Eco Square
Powered by verified data + DOSM
Generated 27 July 2026
Developer
SP Setia
Location
Johor, Johor
Type
Shop office
Price
RM1 mil+
Tenure
—
Completion
—
NewProjek Verdict
- •**Value & Pricing**: At RM1 million entry point for shop offices, Eco Square offers mid-range positioning within the Johor commercial segment; pricing appears competitive but lacks tenure clarity and completion timeline, which are critical factors for investment valuation and cash flow projections.
- •**Location & Connectivity**: The Johor location provides access to a growing commercial market; however, the absence of nearby MRT connectivity limits accessibility compared to developments in major transit hubs, potentially restricting tenant pool and liquidity.
- •**Risk & Timing**: Key risks include undisclosed completion date and tenure status (freehold vs leasehold), creating uncertainty for investors; the lack of specified delivery timeline also complicates ROI calculations and may indicate early-stage project phase with extended holding periods.
NewProjek Score
5.5
Moderate
- • Developer verification status not confirmed
- • Priced 163% 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
RM3,900–5,300
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
10.8x
National avg: 6.8x
Loan Eligibility by Salary
| Monthly Salary | Max Affordable | Can Afford? |
|---|---|---|
| RM5,000 | RM704k | No |
| RM7,000 | RM1.0 mil | Stretch |
| 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 |
|---|---|---|---|
| Piccolo @ Bandar Putra Kulai, Johor | Kulai | RM528k | New Launch |
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.