UOA homes from 650 sq ft, a short walk from the future Bukit Chagar RTS
Aethera Residences Johor Bahru
Aethera Residences @ Ibrahim International Business District, Johor Bahru, Johor
Jalan Tun Abdul Razak 1/1, Johor Bahru, Johor
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Project Details
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Development
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Aethera Residences @ Ibrahim International Business District, Johor Bahru, Johor
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Developer
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UOA Group
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Land Title
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Commercial title under the Housing Development Act
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Land Area
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1.215 acres
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Tenure
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Freehold
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No. of Towers
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Total Units
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786 Units
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Total Floors
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52
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Total Unit Per Floor
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21 (typical floor)
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Lifts Per Floor
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Low zone: 4; high zone: 4; plus 1 fire/service lift and 1 basement lift
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Unit Size
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Type A / A2 | 650 sq.ft. | 2 Bedroom
Type A1 | 650 sq.ft. | 1+1 Bedroom Type B | 693 sq.ft. | 2 Bedroom Type C | 904 sq.ft. | 3 Bedroom Type D / D1 (Dual-Key) | 1,033 sq.ft. | 3 Bedroom Type E | 1,315 sq.ft. | 3 Bedroom Type F (Duplex) | 2,358 sq.ft. | 4 Bedroom Type G (Duplex) | 2,547 sq.ft. | 4 Bedroom |
What You Get at Aethera Residences
Walk to the Future RTS Link
Bukit Chagar, the RTS Link stop for the run into Singapore, lies roughly 370 m from the site as the crow flies, and a covered walkway to it is planned. JB Sentral, for KTM and ETS trains, is roughly 790 m off.
Ten Layouts, 650 to 2,547 sq ft
At 650 sq ft the A types give a 1+1 or two bedrooms with one bathroom. B is 693 sq ft and C is 904 sq ft. The dual-key D pair measure 1,033 sq ft, E reaches 1,315 sq ft, and the F and G duplexes have four bedrooms.
Partly Furnished
Handover includes kitchen cabinets with a hob and hood, every air-conditioner unit and a water heater, and the main door is fitted with a smart lock, so the kitchen, cooling and hot water are in place on handover.
Facilities on Levels 12, 13, 52
On Level 12: a play garden, racket court, grill terrace, laundry room and meditation deck. On Level 13: a multipurpose hall, co-working room and garden pavilion. Up on Level 52: infinity and heated pools, a wading cove and a BBQ sky deck.
Layered Security
Cars stop first at a barrier gate; after that, residents tap a card to enter the lobbies and again in the lifts, which keeps visitors from wandering up to the residential floors.
RM0.45 psf Fee, One Car Park
Maintenance runs at RM0.45 per sq ft monthly, sinking fund included, or about RM293 a month for a 650 sq ft home. Parking is one floating bay per unit, roughly 2.5 m by 5 m, not tied to a particular lot.
Aethera Residences Layout Plans
Jalan Tun Abdul Razak 1/1, Ibrahim International Business District
Ask About Aethera Residences
Nearest train stations, measured
- Bukit Chagar — about 370 m
- JB Sentral Bus Terminal — about 790 m
- Johor Bahru Sentral — about 790 m
Straight-line distance from Aethera Residences @ Ibrahim International Business District, Johor Bahru, Johor to each station on OpenStreetMap. The walk is always a little longer.
What Aethera Residences @ Ibrahim International Business District, Johor Bahru, Johor costs to own
Worked from the published figures on this page.
| Starting price | RM996,200 |
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| Roughly per square foot, at the smallest layout | RM1,533 |
| Stamp duty on the transfer, Malaysian buyer | RM23,886 |
| Stamp duty on the transfer, foreign buyer (flat 8%) | RM79,696 |
| Stamp duty on the loan agreement | 0.5% of your loan amount |
Transfer stamp duty for a Malaysian buyer is 1% on the first RM100,000, 2% on the next RM400,000, 3% on the next RM500,000 and 4% above RM1 million. Foreign individuals and companies pay a flat 8% from 1 January 2026.
How dense it is
| Units per floor | 21 (typical floor) |
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Who it suits
- Singles and couples, and landlords letting to them. Layouts start at 650 sq ft, which is a one or two person home rather than a family one.
- Buyers who need more room. The larger layouts reach 2,547 sq ft.
- Buyers who can wait. Completion is expected in 2029, so budget for rent until then.
- Malaysian buyers, and foreign buyers at RM1,000,000 or more. Units priced at RM1,000,000 or more meet Johor's minimum for a foreign buyer; cheaper units are open to a foreigner only as a serviced apartment or SOHO bought from the developer (not on a resale), with State Authority approval and a levy of at least RM50,000.
