Erica East @ Meridin East
Powered by verified data + DOSM
Generated 15 July 2026
Developer
Mah Sing Group
Location
Pasir Gudang, Johor
Type
Landed House
Price
RM450k+
Tenure
Freehold
Completion
—
NewProjek Verdict
- •**Value & Pricing**: RM450,000 entry price offers competitive positioning for freehold landed houses in the Pasir Gudang market, though pricing competitiveness depends on unit size and finishes relative to comparable developments in the area.
- •**Location & Connectivity**: Pasir Gudang location provides industrial and commercial proximity but lacks direct MRT accessibility, relying primarily on road connectivity; accessibility to Johor Bahru CBD and Kuala Lumpur requires significant travel time via highway.
- •**Risk & Timing**: Absence of specified completion timeline presents execution risk and buyer certainty concerns; market absorption in Pasir Gudang's secondary location segment warrants careful assessment of demand dynamics and developer's track record, particularly given Mah Sing's mixed project delivery history.
NewProjek Score
8.5
Strong Buy Signal
- • Verified developer with established track record
- • 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
4.9x
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
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 |
|---|---|---|---|
| Eco Tropics Eco World Development | Iskandar | RM279k | Under Construction |
| D'Putra Suites | Kulai | RM322k | Completed |
| Harmoni Permai @ Bandar Universiti Pagoh | Muar | RM349k | New Launch |
Why Consider
- • Affordable landed homes at RM450,000 entry price point
- • Pasir Gudang location offers growing commercial and industrial hub
- • Freehold tenure provides permanent ownership and asset appreciation
- • Mah Sing Group reputation ensures quality construction and reliability
- • Strategic location near Port Klang and major highways
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.