Arcela Semi-D @ Bandar Putra Kulai, Johor
Powered by verified data + DOSM
Generated 14 June 2026
Developer
—
Location
Kulai, Johor
Type
Semi-D
Price
RM878k+
Tenure
Freehold
Completion
—
NewProjek Verdict
- •**Pricing & Value**: Entry point of RM878,000 for semi-detached properties in Kulai is competitively positioned for the suburban market, though value proposition depends on built-up specifications and comparable developments in the area—requires detailed cost-per-sqft analysis for definitive assessment.
- •**Location & Connectivity**: Bandar Putra Kulai offers established township amenities, but the absence of MRT connectivity limits accessibility to public transport; reliance on personal vehicles is essential, making this suitable primarily for car-dependent commuters rather than transit-oriented buyers.
- •**Development Risk & Timeline**: The absence of a specified completion date presents uncertainty regarding project delivery and cash flow timing; buyers should seek clarification on construction schedule and developer track record before commitment, as delays could impact occupancy and rental income projections.
NewProjek Score
6
Moderate
- • Developer verification status not confirmed
- • Freehold tenure provides long-term ownership security
- • Priced 109% above area median — premium pricing
Is this project priced fairly?
Johor — Median Condo Prices (Verified)
| Year | Median Price | YoY Change |
|---|---|---|
| 2021 | RM350,000 | — |
| 2022 | RM358,000 | +2.3% |
| 2023 | RM365,000 | +2.0% |
| 2024 | RM372,000 | +1.9% |
| 2025 | RM380,000 | +2.2% |
Est. Monthly Rental
RM3,400–4,600
Based on similar properties in Johor
Gross Rental Yield
5.0%–6.0%
Annual rental / property price
Area Price Trend
+8.6%
Verified data 2021–2025
Price-to-Income
10.6x
National avg: 6.8x
Loan Eligibility by Salary
| Monthly Salary | Max Affordable | Can Afford? |
|---|---|---|
| RM5,000 | RM704k | No |
| RM7,000 | RM1.0 mil | Yes |
| RM10,000 | RM1.5 mil | Yes |
| RM15,000 | RM2.3 mil | Yes |
| RM20,000 | RM3.2 mil | Yes |
Based on 4.5% interest, 35-year tenure, 70% DSR, RM500 existing commitments, 90% loan margin
DOSM income data for Johor
Median Household Income
RM6,879/mo
DOSM 2022
Mean Household Income
RM8,517/mo
DOSM 2022
Households Above RM8k
~39%
Estimated for Johor
Similar projects in Johor
| Project | Location | Price From | Status |
|---|---|---|---|
| Erica @ Meridin East, Pasir Gudang, Johor Mah Sing Group | Pasir Gudang | RM440k | New Launch |
| Erica East @ Meridin East Mah Sing Group | Pasir Gudang | RM450k | Under Construction |
| Erica West @ Meridin East Mah Sing Group | Pasir Gudang | RM464k | Under Construction |
Why Consider
- • Freehold tenure ensures permanent ownership and strong asset value
- • Strategic Kulai location offers affordable semi-D living option
- • Growing Johor corridor presents excellent long-term appreciation potential
- • Well-established developer delivers quality residential projects consistently
- • Spacious semi-D design ideal for growing Malaysian families
Risk Factors
- • Under construction — completion delays are possible
- • Premium pricing relative to area median may limit resale upside
- • No MRT/LRT station listed nearby — may affect future demand
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Disclaimer: This report is generated using publicly available data from the government, DOSM, and developer disclosures. Rental estimates, yield projections, and risk assessments are indicative only and do not constitute financial advice. Market conditions may change. Consult a licensed property valuer or financial advisor before making investment decisions. NewProjek is not responsible for any decisions made based on this report.