Who it may not suit
- You need to move in before 2029. Completion is expected in 2029, about 3 years after signing this year, so plan to rent or stay where you are until then.
What to confirm before you sign
- The service charge per square foot. It is the cost you carry every month for as long as you own, and it varies several times over between buildings.
- Car park allocation in writing. Some city projects allocate none; you rent a bay monthly instead.
- It sits on a Commercial title under the Housing Development Act. That changes utility tariffs and assessment rates compared with a residential title — ask for the figures before you budget.
- The delivery date in the sale and purchase agreement, not the one in the brochure.
Prices are gross and change with unit and floor. Last checked .
Holding Aethera Residences month to month
For the starting-price unit of Aethera Residences, at RM996,200, a 90% loan of RM896,580 repaid over 35 years at 4% a year, my example rate, costs about RM3,970 a month. The entry unit here, 650 sq ft, carries a service charge of about RM293 a month, sinking fund included. Budget roughly RM4,263 a month, not yet counting assessment tax or quit rent.
Tell me which unit you are considering on WhatsApp, +60 17-880 2526, and I will work it out for that unit.
The 4% is an example rate rather than a quote, and what you sign for is priced unit by unit and floor by floor. For a different loan, scale it up or down with the table below.
Your monthly bill in parts
| Part | Each month | Where it comes from |
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| Instalment on a 90% loan of RM896,580 | RM3,970 | 90% of RM996,200, 35 years at 4% a year |
| Service charge | RM293 | RM0.45 on each of 650 square feet |
| Sinking fund | Already included | 10% of the service charge, the legal minimum |
| Assessment tax | Two bills a year | Your local council sets it on the annual value |
| Quit rent | One bill a year | Due every 1 January |
| Total a month | RM4,263 | Instalment and service charge |
Work out your own instalment
The bank's formula is monthly payment = P × r ÷ [1 − (1 + r)−n]. P is the amount borrowed, r is the yearly rate ÷ 12, and n is the number of monthly payments: 420 over 35 years.
Most new home loans float. The rate is the Standardised Base Rate (SBR) plus a spread the bank sets for you, and the SBR tracks the Overnight Policy Rate, which Bank Negara has held at 2.75% from 9 July 2025. At 4.5% instead of 4%, that RM896,580 loan costs about RM273 more a month, and a 30-year term instead of 35 adds about RM311. If this would be your third or later home loan, the bank can lend at most 70% of the property's value.
| For each RM100,000, at a rate of | Repaid over 35 years | Repaid over 30 years |
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| 4.0% a year | RM443 a month | RM477 a month |
| 4.5% a year | RM473 a month | RM507 a month |
| 5.0% a year | RM505 a month | RM537 a month |
For a RM650,000 loan at 4% over 35 years, take 6.5 × RM443: about RM2,880 a month.
Service charge and sinking fund
The service charge at Aethera Residences is RM0.45 a month for each square foot, and that already counts the sinking fund. Under the Strata Management Act 2013, the sinking fund is at least 10% of the service charge and is kept for major repairs.
Across the 125 high-rise projects I track, the middle figure is RM0.40 per sq ft. Aethera Residences is above it, about RM33 a month more on the smallest unit than a building charging the middle figure.
Frequently asked questions
Where is Aethera Residences?
Aethera Residences is in Jalan Tun Abdul Razak 1/1, Johor Bahru, Johor.
Is Aethera Residences freehold or leasehold?
Aethera Residences is freehold. Land title: Commercial title under the Housing Development Act.
How much does a unit at Aethera Residences cost?
Prices start from RM996,200 (gross) and vary with the unit type, floor and facing.
What layouts are available at Aethera Residences?
Sizes range from 650 to 2,547 sq ft, with 1+1 to 4 bedrooms.
How many units are there at Aethera Residences?
786 units, 52 storeys.
Who is the developer of Aethera Residences?
Aethera Residences is developed by UOA Group.
When will Aethera Residences be completed?
Completion is expected in 2029.
Can a foreigner buy at Aethera Residences?
Units priced at RM1,000,000 or more meet the minimum. Johor sets RM1,000,000 as the minimum price for a foreign buyer; Aethera Residences starts at RM996,200 and the highest price here is RM4,288,000. Below RM1,000,000, Johor allows a foreign purchase only of a commercial-title serviced apartment or SOHO bought from the developer, with State Authority approval and a levy of at least RM50,000; the route is not available on a resale. Every foreign purchase in Johor needs approval by the State Authority, and Malaysian permanent residents are treated as foreigners. Every state's minimum price for foreign buyers →
Where to look next
Other projects I would put beside this one before deciding: similar budget, size or area.