Gen Sphere Johor Bahru: Expected 2029

Property Key Specs

Developer: Majestic Gen Sdn Bhd
Location: Johor Bahru, Jalan Serampang, Taman Sri Tebrau, Johor Bahru
Tenure: Freehold
Property Type: Serviced Apartment
Starting Price: RM 609,000
Bedrooms: 1 - 3 Beds
Built-up Sizes: 459 - 755 sqft
Maintenance Fee: TBC — about RM 350 a month on a 1,000 sq ft unit
Completion: New Launch (2029)

The price shown is gross (developer list price). Ask me for the net price

Last checked: 18 October 2026. Figures from the developer's documents and my project database; price lists change with each release — ask me for the current one.

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Connect directly with licensed real estate negotiator Shyan Yee (REN 46305) for floor plans, unit availability, dynamic loan calculations, and private showroom appointments.

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Gallery

Gen Sphere, Johor Bahru: building exterior (1 of 4)

Gen Sphere, Johor Bahru: facilities and interiors (2 of 4)

Gen Sphere, Johor Bahru: facilities and interiors (3 of 4)

Gen Sphere, Johor Bahru: location map (4 of 4)

Unit types and sizes

Type	Built-up (sq ft)	Bedrooms	Bathrooms
A / A1	459	1	2
B / B1	551	–	–
C / C1	652	3	2
D	755	3	2
E(Duplex)	700	1	2

Types and sizes are from the developer sales kit. Price varies by stack and floor — ask for the current price list.

Floor plans

Gen Sphere Type A / A1 floor plan, about 459 sq ft, 1 bedroom, 2 bathrooms

Gen Sphere Type B / B1 floor plan, about 551 sq ft

Gen Sphere Type C / C1 floor plan, about 652 sq ft, 3 bedrooms, 2 bathrooms

Gen Sphere Type E(Duplex) floor plan, about 700 sq ft, 1 bedroom, 2 bathrooms

Gen Sphere Type D floor plan, about 755 sq ft, 3 bedrooms, 2 bathrooms

About this project

GEN SPHERE by Majestic Gen is a freehold serviced apartment located in the heart of Johor Bahru, strategically positioned within walking distance to the JB Sentral and the upcoming Bukit Chagar RTS Station. This single-tower, 50-storey development features 996 units with versatile layouts including dual-key and duplex options, ranging from 459 to 755 sqft. With its commercial title under HDA, it offers extensive lifestyle facilities across four levels and promises excellent connectivity, making it an ideal choice for both residents and investors looking towards the enhanced linkage between Johor Bahru and Singapore.

Developer sales kit (2026-10-11)

Key selling points

Freehold tenure
Walking distance to JB Sentral (approx. 440m) & Bukit Chagar RTS Link Station (approx. 260m from JB Sentral)
Proposed direct connection linked to the existing link bridge to JB Sentral
Retail convenience ready below apartment
Strategic location with easy access
Dual key flexibility layout design available for all units
4 levels of facilities with 8 thematic zones
Ideal for own stay, rent out, or holiday homes
Lush green landscapes
Multi-tiers security

Facilities

Indoor Activity
Surau
Management & Maintenance Office
Gymnasium
Pickle Ball / Badminton

Gen Sphere: the monthly bill, line by line

The starting-price unit at Gen Sphere is RM 609,000. Borrow 90% of it, RM 548,100, over 35 years at 4% (an example rate) and the instalment comes to about RM 2,427 a month. The maintenance fee, assessment tax and quit rent come on top once each is billed.

Tell me the unit you have in mind on WhatsApp, +60 17-279 8932, and I will work out its own figures.

4% is an example rate, not a bank's quote, and the price you sign depends on the unit and the floor. For another loan amount, scale it with the table further down.

The example, line by line

Item	Per month	How it is worked out
Loan instalment	RM 2,427	90% of RM 609,000, 35 years, 4% a year
Assessment tax	Billed twice a year	Local council: annual value × rate
Quit rent	Billed once a year	Due 1 January
Each month, before the two taxes	RM 2,427	Instalment only

How the instalment is worked out

Instalment = loan × r × (1 + r)ⁿ ÷ [(1 + r)ⁿ − 1], where r is the yearly rate divided by 12 and n is the number of months: 420 for 35 years.

New floating-rate home loans are priced as the Standardised Base Rate (SBR) plus the bank's own spread, and the SBR follows Bank Negara's Overnight Policy Rate, 2.75% since 9 July 2025. So 4% is an example, not a quote. On the RM 548,100 loan above, 4.5% instead of 4% adds about RM 167 a month, and 30 years instead of 35 adds about RM 190. A third or later home loan in your own name is capped at 70% of the property's value.

