Bukit Senyum, Johor Bahru · Completed 2018 · Subsale
The Astaka @ 1 Bukit Senyum
Two tall freehold towers with 438 large residences at One Bukit Senyum, a development its developer places under one kilometre from the Singapore checkpoint, with units from about 2,207 sq ft.
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Answer block
The Astaka @ 1 Bukit Senyum at a glance
Every figure here comes from the developer, the government housing register or the property records named at the foot of the page. Where sources disagree, the range is shown. Where nobody has published a number, it is not on this page.
Development
The Astaka @ 1 Bukit Senyum
Part of One Bukit Senyum; by Astaka Padu Sdn Bhd, a subsidiary of Astaka Holdings (PropertyGuru, EdgeProp)
Address
1 Bukit Senyum, Jalan Terbau
80200 Johor Bahru (PropertyGuru); EdgeProp places it off Tebrau Highway
Tenure
Freehold
PropertyGuru
Completed
2018
PropertyGuru says 2017 or 2018; Wikipedia lists 2018
Towers
2 towers
PropertyGuru gives 65 and 70 storeys; Wikipedia lists 72 and 67 floors, so records differ
Units
438
PropertyGuru and EdgeProp agree
Layouts
From about 2,207 sq ft
Three- and four-bedroom units plus duplex penthouses up to 5,408 sq ft (PropertyGuru)
Foreign buyers
Most units
Asking prices run from about RM1.65 million, so nearly all units clear RM1 million
Why this address
Four things buyers weigh at The Astaka
A landmark freehold address beside the checkpoint, at the top of the local price range. Here is the case, and the catch.
Beside the checkpoint
Astaka Holdings describes One Bukit Senyum as under 1 km from the Singapore checkpoint, in the city centre.
Freehold, large-format homes
PropertyGuru lists three- and four-bedroom layouts of about 2,207 to 2,659 sq ft and penthouses up to 5,408 sq ft.
Facilities on multiple decks
PropertyGuru lists pools, a gymnasium, sauna, squash court, business centre and meditation area.
What to weigh: a high entry price and a thin yield
EdgeProp’s median is RM1,032 psf and its implied gross yield is about 3.76%. PropertyGuru showed around 299 sale listings in September 2026, so buyers have a lot to compare.
The development
The Astaka @ 1 Bukit Senyum, decoded
Two freehold towers of luxury serviced residences at One Bukit Senyum.
Facilities
As listed by PropertyGuru; floor levels are not published.
Water
Pools
- Swimming pool
- Wading pool
- Jacuzzi
Active
Sports and fitness
- Gymnasium
- Squash court
- Sauna
Residents
Shared spaces
- Lounge
- Multi-purpose hall
- Meditation area
- Business centre
- Recreational gardens
- 24-hour security
Where the project is now
Layouts
All 4 The Astaka @ 1 Bukit Senyum layouts
4 layout types, from 2,207 to 5,408 sq ft. Sizes as listed by PropertyGuru, checked October 2026. Tap any layout and the drawing comes to your WhatsApp.
Duplex penthouse — 5,408 sq ft
Duplex penthouse · 5,408 sq ft
Get this floor planAsk price & availability →Price and rent by layout
What each layout is asking at The Astaka @ 1 Bukit Senyum
Asking prices and rents seen on PropertyGuru in October 2026, matched to each layout by size. Asking prices are not sale prices; compare them with the recorded transactions above.
| Layout | Size | Asking price | Asking rent | Listings |
|---|---|---|---|---|
| Type A1 | 2,207 sq ft | RM1.9m–2.88m | RM6,600–8,000/mo | 16 |
| Type A2 | 2,217 sq ft | RM1.98m–2.88m | RM6,500/mo | 10 |
| Type B | 2,659 sq ft | RM2.45m–3.1m | RM8,000–15,000/mo | 13 |
| – | about 2,000–2,100 sq ft | – | RM7,200/mo | 1 |
Free PDF: JB Condo Prices & Rents 2026
Recorded prices and rents for 122 JB condos, plus asking prices, rents and yields by area. Compare this project with its neighbours before you make an offer. What is inside
Gallery
The Astaka @ 1 Bukit Senyum in pictures
Images from the developer’s marketing material unless stated. Ask for the full set on WhatsApp.
