JB New Launches: Which Project Suits Which Buyer

The short answer

JB new launches serve different buyers. Here is a quick sort of the projects we cover, using only listed figures:

• RTS commuters: Aethera Residences (about 0.37 km straight-line to Bukit Chagar), then Causewayz Square, Arden Serviced Residence, GEN SPHERE and GEN RISE (all under 1 km straight-line).
• Larger families: Aethera Residences, GEN RISE, Arden Serviced Residence, Princess Cove Phase 2 and Phase 3.
• Compact or first unit: Causewayz Square Axis, M Grand Minori, GEN SPHERE, Grand Medini.
• Freehold: most of the city-centre launches. Leasehold: Amberwood, Grand Medini, The Asteriaz, Celestz.
• Completed: Grand Medini (2018). The rest are under construction or have no completion year listed.

For Singaporeans, note which projects list units at or above RM 1,000,000. That is the national guideline floor for foreign buyers. Johor applies its own guideline, so confirm the current Johor figure with PTG Johor or your lawyer before you book.

This is part 4 of our four-part series for Singaporeans buying in JB. Want me to work it out for your own case? WhatsApp +60 17-279 8932.

How to read this guide

All figures come from our project database, as listed by the developers. We have not changed any price. A few points:

• Prices are the listed range from the lowest to the highest unit. Availability changes, so check the current price list.
• Sizes are built-up in square feet.
• Distances are straight-line from the project to Bukit Chagar, from map coordinates. Walking routes are longer.
• Completion year is as listed. A blank means none is listed in our data.
• "At or above RM 1,000,000" is a listing fact only. It does not mean a unit is approved for foreign purchase. Johor's current minimum and each project's foreign quota decide that.

The full table

Projects listing units at or above RM 1,000,000

The national guideline from the Economic Planning Unit sets RM 1 million as the minimum value for acquisitions by foreign interests. Johor applies its own guideline under the State Authority. The current Johor figure, and which property types it covers, must be confirmed with PTG Johor or your lawyer.

With that in mind, here is what the listings show. This is a listing fact, not advice on what you may buy.

Projects whose highest listed price is below RM 1,000,000: Causewayz Square Axis, M Grand Minori, The Asteriaz, Celestz, Amberwood Resort Residences and Grand Medini. M Minori has no price listed in our data.

Two more checks before you book: whether the project has foreign-buyer approval, and whether its foreign quota still has room. The process guide explains both.

If you will commute through the RTS Link

The LTA said on 2 October 2026 that RTS Link passenger service is now expected to start in February 2027, subject to independent safety certification and final regulatory approvals. See RTS Link status.

Projects within about a kilometre of Bukit Chagar, straight-line:

• Aethera Residences – about 0.37 km. Freehold, completion listed 2029. Listed RM 1,200,000 – 5,000,000, 650 – 2,547 sq ft. The closest in our list, and the whole range sits at or above RM 1,000,000.
• Causewayz Square (Axis, Brixton, Dover) – about 0.84 km. Freehold, completion listed 2030. Axis is the compact block (366 – 592 sq ft); Brixton and Dover go up to 850 sq ft and 3 bedrooms. It is also about 0.46 km straight-line from JB Sentral.
• Arden Serviced Residence – about 0.84 km. Freehold, 2029. Larger layouts, 2 – 4 bedrooms.
• GEN SPHERE – about 0.88 km. Freehold, 2029. 459 – 755 sq ft.
• GEN RISE – about 0.9 km. Freehold, 2028. Wide size range, 497 – 1,930 sq ft.

Princess Cove Phase 3 (about 1.11 km) and Phase 2 (about 1.36 km) are a little further. Walk each route before deciding, at the hour you would travel.

If you need space for a family

Look at the top of each size range and the bedroom count.

If you plan to drive across with family, car park count matters. Some compact units in the list come with no car park at all, so check the type before you book.

On a smaller budget, The Asteriaz, Celestz and Amberwood list 3-bedroom types up to about 915 sq ft (Amberwood up to 872 sq ft, 3+1), all leasehold, further from Bukit Chagar.

If you want a compact or first unit

Smaller layouts usually mean a lower entry price, but for a Singaporean the national RM 1 million floor and Johor's own figure still apply. A compact unit below the floor may not be open to you. Check first.

These suit buyers who qualify under the rules that apply to them, including Malaysian buyers and those with a different status. If you are a Singaporean, read this table together with the RM 1,000,000 section above.

Freehold or leasehold

Tenure affects how long the land title runs and, for some buyers, financing and resale. Read freehold vs leasehold for the details. Ask the lawyer for the exact lease term on any leasehold title.

Completed or under construction

Completed: Grand Medini lists completion in 2018. You can see the actual building, the facilities and the finishes before you buy.

Under construction, completion listed: M Minori (2027), GEN RISE (2028), Aethera Residences, Arden Serviced Residence, GEN SPHERE and Amberwood (2029), Causewayz Square and M Grand Minori (2030).

Completion not listed in our data: Princess Cove Phase 2 and 3, The Asteriaz and Celestz. Ask the developer for the delivery date in the SPA.

With an under-construction home you pay in stages as it is built. See the progressive payment schedule and vacant possession.

Maintenance fee as listed

Running costs differ across the list. Quoted rates range from about RM 0.30 to RM 0.51 psf, with different treatment of the sinking fund. Some projects list "TBC". The costs article in this series shows each listed rate.

Before you shortlist

• Confirm the current Johor minimum price for a foreign buyer and the property types it covers.
• Ask whether the project has foreign-buyer approval and an open quota.
• Check the completion year in the SPA, not only the brochure.
• Walk the route to Bukit Chagar if you will commute.
• Budget the 8% stamp duty on the transfer and the other costs.

Next in this series

That completes the series. Go back to part 1 for the full buying process, part 2 for RTS Link opening status, or part 3 for the costs on top of the price.