Every RM 100,000 borrowed	4.0%	4.5%	5.0%
35 years	RM 443	RM 473	RM 505
30 years	RM 477	RM 507	RM 537

To use it, multiply by your loan in hundreds of thousands: RM 450,000 at 4% over 35 years is 4.5 × RM 443, about RM 1,994 a month.

Foreign buyers

Johor's line for a foreign buyer is RM 1,000,000. Gen Sphere runs from RM 609,000 to RM 1,120,000, so the units at RM 1,000,000 or more clear it the usual way. Each purchase needs State Authority approval. Under RM 1,000,000 there is a second route: with State Authority approval, the developer may sell these commercial-title serviced apartments to a foreigner directly, for a state levy of at least RM 50,000 plus RM 2,000 per title to apply. A resale purchase cannot use it.

Every state's foreign-buyer line and approval, side by side → · Buying in Johor Bahru: the process, step by step →

Access and nearby amenities

Train stations

Johor Bahru Sentral — about 430 m in a straight line · about 720 m walk (10 min)
Bukit Chagar — about 880 m in a straight line · about 1.1 km walk (15 min)
Woodlands Train Checkpoint — about 1.8 km in a straight line

Shopping malls

Johor Bahru City Square — about 430 m in a straight line · about 930 m walk (12 min)
Gallaria@Kotaraya — about 550 m in a straight line · about 1.2 km walk (16 min)
Komtar JBCC — about 650 m in a straight line · about 880 m walk (12 min)

Supermarkets

Jaya Grocer — about 250 m in a straight line · about 400 m walk (5 min)
KNN Supermarket — about 490 m in a straight line · about 1.2 km walk (16 min)

Schools and campuses

Unitar International University — about 700 m in a straight line
Open University Malaysia — about 890 m in a straight line
SK Ayer Molek — about 1.1 km in a straight line

Hospitals and clinics

Klinik Dr. Mahmud JB — about 660 m in a straight line
KPJ Medical Suites — about 860 m in a straight line

Parks

Serene Park Community Park — about 1.3 km in a straight line
Taman Istana Besar — about 1.3 km in a straight line

Straight-line distance. Walking or driving is always further. Walking routes come from OpenStreetMap and may miss private shortcuts.

Listed by the developer

Johor Bahru-Singapore Rapid Transit System (RTS) Link
Bukit Chagar RTS Link Station — approx. 260m from JB Sentral
JB Sentral — approx. 440m walking distance
Johor Bahru City Square
KSL City Mall
Larkin Sentral
Eastern Dispersal Link (EDL)
North-South Highway
Tebrau Highway
Skudai Highway

