Aspira Gardens @ Iskandar Puteri, Johor
Powered by verified data + DOSM
Generated 29 July 2026
Developer
—
Location
Johor Bahru, Johor
Type
Landed House
Price
RM898k+
Tenure
Freehold
Completion
—
NewProjek Verdict
- •**Value & Pricing**: Entry-level pricing of RM898,000 is competitive for freehold landed houses in the Iskandar Puteri corridor, though actual value depends on final specifications and built-up area; pricing appears positioned for first-time buyers and investors seeking affordability over premium positioning.
- •**Location & Connectivity**: Strategic location within the established Iskandar Puteri development zone provides proximity to commercial hubs and amenities, but the absence of nearby MRT connectivity limits long-term public transportation advantages compared to projects along the upcoming Johor MRT line, potentially affecting resale appeal.
- •**Risk & Timing**: Significant risk factor is the non-specified completion date, which creates uncertainty for buyers regarding possession timelines and potential cost escalation; this ambiguity, combined with market sensitivity to Johor property cycles, warrants careful due diligence on developer track record and binding contractual prot
NewProjek Score
6.5
Moderate
- • Developer verification status not confirmed
- • Freehold tenure provides long-term ownership security
- • Priced 114% 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
RM3,500–4,700
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
9.7x
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 East @ Meridin East Mah Sing Group | Pasir Gudang | RM450k | Under Construction |
| Erica West @ Meridin East Mah Sing Group | Pasir Gudang | RM464k | Under Construction |
| Taman Permata Penawar, 2-Storey Terrace @ Johor Bahru, Johor | Johor Bahru | RM470k | Recently Completed |
Why Consider
- • Prime location in Iskandar Puteri, Johor's fastest growing economic hub
- • Freehold landed houses offer excellent long-term value and ownership security
- • Strategic position near major highways for easy access to Singapore
- • Affordable entry price for quality landed property in premium development
- • Strong rental demand and capital appreciation potential in emerging zone
Risk Factors
- • 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.