Freehold homes from 1+1 to six bedrooms, about 490 m from JB Sentral
GEN RISE Johor Bahru
GEN RISE @ Jalan Tenteram, Johor Bahru, Johor
Jalan Tenteram, Bandar Johor Bahru, Johor
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Project Details
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Development
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GEN RISE @ Jalan Tenteram, Johor Bahru, Johor
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Developer
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Majestic Gen Sdn Bhd
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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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1.14 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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732 Units
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Total Floors
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47 + 1 basement
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Total Unit Per Floor
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22
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Lifts Per Floor
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6
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Unit Size
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Type A / A1 | 497 sq.ft. | 1+1 Bedroom
Type B | 672 sq.ft. | 2 Bedroom Type C | 854 sq.ft. | 3 Bedroom Type F | 1,169 sq.ft. | 4 Bedroom Type E | 1,344 sq.ft. | 4 Bedroom Type D (Corner) | 1,930 sq.ft. | 6 Bedroom |
What You Get at GEN RISE
From 1+1 to Six Bedrooms
Types A and A1 are 497 sq ft 1+1 units, Type B a 672 sq ft two-bedroom and Type C an 854 sq ft three-bedroom. Types F and E give four bedrooms in 1,169 and 1,344 sq ft, and the Type D corner unit is 1,930 sq ft.
Car Parks Follow the Layout
Parking follows the layout: one bay for Type B, two for Type C, three each for Types E and F and four for Type D. The 497 sq ft Types A and A1 get one bay from Level 26 upwards but none on Levels 12 to 25, which matters if you drive.
About 490 m to JB Sentral
Measured on a straight line, JB Sentral, served by KTM and ETS trains, is roughly 490 m away, and Bukit Chagar, the future RTS Link station, roughly 900 m. The plans include a proposed covered walkway to JB Sentral.
Facilities on Three Levels
On the Level 11 podium: a boxing ring, basketball court, glamping site, game room, yoga area, jogging track, rain drop fountain, children's playground and multipurpose hall. Level 46 has infinity, kids' and spa pools, and the gym is on Level 47.
Freehold; Fee Not Yet Fixed
Freehold tenure on a commercial title under the Housing Development Act, three tiers of security and EV charging bays. The maintenance fee has not been fixed yet, so ask for it before you commit to a unit.
Johor Fees for Foreign Buyers
A foreign buyer pays the state RM2,000 per title. At RM1,000,000 or more the levy is 3% of the stamped SPA price, minimum RM30,000; through the developer route below that line it is at least RM50,000. Resale units cannot use that route.
GEN RISE Layout Plans
Jalan Tenteram, Bandar Johor Bahru
Ask About GEN RISE
Nearest train stations, measured
- JB Sentral Bus Terminal — about 480 m
- Johor Bahru Sentral — about 490 m
- Bukit Chagar — about 900 m
Straight-line distance from GEN RISE @ Jalan Tenteram, Johor Bahru, Johor to each station on OpenStreetMap. The walk is always a little longer.
What GEN RISE @ Jalan Tenteram, Johor Bahru, Johor costs to own
Worked from the published figures on this page.
| Starting price | RM563,000 |
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| Roughly per square foot, at the smallest layout | RM1,133 |
| Stamp duty on the transfer, Malaysian buyer | RM10,890 |
| Stamp duty on the transfer, foreign buyer (flat 8%) | RM45,040 |
| 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 | 22 |
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Who it suits
- Singles and couples, and landlords letting to them. Layouts start at 497 sq ft, which is a one or two person home rather than a family one.
- Buyers who need more room. The larger layouts reach 1,930 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 GEN RISE month to month
For the starting-price unit of GEN RISE, at RM563,000, a 90% loan of RM506,700 repaid over 35 years at 4% a year, my example rate, costs about RM2,244 a month. The entry unit here, 497 sq ft, carries a service charge of about RM239 a month, sinking fund included. Budget roughly RM2,483 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 RM506,700 | RM2,244 | 90% of RM563,000, 35 years at 4% a year |
| Service charge | RM239 | RM0.48 on each of 497 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 | RM2,483 | 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 RM506,700 loan costs about RM154 more a month, and a 30-year term instead of 35 adds about RM176. 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 GEN RISE is expected to be RM0.48 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. GEN RISE is above it, about RM40 a month more on the smallest unit than a building charging the middle figure.
Frequently asked questions
Where is GEN RISE?
GEN RISE is in Jalan Tenteram, Bandar Johor Bahru, Johor.
Is GEN RISE freehold or leasehold?
GEN RISE is freehold. Land title: Commercial title under the Housing Development Act.
How much does a unit at GEN RISE cost?
Prices start from RM563,000 (gross) and vary with the unit type, floor and facing.
What layouts are available at GEN RISE?
Sizes range from 497 to 1,930 sq ft, with 1+1 to 6 bedrooms.
How many units are there at GEN RISE?
732 units. Floors: 47 + 1 basement.
Who is the developer of GEN RISE?
GEN RISE is developed by Majestic Gen Sdn Bhd.
When will GEN RISE be completed?
Completion is expected in 2029.
Can a foreigner buy at GEN RISE?
Units priced at RM1,000,000 or more meet the minimum. Johor sets RM1,000,000 as the minimum price for a foreign buyer; GEN RISE starts at RM563,000 and the highest price here is RM2,140,000. 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.