The Asteriaz Johor Bahru

The Asteriaz at a glance

• From price: RM 474,900 to RM 769,900
• Asking psf: RM 841 per sq ft
• Tenure: Leasehold
• Completion: expected 2029
• Units: 848, 42 floors, 1+1–3 bedrooms
• Density: about 20 homes a floor (848 units ÷ 42 floors)

The Asteriaz 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: not scored — Not enough data on record. 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: 3.5 / 10 — 848 units ÷ 42 floors = 20.2 a floor; 51 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: not scored — Not enough data on record. 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: not scored — Not enough data on record. 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.

Watch-outs

• About 20 homes a floor (848 units over 42 floors)

Where the The Asteriaz asking price sits

Asking psf midpoint RM 841, below the Johor new-launch median of RM 1,360 (16 projects on this site with an asking psf).

The Asteriaz 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.

Full comparisons: The Asteriaz vs M Grand Minori

Who The Asteriaz 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+1–3); – Largest layout 915 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) — – District income not on record; ✓ Smallest layout 560 sq ft, from RM 474,900; 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: Partial match (1 of 2 checks) — Not scored for this area (rail checks cover the Klang Valley only); ✓ 1-bedroom layouts on the list; – Area supply not on record. 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 The Asteriaz 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.

The Asteriaz: 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.