Erica @ Meridin East, Pasir Gudang, Johor
Powered by verified data + DOSM
Generated 14 June 2026
Developer
Mah Sing Group
Location
Pasir Gudang, Johor
Type
Landed House
Price
RM440k+
Tenure
Freehold
Completion
—
NewProjek Verdict
- •**Value & Pricing**: Entry-level pricing of RM440,000 offers accessibility for first-time buyers, though pricing competitiveness depends on unit specifications and comparable projects in the Pasir Gudang locality.
- •**Location & Connectivity**: Pasir Gudang provides industrial and commercial appeal with established infrastructure, but lacks direct MRT connectivity, making car dependency a consideration for commuters to central Johor Bahru or Kuala Lumpur.
- •**Risk & Timing**: Undefined completion timeline presents uncertainty for buyers; investors should seek clarity on project phase and handover schedule, as Pasir Gudang's market performance remains moderate compared to more established residential corridors in Johor.
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
RM1,700–2,300
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
5.3x
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 |
|---|---|---|---|
| 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
- • Established developer Mah Sing Group ensures quality construction standards
- • Freehold tenure provides long-term ownership security and value
- • Pasir Gudang location offers strategic East Coast connectivity hub
- • Affordable RM440,000 entry point for landed property investment
- • Growing industrial and residential area with strong appreciation potential
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.