AUREA
Powered by verified data + DOSM
Generated 30 September 2026
Developer
SP Setia
Location
Johor
Type
Bungalow
Price
RM23 mil+
Tenure
—
Completion
—
NewProjek Verdict
- •Value & Pricing: RM23 million entry price positions AUREA in the ultra-luxury segment; positioning appears justified for landed bungalows in Johor's premium developments, though comparable market analysis would be needed to confirm value competitiveness against similar-priced projects in the region.
- •Location & Connectivity: Johor's location offers proximity to Singapore and established commercial hubs; however, the absence of nearby MRT connectivity limits public transport accessibility, making personal vehicle dependency a notable consideration for residents despite reasonable highway and major road linkages.
- •Risk & Timing: Missing tenure and completion timeline details create material information gaps that increase investment uncertainty; buyers should seek clarification on these critical terms, as tenure type significantly impacts long-term value and completion schedules directly affect cash flow and occupancy planning.
NewProjek Score
5.5
Moderate
- • Developer verification status not confirmed
- • Priced 5376% 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
RM89,600–121,200
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
248.5x
National avg: 6.8x
Loan Eligibility by Salary
| Monthly Salary | Max Affordable | Can Afford? |
|---|---|---|
| RM5,000 | RM704k | No |
| RM7,000 | RM1.0 mil | No |
| RM10,000 | RM1.5 mil | No |
| RM15,000 | RM2.3 mil | No |
| RM20,000 | RM3.2 mil | No |
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
Why Consider
- • By SP Setia
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.