered from the record.
How far apart are the starting prices of The Asteriaz and Gen Sphere?
The Asteriaz is listed from RM 474,900 and Gen Sphere from RM 609,000, a difference of RM 134,100 or about 22%. Price lists change with each release.
Which one has the larger units?
The Asteriaz: 560 to 915 sq ft. Gen Sphere: 459 to 755 sq ft.
What are the tenure and completion of each?
The Asteriaz: leasehold, new launch, with completion expected in 2029. Gen Sphere: freehold, new launch, with completion expected in 2029.
What costs come on top of the price?
Stamp duty on the transfer, and if you take a loan, stamp duty on the loan agreement at 0.5% of your loan. Legal fees are separate. Foreign buyers in KL also need consent from the land authority.
Data last updated: 2026-09-18. Station distances are straight-line; prices are developer list prices and change with each release.
Both price lists, one viewing day.Ask on WhatsApp.
You get the current price list for each project, the latest offers and back-to-back viewings at both sales galleries. Enquiries and viewings: Yee Woei Shyan, REN 46305, IQI Realty Sdn Bhd.
WhatsApp +60 10-827 8932- Both price listsEvery layout in both projects
- Floor plans11 bedrooms
- Two viewings, one dayBoth are in Johor Bahru