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Powered by verified data + DOSM
Generated 25 May 2026
Developer
SP Setia
Location
Johor
Type
Shop office
Price
RM11.5 mil+
Tenure
—
Completion
—
NewProjek Verdict
- •**Value & Pricing**: RM11.5M entry price positions this as a premium shop office offering, though without comparative market data for similar Johor projects, absolute value assessment is limited; pricing appears competitive for SP Setia's brand positioning but requires benchmarking against alternative commercial properties in the region.
- •**Location & Connectivity**: Johor's secondary location presents moderate accessibility constraints; the absence of listed MRT connectivity is a material disadvantage for tenant attraction and long-term demand, though road connectivity and proximity to commercial hubs would need verification to assess practical viability.
- •**Risk & Timing**: Critical information gaps—unspecified tenure type and completion timeline—represent significant acquisition risks; these details directly impact investment returns, rental yield projections, and exit strategy, warranting clarification before proceeding with any commitment.
NewProjek Score
5.5
Moderate
- • Developer verification status not confirmed
- • Priced 2926% 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
RM44,800–60,600
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
139.3x
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
RM6,879/mo
DOSM 2022
Mean Household Income
RM8,517/mo
DOSM 2022
Households Above RM8k
~39%
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.