Gen Sphere Johor Bahru

Gen Sphere at a glance

• From price: RM 609,000 to RM 1,120,000
• Asking psf: RM 1,250–1,392 per sq ft
• Tenure: Freehold
• Completion: expected 2029
• Units: 996, 50 floors, 1–3 bedrooms
• Density: about 20 homes a floor (996 units ÷ 50 floors)
• Against other new launches in Johor Bahru: -18% (median RM 1,533 psf of 3 projects)

Gen Sphere scorecard

Six sub-scores from 0 to 10, each with its formula and inputs. Data-based, not a recommendation; there is no overall total.

• Price vs area: 8.6 / 10 — Lowest asking RM 1,250 psf vs median RM 1,533 psf of 3 other new launches in Johor Bahru: -18%. Formula: 5 − (gap % ÷ 5), kept within 0–10. Gap = this project's lowest asking psf against the median lowest asking psf of the other new launches in the same locality (needs 2 or more). Parity = 5; every 5% cheaper adds a point.
• Rail access: not scored — Not scored for this area (rail data covers the Klang Valley only). Formula: 10 − (walk minutes − 5) ÷ 2, kept within 0–10. Five minutes or less = 10; 25 minutes or more = 0. Walk = measured OpenStreetMap route where one exists, otherwise straight-line × 1.3 at 80 m a minute.
• Density: 3.7 / 10 — 996 units ÷ 50 floors = 19.9 a floor; 53 of 144 other projects pack more. Formula: 10 × share of the portal's projects that put more homes on each floor (units ÷ floors). Fewer homes per floor scores higher.
• Supply pressure in area: 7.7 / 10 — 7,926 incoming + planned vs 67,912 standing in Johor Bahru district: 12%. Formula: 10 × (1 − pipeline ÷ 50%), kept within 0–10. Pipeline = condominium/apartment units under construction plus planned, as a share of the units already standing (NAPIC stock table). 0% = 10; 50% or more = 0.
• Affordability vs district income: 6.0 / 10 — RM 609,000 ÷ (RM 8,977 × 12), Johor Bahru 2024: 5.7 years. Formula: 10 − 1.5 × (years − 3), kept within 0–10. Years = entry price ÷ (median monthly household income × 12) for the district (DOSM). Three years or less = 10.
• Developer record: not scored — Not enough data on record. Formula: 10, minus 5 for each sick project, 10 for each abandoned project and 3 for each entry on the TEDUH offence list; minus 2 when TEDUH lists fewer than 2 projects (short record). Not scored until the developer is looked up on TEDUH.

Strengths

• Lowest asking psf about 18% below the median of 3 other new launches in Johor Bahru (RM 1,250 vs RM 1,533)
• Incoming and planned condominium/apartment supply equals 12% of the 67,912 units standing in Johor Bahru district (NAPIC Residential Property Stock Table, Q2 2026)

Watch-outs

• 13.8% of the 2,329 condominium/apartment units launched in Johor Bahru district from Q3 2025 to Q2 2026 were reported sold (NAPIC Table New Launches, Q2 2026)
• Entry price is about 5.7 years of Johor Bahru's median household income (2024) (DOSM Household Income Survey via data.gov.my)
• About 20 homes a floor (996 units over 50 floors)

Where the Gen Sphere asking price sits

Asking psf midpoint RM 1,321, below the Johor new-launch median of RM 1,360 (16 projects on this site with an asking psf).

The market around Gen Sphere

• Supply pipeline: about 12% (1,519 building + 6,407 planned against 67,912 condominium and apartment units standing in Johor Bahru district, Q2 2026; NAPIC stock table)
• Sales of new launches: 13.8% of 2,329 condominium and apartment units launched in Johor Bahru district from Q3 2025 to Q2 2026 were reported sold (NAPIC)
• Price against incomes: the entry price of RM 609,000 is about 5.7 years of Johor Bahru's median household income (DOSM)

Gen Sphere against the nearest alternatives

The closest projects in the same area or within 15% of the entry price, on the same facts and the same scorecard.

Who Gen Sphere suits

• Transit commuter: Not scored for this area (rail data covers the Klang Valley only)
• Own-stay family: Weak match (1 of 3 checks) — ✓ 3-bedroom layouts on the list (1–3); – Largest layout 755 sq ft; – 0 schools listed within a 10-minute walk. Rule: A 3-bedroom layout on record · largest home ≥ 1,000 sq ft · a school within a 10-minute walk
• First-home buyer: Partial match (1 of 2 checks) — – Entry price is about 5.7 years of district median household income; ✓ Smallest layout 459 sq ft, from RM 609,000; Not scored for this area (rail checks cover the Klang Valley only). Rule: Entry price ≤ 5 years of district median income · smallest home ≤ 700 sq ft · walk to rail ≤ 10 min
• Rental investor: Strong match (2 of 2 checks) — Not scored for this area (rail checks cover the Klang Valley only); ✓ 1-bedroom layouts on the list; ✓ Incoming + planned supply is 12% of standing stock in the area. Rule: Walk to rail ≤ 10 min · 1-bedroom layouts on record · incoming + planned supply < 20% of stock. Rental figures are not on record.

A match is a fit with the numbers, not advice to buy.

Who Gen Sphere may not suit

• Buyers who must move in before 2029 — Completion is expected in 2029, so a purchase signed now waits about 3 years for the keys.

Gen Sphere: checked facts

Analysis built 2026-10-30 from the figures on this page and public data: NAPIC, DOSM via data.gov.my, KPKT TEDUH, GTFS Static and Rapid Rail ridership via data.gov.my, OpenStreetMap and OSRM. Asking prices are not valuations.