The Astaka @ One Bukit Senyum, Johor

  • Pavither
  • 8 March 2021

The Astaka is located in the iconic One Bukit Senyum in Johor. It is developed by Astaka Padu Sdn Bhd, the same developers as Puteri Harbour. This mixed development is built across 2 phases.

The Astaka @ One Bukit Senyum was developed in Phase 1 and completed in June 2018. Phase 2 is divided into Phase 2A and Phase 2B. Menara MBJB (new headquarters for Johor Baru City Council) was developed on a 2.42-acre site in Phase 2A and completed in January 2020.

The Astaka is located in the iconic One Bukit Senyum in Johor. It is developed by Astaka Padu Sdn Bhd, the same developers as Puteri Harbour

Phase 2B consists of an 8.05-acre integrated development with a gross development value (GDV) of RM4.6 billion, and will include a 70-storey block of serviced apartments and serviced residences, a 62-storey 5-star hotel and branded residences, a 46-storey signature Grade A office tower; and a 10-storey mall. The targeted completion date for Phase 2B is 4Q2021.

The Astaka actually means royal pavilion, and it offers ultra-luxurious residences with vistas of the Johor skyline and Singapore horizon. At 65 and 70 storeys high, the residential towers is tipped to be one of the tallest in Southeast Asia.

Plus, they stand at 1,000 feet above sea level. The towers feature a full-curtain wall, the first for a residential tower in Malaysia, bespoke concierge services, and the highest sky garden in the country.

The Astaka is located in the iconic One Bukit Senyum in Johor. It is developed by Astaka Padu Sdn Bhd, the same developers as Puteri Harbour

The developer said that since the launch of The Astaka, they have received many accolades and won over discerning buyers. The iconic and distinct development has transformed the Johor Baru skyline and is today a landmark in Johor. It has also set new standards for luxurious developments in Malaysia.

The perfectly crafted architecture of the glass and aluminium towers at The Astaka houses 438 freehold units, with 3- to 4-bedroom units, and duplex penthouses. The Astaka has 4 units per floor, ceiling height of 11.8 feet, marble flooring for the living and dining areas, timber strip flooring for the bedrooms, and green building index certification.

Facilities at The Astaka include 2 swimming pools, 2 sky lounges, a gymnasium, and a dedicated tunnel connecting to the Customs, Immigration and Quarantine (CIQ) complex, which is a minute’s drive away.

As for One Bukit Senyum, the development is expected to transform the skyline of Johor Baru, and be the new central business district and administrative centre in Johor when it is completed in 2023.

One Bukit Senyum has a gross development value (GDV) of about RM6 billion, and it occupies 11.85 acres of freehold land (approximately the size of 9 football fields) with a gross floor area of 6.3 million sq ft.

It was conceptualised by renowned architecture firm, Skidmore, Owings and Merrill, the designers of Dubai’s Burj Khalifa.

With the development sitting on the transportation node of southern Malaysia, One Bukit Senyum is poised to be the preferred mixed development by major corporations and discerning residents. The idea for One Bukit Senyum was sparked in 2005, but it wasn’t until 2012 that the entire project was conceptualised. One Bukit Senyum is located in Flagship A of Iskandar Malaysia, and it is expected to attract investments that in turn will create job and business opportunities.

The Astaka is located in the iconic One Bukit Senyum in Johor. It is developed by Astaka Padu Sdn Bhd, the same developers as Puteri Harbour

Address: Tebrau Highway, Bukit Senyum, 80200 Johor

Developer: Astaka Padu Sdn Bhd (Astaka Holdings)

Property Type: Condominium

Land Title: Commercial

No. of Blocks: 2

No. of Storeys: 65 & 70

Total Units: 438

Tenure: Freehold

Year of Completion: 2018

Built-up Area: 2,207 sq ft – 5,554 sq ft


Level 6 – Facilities Deck

  • Lounge
  • Gymnasium & Spa (Mezzanine floor)
  • Business centre
  • Surau
  • Squash court
  • Games area
  • Changing room & sauna room
  • Children’s playground
  • Indoor play area
  • Function hall
  • Function area
  • Café
  • Live kitchen
  • Barbeque area
  • Wading pool
  • Swimming pool
  • Jacuzzi
  • Meditation area
  • Reflexology path
  • Recreation garden

Level 58 & 66 – Sky Deck

  • Lounge / cigar room
  • Indoor entertainment room
  • Outdoor entertainment area
  • Themed garden
  • Live kitchen

Launch Price: From RM1,710,000

Launch Price Per Sq Ft: About RM1,400 to RM1,600 per sq ft

Maintenance Fee: RM0.44 per sq ft


  • PropertyGuru Asia Property Awards 2019 – Best Condo Development (Malaysia), Best Luxury Condo/Apartment Development (Malaysia, Best Universal Design Development (Malaysia)
  • Southeast Asia Property Awards (Malaysia) 2015 – Best Condo Development (Malaysia)

Project Details

The Astaka @ One Bukit Senyum features 2 tall towers with a total of 438 units. The first tower stands at 65 storeys high, while the second tower is at 70 storeys. There are standard and duplex units in the residential towers.

