Erica West @ Meridin East
Powered by verified data + DOSM
Generated 31 May 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 Johor, offering reasonable affordability for first-time buyers and investors seeking capital appreciation in the southern corridor, though actual value depends on final specifications and built-up area.
- •**Location & Connectivity**: Pasir Gudang provides industrial and commercial proximity with established infrastructure, but the absence of nearby MRT connectivity limits convenience for commuters; reliance on personal vehicles is necessary, making it suitable primarily for those working locally or with flexible transportation needs.
- •**Risk & Timing**: Unspecified completion date introduces uncertainty for buyers planning finances or occupancy timelines; as a Mah Sing project, track record is generally reliable, but market timing in Pasir Gudang remains sensitive to industrial sector performance and broader economic conditions affecting property demand in Johor.
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
5.6x
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
- • Located in Pasir Gudang, Johor
- • Freehold title property
- • By Mah Sing Group
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.