Erica West @ Meridin East
Powered by verified data + DOSM
Generated 15 July 2026
Developer
Mah Sing Group
Location
Pasir Gudang, Johor
Type
Landed House
Price
RM464k+
Tenure
Freehold
Completion
—
NewProjek Verdict
- •**Value & Pricing**: RM464,000 entry price is competitive for freehold landed houses in Pasir Gudang, offering reasonable value for first-time buyers and investors seeking affordable property in Johor, though actual ROI depends on final specifications and market absorption rates.
- •**Location & Connectivity**: Pasir Gudang benefits from industrial and commercial activity but lacks MRT accessibility, relying primarily on road networks; proximity to Port Klang and manufacturing zones supports rental demand but limits appeal to buyers requiring mass public transport connectivity.
- •**Risk & Timing**: Absence of specified completion date creates uncertainty for buyers' planning and potential cost escalation; mid-tier developer Mah Sing Group has track record but Pasir Gudang's property market remains dependent on industrial sector performance, warranting caution on long-term appreciation and resale liquidity.
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
5.0x
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 freehold landed houses in growing Pasir Gudang area
- • Developed by reputable Mah Sing Group with strong track record
- • Strategic location in Meridin East commercial and residential hub
- • Excellent investment potential in high-demand Johor property market
- • Proximity to schools, amenities, and industrial zones nearby
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.