The Astaka @ One Bukit Senyum Review (2026)

The Astaka twin towers in Johor Bahru at dusk — The Astaka at One Bukit Senyum. Image: PropertyGuru

At a glance

Distance to RTS: About 2.3 km (published by IQI)
Developer: Astaka Holdings (Astaka Padu Sdn Bhd)
Built: Completed 2018, 438 units, freehold
Unit sizes: 2,207 to 2,659 sq ft, plus duplexes and penthouses
Resale asks: About RM1.98m to RM2.88m
Rents: About RM6,500 to RM15,000 a month

Location and the walk to Bukit Chagar

The Astaka is in Bukit Senyum, about 2.3 km from Bukit Chagar RTS by IQI’s published figure. That is the furthest of the projects we track. IQI’s estimate of a 14-minute walk does not fit a 2.3 km distance, so plan on a short drive or Grab rather than a walk. We have not timed it.

The developer said in 2018 that the project was “built for Singaporeans”, and about half its buyers then were Singaporean. Most of them would have driven or taken the Causeway buses. The RTS opens in February 2027, but at this distance it is a ride away, not a walk.

Units and prices

The Astaka is two freehold towers of 65 and 70 storeys, completed in June 2018. The taller tower stands 311 m above sea level and was described as the tallest residential tower in Southeast Asia. There are 438 units, four per floor.

Type	Layout	Size
A1	3 bed + maid’s room	2,207 sq ft
A2	3 bed + maid’s room	2,217 sq ft
B	4 bed + maid’s room	2,659 sq ft
Duplex	Duplex	About 5,400 to 5,554 sq ft
Penthouse	Penthouse	About 11,000 sq ft

On 12 October 2026, PropertyGuru showed about 289 sale listings. The first page asked RM1.98m to RM2.88m for 3-bedroom units, or about RM893 to RM1,305 psf. PropertyGuru’s launch details show RM1.65m to RM4.4m, and EdgeProp Singapore reported in 2018 that the smallest 3-bedroom started at RM3.08m. Asking prices today sit well below that 2018 figure.

Can Singaporeans buy here?

Yes. Every typical unit is priced above RM1 million, so a Singaporean can buy with state consent and, importantly, can sell to another foreigner later as long as the price stays above RM1m. That makes The Astaka one of the few projects on our list where the resale wall is not a worry.

The costs scale with the price. On a RM2m unit, 8% stamp duty is RM160,000 and the 3% Johor levy is RM60,000, before legal fees. Our cost calculator gives the full figure in ringgit and dollars.

The developer’s history

Astaka Holdings is listed in Singapore, and its own filings show a company that struggled after the towers were finished. In a response to the Securities Investors Association (Singapore) in April 2022, it reported:

about 80% of units taken up, almost four years after completion
company-level accumulated losses of RM1.259 billion and a going-concern warning from its auditor
settlements with contractors that included transferring up to 16 units to them or their nominees
a land disposal at One Bukit Senyum approved by shareholders in April 2022

The building is complete, so you are not taking construction risk. The risk is different: a developer still holding unsold units can discount them, and units transferred to creditors may come to market at lower prices. Both can weigh on resale values. In 2018 about half of buyers were Singaporean, according to the developer, so you would also be selling into a market that depends on Singaporean demand.

Rental evidence

The Astaka has an active rental market, with about 248 listings on PropertyGuru on 12 October 2026. First-page asking rents:

Layout	Size	Asking rent
3 bedroom	2,207 to 2,217 sq ft	RM6,500 to RM7,200
4 bedroom	2,659 sq ft	RM8,000 to RM15,000

A 3-bedder asking RM6,800 a month on a RM2.1m price is a gross yield of about 3.9%. The tenant pool for units this size is narrow: expatriate families, senior managers and long-stay corporate lets.

Who it suits

The Astaka suits a Singaporean who wants a large finished home above RM1m, values views and space over a walk to the train, and drives. It is also one of the cleaner choices on foreign eligibility.

It suits less well if you plan to commute by RTS daily, or if you are buying mainly for yield.

What to check before you book

Who is selling: an individual owner, the developer, or a creditor’s nominee. Compare with recent transacted prices.
The state of the management corporation, maintenance fees and the sinking fund.
Lift performance and waiting times in towers of 65 and 70 storeys.
Your commute: drive time to the CIQ or Bukit Chagar at peak hours.
What is planned on the rest of the One Bukit Senyum land.

See how it compares on distance and price in condos near Bukit Chagar RTS.

Project	Distance to RTS	From	Tenure	Developer	Status	Can Singaporeans buy?
The Astaka @ One Bukit Senyum Bukit Senyum	2.3 km	RM1,650,000	Freehold	Astaka Holdings (Astaka Padu Sdn Bhd)	Completed (2018)	Above the RM1m foreign floor.

Distances and starting prices as published by each project's source (linked under Sources), checked 12 October 2026. Prices move with each release, so ask for the current price list before you decide.

Common questions

How far is The Astaka from Bukit Chagar RTS?

About 2.3 km, as published by IQI. That is a drive or Grab ride for most people, not a daily walk. We have not timed it.

Can Singaporeans buy The Astaka?

Yes. Every typical unit is asked well above the RM1 million floor, so foreign eligibility is not the issue. State consent is still required.

What happened to Astaka Holdings?

The developer's own April 2022 filing showed RM1.259 billion in accumulated losses at company level, a going-concern warning from its auditor, and unit transfers to contractors to settle debts. The building is complete, so this matters more for resale and the wider One Bukit Senyum plan than for construction risk.

How much rent does The Astaka get?

On 12 October 2026, 3-bedroom units of about 2,207 sq ft were listed at RM6,500 to RM7,200 a month, and 4-bedroom units of 2,659 sq ft at RM8,000 to RM15,000.

Get a shortlist

Answer four questions and we'll send condos that fit, with the all-in cost in SGD.

Sources

Facts on this page were checked against these sources on 12 October 2026.