Erica East @ Meridin East
Powered by verified data + DOSM
Generated 31 May 2026
Developer
Mah Sing Group
Location
Pasir Gudang, Johor
Type
Landed House
Price
RM450k+
Tenure
Freehold
Completion
—
NewProjek Verdict
- •**Value & Pricing**: RM450,000 entry point is competitive for freehold landed homes in Pasir Gudang, offering reasonable value relative to similar developments in the region, though the absence of specified completion timeline makes it difficult to assess true affordability against inflation and potential price escalations.
- •**Location & Connectivity**: Pasir Gudang benefits from industrial and commercial activities with established road networks, but the lack of nearby MRT access limits public transportation convenience; connectivity relies primarily on personal vehicles, which may affect long-term appeal and resale potential as the Johor transit network develops.
- •**Risk & Timing**: The non-specified completion date presents execution risk and potential delays common in Malaysian property markets; buyers should seek clarification on timelines before commitment, and should consider that Pasir Gudang's property market is secondary-tier, which may result in slower capital appreciation compared to emerging hotspots like
NewProjek Score
7.5
Worth Considering
- • Developer verification status not confirmed
- • Freehold tenure provides long-term ownership security
- • Priced in line with area median
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
RM1,800–2,400
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
5.5x
National avg: 6.8x
Loan Eligibility by Salary
| Monthly Salary | Max Affordable | Can Afford? |
|---|---|---|
| RM5,000 | RM704k | Yes |
| RM7,000 | RM1.0 mil | Yes |
| 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
Similar projects in Johor
| Project | Location | Price From | Status |
|---|---|---|---|
| 2-Storey Terrace (RMMJ Type D) @ Taman Akasia, Kluang, Johor | Kluang | RM250k | New Launch |
| Eco Tropics Eco World Development | Iskandar | RM279k | Under Construction |
| One49 Residence, Johor Bahru - Residential Apartment TH TEBRAU LAND SDN BHD | Johor Bahru | RM289k | New Launch |
Why Consider
- • Pasir Gudang industrial hub offers strong rental demand potential
- • Mah Sing Group reputation ensures quality construction standards
- • Freehold tenure provides long-term ownership security benefits
- • Emerging area with affordable pricing compared to KL
- • Strategic location near Port Klang industrial corridor access
Risk Factors
- • Under construction — completion delays are possible
- • 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.