Reviews and guides about this project

Coronade Twins Johor Bahru Review: From RM 450,000 — Coronade Twins is the residential pair inside Coronation Square in central Johor Bahru. Its North Tower, T7, has 539 freehold homes from 280 to 1,230 sq ft, priced from RM 450,000 to RM 1,808,000 and expected to be completed in 2030, with Bukit Chagar RTS station roughly 370 m and JB Sentral 380 m away, both measured in a straight line. This review gives the verdict first, then the checked facts, the four layouts, the monthly cost at the starting price, how it sits against the towers around it, and the points to settle before you sign.
Aethera Residences Review: Freehold Tower by Bukit Chagar — Aethera Residences is a 52-storey freehold tower of 786 homes by UOA Group on Jalan Tun Abdul Razak 1/1 in central Johor Bahru, with ten layouts from 650 to 2,547 sq ft, priced from RM 996,200 to RM 4,288,000, and completion expected in 2029. This review sets out the checked facts, what is nearby, each layout, the monthly fee, how it compares with other towers near the Causeway and who it suits.
Causewayz Square JB Review: Axis, Brixton or Dover? — Causewayz Square is an EXSIM development on a 7.75-acre freehold site in Johor Bahru City Centre, sold as three residential blocks: Axis (studios and dual-key units), Brixton and Dover (one to three bedrooms). This review compares the three side by side, sets out what is within walking distance, the layouts, the monthly fee and how the pricing sits against other JB launches nearby.
GEN RISE Johor Bahru Review: From RM 563,000 — GEN RISE is a 47-storey freehold tower of 732 homes on Jalan Tenteram in central Johor Bahru, about 490 m in a straight line from JB Sentral and about 900 m from the Bukit Chagar RTS Link station, priced from RM 563,000. This review sets out the checked facts, the unusually wide spread of layouts from 497 to 1,930 sq ft, the car park rules, how it compares with the other launches around JB Sentral, and who it suits.
Gen Sphere Review: From RM 609,000 — Worth Buying? — Gen Sphere is a single 50-storey freehold serviced apartment tower of 996 units in Johor Bahru city centre by Majestic Gen, about 430 m in a straight line from JB Sentral, with 1- to 3-bedroom layouts of 459 to 755 sq ft, dual-key designs and a duplex, from RM 609,000. This review covers the checked facts, what is nearby, each layout, facilities and who it suits.
Grand Medini Review: Completed, From RM 392,000 — Grand Medini is a completed development of 672 homes in three towers on Jalan Medini Utara 8, Medini, Iskandar Puteri, finished in 2018, with studios, 1, 2 and 3-bedroom units and a dual-key layout from 474 to 1,119 sq ft, priced from RM 392,000. This review sets out the checked facts, what is nearby, each layout, the monthly holding cost and who it suits.
JB New Launches: Which Project Suits Which Buyer — A side-by-side look at the Johor Bahru projects we cover, grouped by the kind of buyer each one may suit. It lists price ranges as quoted, tenure, completion year, sizes and straight-line distance to Bukit Chagar, the JB station of the RTS Link. It also flags which projects list units at or above RM 1,000,000, the national guideline floor for foreign buyers, so Singaporeans know where to check Johor's current figure.
Princess Cove Phase 2 JB Review: A Finished Causeway Home — Princess Cove Phase 2 is the completed part of R&F's freehold waterfront township on Jalan Tanjung Puteri, Johor Bahru, next to the Causeway: 3,724 homes in 50-storey towers on 8.9 acres, from studios of 468 sq ft to four-bedroom units of 1,471 sq ft, priced from RM 690,000. This review looks at what buying into a finished building here really means, the layouts, the costs of holding a unit, how it compares with the new launches around it, and who it suits.
Princess Cove Phase 3 JB Review: From RM 430,000 — Princess Cove Phase 3, marketed as New Casa Suites, is the under-construction stage of R&F's freehold waterfront township in Tanjung Puteri, Johor Bahru. It has 4,385 homes in five blocks of 30 to 56 storeys on 11.44 acres, from 313 sq ft studios to penthouses of 3,979 sq ft, priced from RM 430,000 with completion expected in 2029. This review covers the facts, the wide spread of layouts, the car park rules that catch buyers out, holding costs, nearby launches and who each part of the building suits.
RTS Link JB–Woodlands: Opening Status for Home Buyers — Malaysia's Ministry of Transport and Singapore's Land Transport Authority said in a joint statement 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. This guide sets out what has been officially said, what has not, and how to use the station location when you compare homes in Johor Bahru, with straight-line distances to Bukit Chagar.
Singaporean Buying Property in Johor Bahru: The Process — In Johor, a Singaporean is treated as a foreign buyer. That means approval from the Johor State Authority, a minimum price of RM 1,000,000 under Johor's own rules, a State approval levy, and the 8% foreign-buyer stamp duty on a home bought from 1 January 2026. This guide walks through each step from shortlist to keys, and shows what to settle with the developer and your lawyer before you pay anything.

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Frequently Asked Questions

What is the starting price for Gen Sphere?

Starting price for Gen Sphere is RM 609,000, located in Johor Bahru, Jalan Serampang, Taman Sri Tebrau, Johor Bahru.

Who is the developer of Gen Sphere?

Gen Sphere is developed by Majestic Gen Sdn Bhd.

What layouts and sizes are available at Gen Sphere?

Gen Sphere offers unit sizes from 459 sqft to 755 sqft, with 1 to 3 bedrooms.

Is Gen Sphere a good fit for me?

It suits families who need three bedrooms or more; singles, couples, or buyers who want a small unit to let; daily rail commuters (Johor Bahru Sentral is about 430 m away in a straight line). It is less suited to buyers who must move in before 2029.

Is Gen Sphere expensive for Johor Bahru?

At the starting price on the smallest unit it works out to about RM 1,327 per sq ft. The median for the other 10 projects we list in Johor Bahru is about RM 1,462, so it is about 9% lower. This is a rough guide; floor and layout change the real price.

What is the tenure and completion of Gen Sphere?

Tenure: Freehold. Completion is expected in 2029.

How far is Gen Sphere from the nearest station?

The nearest is Johor Bahru Sentral, about 430 m in a straight line. On foot it is about 720 m walk (10 min), by the OpenStreetMap route.

What do buyers usually ask before booking Gen Sphere?

Ask which units are left, how many car parks come with yours, the monthly maintenance, and how far construction has gone and when keys are due.

How can I get floor plans or book a private showroom viewing for Gen Sphere?

You can view floor plans and request a private viewing with licensed agent Shyan Yee (REN 46305) via WhatsApp at +60 17-279 8932 or on shyanyee.com.