The standard units start from 2,207 sq ft to 2,659 sq ft, with 3 to 4 bedrooms. As for the duplex units, they are 5,408 sq ft and 5,554 sq ft, with 5 bedrooms. Units at the award-winning The Astaka also come with a private lift lobby.

The Astaka @ One Bukit Senyum features 2 tall towers with a total of 438 units.

The peak of The Astaka would be approximately 304.8m above sea level, as construction starts at a hill at 32 storeys high. The developer is confident that the structure is one of the tallest among other residential buildings in the region, as they have conducted studies in multiple cities including Singapore and Bangkok.

The GDV for The Astaka is about RM1.4bil, and it targets a niche market instead of the usual mass market, as the suites start from a spacious 2,207 sq ft. A large number of buyers were foreigners, with 27% of locals taking up the units at The Astaka.

The Astaka @ One Bukit Senyum features 2 tall towers with a total of 438 units.

The main foreign purchasers are from Singapore, Indonesia, Japan, China, Taiwan, and Brunei. In a way, this indicates foreign investors’ confidence in the Iskandar Malaysia economic corridor.

The Astaka, the pride of the One Bukit Senyum development, is all about lavishness. The large units come with fine finishing such as marble flooring, high ceiling of about 11.8ft, and top-range kitchen appliances.

The Astaka @ One Bukit Senyum features 2 tall towers with a total of 438 units.

The top-notch facilities and amenities are located on Level 6 (facilities deck), and Level 58 and Level  66 (sky deck), and it includes a roof garden at 64 storeys high, entertainment room, themed garden, live kitchen, wine bar, and a cigar lounge, among many others.

The Astaka @ One Bukit Senyum features 2 tall towers with a total of 438 units.

Collaborators on The Astaka that created the area’s most luxurious and iconic residence include multi-award-winning GDP Architects and GDP Interiors which focused on the architectural and interior design, while landscaping was designed by Punt Garden.

Unit Types


Launch Price

Type A1

·       2,207 sq ft

·       3 bedrooms

·       1 maid’s room

·       4 bathrooms ensuite

·       1 powder room

·       Private lift








From RM1,710,000

Type A2

·       2,207 sq ft

·       3 bedrooms

·       1 maid’s room

·       4 bathrooms ensuite

·       1 powder room

·       Private lift

Type B

·       2,659 sq ft

·       4 bedrooms

·       1 maid’s room

·       5 bathrooms ensuite

·       1 powder room

·       Private lift

Duplex penthouse

·       5,408 sq ft

·       5,554 sq ft (double-volume ceiling for living room)

·       5 bedrooms

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The Astaka is located in the prime area of Iskandar’s Flagship Zone A, and it sits at the junction of Jalan Tebrau and Jalan Lingkaran Daman. Being in the heart of Johor Bahru city also means that this iconic development is close to numerous popular areas close by as well.

The Astaka @ One Bukit Senyum is just about a minute’s drive from the Sultan Iskandar Customs, Immigration and Quarantine (CIQ) Complex to Singapore.

The Astaka @ One Bukit Senyum is just about a minute’s drive from the Sultan Iskandar Customs, Immigration and Quarantine (CIQ) Complex to Singapore. There’s also an underground tunnel for direct access from the CIQ into this development.

One Bukit Senyum is strategically located that it overlooks Singapore and just a few kilometres away from the Causeway crossing, and rightfully, this prompts concerns of the traffic flow, especially since MBJB has relocated there.

In 2016, the developer said that they had carried out a traffic impact assessment, going into details of the number of vehicles passing through and have identified three entry points to One Bukit Senyum. 2 of the existing entries are from Jalan Tebrau and Jalan Lingkaran Dalam, and the new access is the aforementioned tunnel.

Apart from these 3 routes, The Astaka is well-connected to its surrounding areas via Jalan Yahya Aldatar as well, and the nearest KTM Stations are at Danga City Mall, and Johor Bahru Sentral, which are a short drive away. Residents can also visit Singapore frequently due to its closeness through the Causeway. The project is also present near the Senai International Airport, and Johor Premium Outlets.

Schools within a short walk include the Dato Jaafar Secondary School, Ungku Abdul Aziz Majid National School, and Saint Joseph Primary School. For recreation, residents can visit Komtar JBCC, Johor Bahru City Square, and many more.


