Compact two-bathroom homes in one 50-storey tower near JB Sentral
GEN SPHERE Johor Bahru
GEN SPHERE @ Johor Bahru City Centre, Johor
Central Johor Bahru, near JB Sentral, Johor
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Project Details
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Development
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GEN SPHERE @ Johor Bahru City Centre, 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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1.42 acres
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Tenure
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Freehold
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No. of Towers
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1 Tower
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Total Units
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996 Units
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Total Floors
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50
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Total Unit Per Floor
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25 to 28
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Lifts Per Floor
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8
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Unit Size
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Type A / A1 | 459 sq.ft. | 1 Bedroom
Type B / B1 | 551 sq.ft. | 1 Bedroom + Study Type C / C1 | 652 sq.ft. | 3 Bedroom Type E (Duplex) | 700 sq.ft. | 1 Bedroom Type D | 755 sq.ft. | 3 Bedroom |
What You Get at GEN SPHERE
459 to 755 sq ft, Two Baths
One-bedroom Types A and A1 are 459 sq ft, Types B and B1 add a study room in 551 sq ft, and Type E is a 700 sq ft duplex. Three-bedroom Types C and C1 are 652 sq ft and Type D 755 sq ft.
A Car Park for Most Units
Each type comes with one car park. The exceptions are Type A units from the 12th to the 30th floor and unit 31-13, which have no bay, so choose a higher floor if you need one.
About 430 m to JB Sentral
JB Sentral is about 430 m away and the future Bukit Chagar RTS Link station about 880 m, both straight-line figures. A direct link into the current pedestrian bridge to JB Sentral is proposed but not yet built.
Four Facility Levels
Level 11 has a co-working space, child care, a skating zone, a basketball court, a multi-function room for theatre or stage use and a BBQ terrace. Levels 49 and 50 hold the pools, cabanas and a sauna, while Level 50M has a gym plus a pickleball and badminton court.
GreenRE, Shops Below
GreenRE certification, shops on the lower floors, multi-tier security and charging bays for electric cars. The monthly fee has not been set yet, so ask for the figure before you choose a unit.
Foreign Buyers: The Johor Route
Below RM1,000,000 a foreigner can buy here only from the developer, paying a levy of at least RM50,000 plus RM2,000 per title; resale units are excluded. A unit at RM1,000,000 or more carries a 3% levy, minimum RM30,000.
GEN SPHERE Layout Plans
Type
Johor Bahru city centre, near JB Sentral
Ask About GEN SPHERE
Nearest train stations, measured
- Johor Bahru Sentral — about 430 m
- JB Sentral Bus Terminal — about 440 m
- Bukit Chagar — about 880 m
Straight-line distance from GEN SPHERE @ Johor Bahru City Centre, Johor to each station on OpenStreetMap. The walk is always a little longer.
What GEN SPHERE @ Johor Bahru City Centre, Johor costs to own
Worked from the published figures on this page.
| Starting price | RM609,000 |
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| Roughly per square foot, at the smallest layout | RM1,327 |
| Stamp duty on the transfer, Malaysian buyer | RM12,270 |
| Stamp duty on the transfer, foreign buyer (flat 8%) | RM48,720 |
| 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 | 25 to 28 |
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Who it suits
- Singles and couples, and landlords letting to them. Layouts start at 459 sq ft, which is a one or two person home rather than a family one.
- 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 SPHERE month to month
For the starting-price unit of GEN SPHERE, at RM609,000, a 90% loan of RM548,100 repaid over 35 years at 4% a year, my example rate, costs about RM2,427 a month. On top of this come the service charge, the council's assessment tax and the yearly 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 RM548,100 | RM2,427 | 90% of RM609,000, 35 years at 4% a year |
| 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 | RM2,427 | Instalment only |
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 RM548,100 loan costs about RM167 more a month, and a 30-year term instead of 35 adds about RM190. 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.
Frequently asked questions
Where is GEN SPHERE?
GEN SPHERE is in Central Johor Bahru, near JB Sentral, Johor.
Is GEN SPHERE freehold or leasehold?
GEN SPHERE is freehold. Land title: Commercial title under the Housing Development Act.
How much does a unit at GEN SPHERE cost?
Prices start from RM609,000 (gross) and vary with the unit type, floor and facing.
What layouts are available at GEN SPHERE?
Sizes range from 459 to 755 sq ft, with 1 to 3 bedrooms.
How many units are there at GEN SPHERE?
996 units in 1 tower of 50 storeys.
Who is the developer of GEN SPHERE?
GEN SPHERE is developed by Majestic Gen Sdn Bhd.
When will GEN SPHERE be completed?
Completion is expected in 2029.
Can a foreigner buy at GEN SPHERE?
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 SPHERE starts at RM609,000 and the highest price here is RM1,120,000. 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.