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Powered by NAPIC + DOSM data
Generated 27 April 2026
Developer
SP Setia
Location
Johor, Johor
Type
Shop office
Price
RM1 mil+
Tenure
—
Completion
—
NewProjek Verdict
- •**Value & Pricing**: RM1 million entry point is competitive for shop office units in Johor, though pricing appears moderate relative to comparable developments; value proposition depends on final specifications and rental yield potential, which require clarification from the developer.
- •**Location & Connectivity**: Johor location provides access to regional commercial activity, but the absence of MRT connectivity is a notable disadvantage compared to Klang Valley projects; accessibility relies on road networks and may limit appeal to tenants seeking transit-oriented convenience.
- •**Risk & Timing**: Unspecified tenure and completion timeline present information gaps that increase investment uncertainty; SP Setia's track record is established, but buyers should obtain detailed timelines and legal clarity before commitment, as extended completion periods could impact rental income projections.
NewProjek Score
6.5
Moderate
- • Verified developer with established track record
- • Priced 163% above area median — premium pricing
Is this project priced fairly?
Johor — Median Condo Prices (NAPIC)
| 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%
NAPIC data 2021–2025
Price-to-Income
12.1x
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
RM6,879/mo
DOSM 2022
Mean Household Income
RM8,517/mo
DOSM 2022
Households Above RM8k
~39%
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 NAPIC, 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.