  • Jalan Tebrau
  • Jalan Lingkaran Dalam
  • Jalan Yahya Aldatar
  • Direct tunnel from Sultan Iskandar Customs, Immigration and Quarantine (CIQ) Complex
  • Johor-Singapore Causeway
  • Senai International Airport
  •  Danga City Mall KTM station
  • Johor Bahru Sentral
  • Johor Bahru Eastern Dispersal Link Expressway (EDL), linked to the North-South Expressway (NSE)


  • Dato Jaafar Secondary School
  • Ungku Abdul Aziz Majid National School
  • Saint Joseph Primary School
  • EduCity Iskandar Malaysia
  • Newcastle University Medicine Malaysia
  • Netherlands Maritime Institute of Technology
  • University of Southampton Malaysia
  • Multimedia University
  • University of Reading Malaysia
  • Kolej MDIS Malaysia
  • Raffles University
  • Marlborough College Malaysia
  • Raffles American School

Medical Care

  • Gleneagles Medini Hospital
  • Columbia Asia Hospital
  • ThomsonIskandar Medical Hub (tentative completion: 2024)


  • Johor Premium Outlets
  • Komtar JBCC
  • Johor Bahru City Square
  • KSL City Mall
  • Paradigm Mall Johor Bahru
  • The Mall, Mid Valley Southkey


  • Legoland Malaysia
  • Puteri Harbour Indoor Theme Park
  • Danga Bay
  • Permas Golf Course
  • Pelangi Golf Driving Range
  • Angry Birds Activity Park
  • Singapore Turf Club
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The Astaka is just 800m from Johor Bahru’s CIQ (Customs, Immigrations and Quarantine) building, and the development sets the residential property bar high. From its grand lobby to its majestic penthouses high above, The Astaka @ One Bukit Senyum symbolises luxury-living in Malaysia. Developer Astaka Holdings Ltd came up with the project after seeing the potential of Johor Bahru, and setting out a vision to transform the state capital.

Cigar-Lounge copy

Major projects such as the Johor Bahru-Singapore Rapid Transit System (RTS) could raise capital values of properties in the region, and also increase demand for One Bukit Senyum development.

The RTS Link between Malaysia and Singapore will be a railway service with two stations. One will be at Bukit Chagar in Johor Baru, and the other at Woodlands North in Singapore. It is targeted to begin operations by the end of 2026.

Available listings in PropertyGuru in March 2021 show that the asking monthly rental for 2,207 sq ft units at The Astaka are from RM3,900 to RM6,000, while purchase prices are asking from RM2.15 million to RM2.8 million.

For units purchased at RM2.3 million, and rented out at RM4,500 per month, the gross rental yield would be about 2.35% per annum.

Here’s a quick look at residential properties in Johor.


Land Tenure

Property Type



Approximate Launch Price

The Astaka @ One Bukit Senyum by Astaka Holdings





2,207 sq ft – 5,554 sq ft

From RM1,710,000

Palazio by Malaysia Land Properties Sdn Bhd


Serviced Residence



484 sq ft – 1,097 sq ft

From RM98,888

Parc Regency by Mayland Projects


Serviced Residence



810 sq ft – 1,010 sq ft

From RM208,817

Wave Serviced Apartment by IOI Properties


Serviced Apartment


526 sq ft – 1,344 sq ft

From RM407,447

Senibong Cove – The WaterEdge Apartments by  Senibong Cove Development Sdn Bhd






1,184 sq ft – 1,894 sq ft

From RM470,000

R&F Princess Cove by R&F Development Sdn Bhd



Serviced Residence



469 sq ft – 1,386 sq ft

From RM550,000

A Tower @ Austin Regency by Scudai Development



Serviced Residence



From 490 sq ft


From RM307,250


Bora Residences @ Tropicana Danga Bay by Tropicana Corporation Berhad





694 sq ft – 3,443 sq ft

From RM700,000

Eco Botanic 2 by EcoWorld


2-storey terrace houses


1,701 sq ft – 2,239 sq ft

From RM600,000

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One Bukit Senyum is developed by Astaka Padu Sdn Bhd, a subsidiary under Astaka Holdings. With a project of this scale, it is not surprising that it has been the talk of the town since its launch. To ensure complete success, the developer has engaged with world-class consultants to design the luxurious development, the first of its kind in Johor.


The other project by Astaka Holdings is Bukit Pelali @ Pengerang, about 5km from the Pengerang Integrated Petroleum Complex in southern Johor. The 363-acre township includes residential units, shop offices, a clubhouse, hotel, private hospital, mart, school, mosque, food and beverage hub, and petrol station.

Here are estimated loan figures for 2,207 sq ft units at The Astaka priced at RM2.3 million.

  • LTV / margin of finance: 80%
  • Down payment (20%): RM460,000
  • Loan amount: RM1,840,000
  • Loan term: 30 years
  • Interest rate: 3.2%
  • Monthly repayment: RM7,957
  • Approximate required gross annual income: RM318,800*

* Assumptions: No other monthly debt obligations, and 30% of gross income spent on the home loan. As a rule of thumb, banks usually loan up to 30% of your gross annual income.

Use these calculators to adjust the loan numbers:

Home loan basics: Know your Debt Service Ratio (DSR)!

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Eric Wong