Location & connectivity
Where The Astaka @ 1 Bukit Senyum sits
1 Bukit Senyum, Jalan Terbau, 80200 Johor Bahru, Johor.
The recorded numbers
The price numbers
Recorded sales and asking prices are different things. Transacted figures come from deals recorded with the government valuation department; asking figures are what owners or the developer are listing at.
| Measure | Figure | Source and date |
|---|---|---|
| Transacted price median, last 48 months | RM1,032 psf · typical RM929–1,104 psf | EdgeProp, viewed Oct 2026 |
| Asking price for sale, all sizes | About RM1.65m–4.4m · RM793–1,359 psf | PropertyGuru sale listings, Sep 2026 |
| Asking rent whole units | About RM6,500–15,000 a month | PropertyGuru rent listings, Jul 2026 |
The transacted row is EdgeProp’s record of completed sales over 48 months; EdgeProp puts the implied gross yield at about 3.76%. Sale and rent rows are asking prices seen on PropertyGuru in September and July 2026, not transactions.
Track record
About Astaka Padu Sdn Bhd
The Astaka was developed by Astaka Padu Sdn Bhd, a subsidiary of Astaka Holdings, as recorded by PropertyGuru and EdgeProp.
Astaka Holdings describes One Bukit Senyum as an 11.85-acre mixed development in the Johor Bahru city centre.
Around the building
What is near The Astaka @ 1 Bukit Senyum
The closest places on the map, measured in a straight line from the building. Driving distances are longer.
🚉 Getting around
- Bukit Chagar~800 m
- Johor Bahru Sentral~1.0 km
- Johor Bahru Sentral~1.1 km
🛍️ Malls
- SKS Tower~200 m
- Plaza Pelangi~800 m
- Danga City Mall~1.0 km
🎓 Schools
- Sekolah Menengah Kebangsaan Dato Jaafar~100 m
- Sekolah Menengah Teknik Tanjung Puteri Johor Bahru~200 m
- Sekolah Menengah Kebangsaan Taman Pelangi~1.0 km
- Sekolah Kebangsaan (P) Bandar Tinggi~1.0 km
🏛️ Colleges and universities
- Olympia College Johor Bahru~300 m
- Kolej Vokasional Tanjung Puteri~300 m
- Kolej Kejuruteraan & Sains Kreatif~300 m
🏥 Hospitals
- Century Orthopaedic Specialist Clinic~900 m
- Maria Hospital~900 m
- Sultanah Aminah Hospital~2.4 km
Map data © OpenStreetMap contributors. Names as recorded on the map; check opening and enrolment details yourself.
Is it for you?
Which kind of buyer are you?
The same building suits different people for different reasons. Pick the line that sounds like you.
🏠 Living here yourself
Layouts here run from about 2,207 to 5,408 sq ft. Ask me which stacks get the better view and the least afternoon sun; that changes the price more than the floor.
💰 Buying to rent out
Compare the recorded rents in "The price numbers" above with the instalment on your loan. Smaller layouts usually rent faster; larger ones hold tenants longer.
👨👩👧 Family with children
Check the school and clinic distances in the location section, the number of car parks per unit and how busy the lifts are at 7.30 am.
✈️ Buying from overseas
Foreigners can only buy above the state minimum price (RM1 million in Johor) and pay 8% stamp duty from 2026. Ask me which units here qualify before you shortlist.
Straight talk
What I will not hide from you
Every project has trade-offs. These are the ones I would want to know before paying a deposit.
- ⚠️ A newer project, so many owners are renting out at the same time. Expect competition for tenants for the first few years.
- ⚠️ Serviced apartments usually sit on commercial land. Utility tariffs and some loan terms can be less favourable than for a residential title.
- ⚠️ Asking prices are not sale prices. Compare any offer with the recorded transacted price per sq ft above before you commit.
The real cost
What buying here costs in 2026
Worked example for a unit at RM4,400,000, around the typical asking price here. Your figures will differ with the price and the bank.
| Malaysian buyer (90% loan) | Foreign buyer (70% loan) | |
|---|---|---|
| Purchase price | RM4,400,000 | RM4,400,000 |
| Down payment | RM440,000 | RM1,320,000 |
| Loan amount | RM3,960,000 | RM3,080,000 |
| Stamp duty on transfer (MOT) | RM160,000 | RM352,000 |
| Stamp duty on loan (0.5%) | RM19,800 | RM15,400 |
| Lawyer, sale agreement (incl. 8% SST) | RM48,870 | RM48,870 |
| Lawyer, loan agreement (incl. 8% SST) | RM44,118 | RM34,614 |
| Cash needed before keys | RM712,788 | RM1,770,884 |
| State consent fee for foreigners | – | 3% of the price or RM30,000 (Johor) |
Estimates only. Stamp duty: 1–4% tiers for Malaysians and PRs, 8% flat for foreigners from 1 Jan 2026. Legal fees follow the Solicitors’ Remuneration Order 2023. First-time Malaysian buyers of homes up to RM500,000 may get a stamp duty exemption until 2027. Valuation, disbursements and moving costs are not included.
