Arcela Semi-D @ Bandar Putra Kulai, Johor
Powered by verified data + DOSM
Generated 29 July 2026
Developer
—
Location
Kulai, Johor
Type
Semi-D
Price
RM878k+
Tenure
Freehold
Completion
2026
NewProjek Verdict
- •**Value/Pricing**: RM878,000 entry point is competitively positioned for semi-detached properties in Johor's secondary markets, though pricing justification depends on unit specifications, built-up area, and comparative analysis with nearby developments; represents moderate affordability for middle-income buyers.
- •**Location/Connectivity**: Kulai offers reasonable accessibility to Johor Bahru city center and industrial zones, but the absence of MRT connectivity limits appeal for commuters relying on public transport; proximity to major highways and local amenities would be key differentiators requiring verification.
- •**Risk/Timing**: Completion timeline is unspecified, creating uncertainty around project delivery and market conditions at handover; secondary market liquidity in Kulai is lower than established areas, potentially affecting resale prospects and exit flexibility for investors.
NewProjek Score
6.2
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
9.5x
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
RM7,712/mo
DOSM 2024
Mean Household Income
RM9,484/mo
DOSM 2024
Households Above RM8k
~43%
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 long-term ownership security and asset appreciation
- • Bandar Putra Kulai offers affordable semi-detached living in Johor
- • Strategic Kulai location provides easy access to Kuala Lumpur
- • Competitive RM878,000 price point attractive for first-time buyers
- • Growing Johor property market presents strong rental yield potential
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.