AUREA
Powered by verified data + DOSM
Generated 21 September 2026
Developer
SP Setia
Location
Johor, Johor
Type
Bungalow
Price
RM2 mil+
Tenure
—
Completion
—
NewProjek Verdict
- •Value & Pricing: RM2 million entry point for bungalows in Johor is competitively positioned for the segment, though represents a premium tier requiring strong justification through design, amenities, and land size specifications which are not detailed in available information.
- •Location & Connectivity: Johor location lacks MRT accessibility, limiting convenience for Klang Valley commuters and potentially restricting buyer appeal; viability depends on proximity to highways (North-South or East Coast), commercial centres, and schools which require verification.
- •Risk & Timing: Completion timeline and tenure details are absent, creating uncertainty around investment horizon and freehold status; pre-launch phase typically presents timing risk if market conditions shift before completion, particularly in secondary markets.
NewProjek Score
5.5
Moderate
- • Developer verification status not confirmed
- • Priced 376% 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
RM7,800–10,500
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
21.6x
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 | 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
Why Consider
- • Located in Johor, Johor
- • 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.