Get these numbers for a real unitCalculate my exact costs →Straight answers
Frequently asked questions
How many units are there and what sizes?
There are 438 residences in two towers. PropertyGuru lists three-bedroom units of about 2,207 and 2,217 sq ft, four-bedroom units of 2,659 sq ft and duplex penthouses of 5,408 sq ft.
Is The Astaka freehold?
Yes. PropertyGuru records freehold tenure.
Can a foreigner buy here?
In Johor a foreign buyer generally needs a purchase price of RM1 million or more (the state minimum can vary by area and property type), must obtain state consent from the Johor Land and Mines Office, and cannot buy Bumiputera lots, low-cost or affordable units, Malay Reserve land or single or one-and-a-half-storey terraces. Stamp duty on the transfer of a home is a flat 8% for foreign buyers from 1 January 2026. Johor also charges foreign buyers a consent levy of 3% of the price or RM30,000, whichever is higher (since 1 July 2025). PropertyGuru asking prices run from about RM1.65 million, so most units are above the RM1 million line, though state consent is still required and the unit must not be on a Bumiputera lot.
How much does a unit rent for?
PropertyGuru rent listings in July 2026 asked about RM6,500 to RM15,000 a month, depending on size.
Berapa harga The Astaka?
Harga transaksi median ialah RM1,032 sekaki persegi (EdgeProp, 48 bulan terakhir). Harga tawaran sekitar RM1.65 juta hingga RM4.4 juta bergantung pada saiz. Hartanah ini pegangan bebas dan siap pada 2018.
The Astaka 价格多少？租金多少？
根据EdgeProp，过去48个月成交中位价约每平方尺RM1,032；挂牌价约RM165万至RM440万，月租约RM6,500至RM15,000。永久地契，2018年完工。
Which schools are near The Astaka @ 1 Bukit Senyum?
On map data, the nearest schools are Sekolah Menengah Kebangsaan Dato Jaafar (~100 m), Sekolah Menengah Teknik Tanjung Puteri Johor Bahru (~200 m), Sekolah Menengah Kebangsaan Taman Pelangi (~1.0 km). Distances are straight-line from the building.
Is there a train or bus station near The Astaka @ 1 Bukit Senyum?
The nearest stations on map data are Bukit Chagar (~800 m), Johor Bahru Sentral (~1.0 km), Johor Bahru Sentral (~1.1 km).
What is the nearest hospital and mall to The Astaka @ 1 Bukit Senyum?
The nearest hospital on map data is Century Orthopaedic Specialist Clinic (~900 m), and the nearest mall is SKS Tower (~200 m).
How much cash do I need to buy at The Astaka @ 1 Bukit Senyum?
For a unit at RM4,400,000,, a Malaysian buyer with a 90% loan needs about RM34,614 before getting the keys, covering the down payment, stamp duty and legal fees. A foreign buyer with a 70% loan needs about RM712,788, before the state consent fee. The full table is in "What buying here costs in 2026".
Compare
Worth putting beside this one
Same area first, then a similar budget. Chosen so you can compare the numbers yourself, not for which one pays the agent more.
Danga Bay, Johor Bahru
Bora Residences
Freehold, 396 residences in two 42-storey towers at Danga Bay, completed 2019. Recorded median about RM494 psf.
View project →KSL City, Johor Bahru
D’Esplanade Residence
Freehold condominium by KSL Holdings beside KSL City Mall, completed 2014. Recorded median about RM658 psf.
View project →Larkin, Johor Bahru
M Condominium
Leasehold, 944 units in four blocks at Larkin Perdana, completed 2016. Recorded median about RM441 psf.
View project →Cover photo: ZKang123, CC BY-SA 4.0, via Wikimedia Commons.
Get the current price list and units available at The Astaka @ 1 Bukit Senyum
Prices move and the better units go first. Tell me your budget and whether you are buying to live in or to rent out, and I will send back the units that fit, not a generic brochure.
Buying, selling or renting: one conversation, no obligation.
Jason Lim
10 years in Malaysian property · Johor Bahru & Kuala Lumpur · REN 84424 · IQI Realty Sdn. Bhd. E (1) 1584/6
I work with local families, investors and buyers from Singapore and overseas. If a project is not right for what you need, I will say so; that is usually worth more than the brochure.