The following data is extracted from EPIQ, a tool by EdgeProp.my, which analyzes real estate transactions in Malaysia using past transacted data from NAPIC. The data presents both rental and sale transactions around the Larkin area, one of Johor Bahru’s most established suburban-commercial hubs.

As of September 2025, rental rates in the Larkin area hover around RM2.00 per sq ft, with select projects such as Wave Marina Cove commanding up to RM3.00 per sq ft. This shows that while the broader Larkin rental market remains affordable and consistent, certain landmark or lifestyle-oriented projects are able to achieve a premium, demonstrating that demand elasticity exists when strong differentiators such as location, branding, or integrated concepts are in play. For The Asteriaz, this indicates potential for above-average rents if the project can carve a similar niche of perceived value.

On the sales front, transactions in Larkin typically average between RM300 to RM400 per sq ft. Against this, The Asteriaz is currently marketed at around RM845 per sq ft—more than double the area norm. However, the precedent set by KSL D’Esplanade, which has achieved around RM850 per sq ft in recent transactions, provides an important benchmark. It shows that in the Johor Bahru market, buyers have demonstrated a willingness to absorb such pricing levels for high-rise projects with strong positioning. The Asteriaz is, therefore, not alone in stretching the pricing boundaries, though its ability to sustain this valuation will depend heavily on market sentiment and broader catalysts such as the Johor–Singapore SEZ and RTS Link.

Unit prices at The Asteriaz begin from approximately RM47X,XXX and go up to around RM77X,XXX depending on size, floor level, and orientation. Despite the steep per-square-foot valuation, the relatively compact unit sizes keep overall entry prices within reach of younger buyers or investors. This “low absolute entry cost, high psf” formula lowers the initial financial barrier while allowing the developer to maintain a premium positioning.

What differentiates The Asteriaz is its ambitious scale and provision within a compact 2.43-acre site. The single tower rises up to 44 floors, supported by 8 passenger lifts and 1 bomba lift—an unusually generous lift provision compared to many Johor Bahru high-rises. Lifestyle amenities include standard offerings such as pools, gym, and landscaped spaces, complemented by recreational options like games and karaoke rooms that appeal to younger demographics and families seeking variety. While density remains a concern with up to 27 units per floor, the ample lift ratio is a strong mitigating factor, ensuring convenience even in peak hours.

From an investment standpoint, The Asteriaz represents a bold premium play in Larkin. While its per-square-foot pricing stretches far beyond traditional averages, the validation of nearby KSL D’Esplanade lends credibility to its positioning. Rental yields, however, may remain tight unless demand expands significantly, as the bulk of Larkin’s rental market remains rooted in the RM2.00 per sq ft range. For own-stay buyers, the project provides central connectivity, modern facilities, and a vibrant lifestyle environment within one of Johor Bahru’s most accessible addresses.

In sum, The Asteriaz is a statement development that aligns itself with Johor Bahru’s premium residential benchmarks rather than its mid-market norms. Its success will hinge on whether buyers accept the trade-offs of high density and leasehold tenure in exchange for location, convenience, and lifestyle variety. For investors, it is a forward-leaning bet on Johor’s transformation; for own-stay buyers, it offers a central, connected lifestyle—but one that comes at a premium requiring cautious consideration.

Disclaimer: The insights provided are based on the Editor’s personal knowledge and experience in the real estate industry and should be treated as a reference, not financial advice.