Harmoni Permai @ Bandar Universiti Pagoh
Powered by NAPIC + DOSM data
Generated 29 April 2026
Developer
—
Location
Muar, Johor
Type
Landed House
Price
RM349k+
Tenure
—
Completion
—
NewProjek Verdict
- •**Value & Pricing**: RM349,000 entry price is competitive for landed houses in secondary markets, offering reasonable affordability for first-time buyers and investors seeking rental yield in a university-adjacent location; however, pricing competitiveness should be verified against comparable developments in Muar.
- •**Location & Connectivity**: Proximity to Universiti Teknologi Mara (UiTM) Pagoh provides steady tenant demand potential, though absence of MRT connectivity and reliance on personal vehicles limits broader market appeal; accessibility depends heavily on road infrastructure and distance to Muar town center.
- •**Risk & Timing**: Unspecified completion date and tenure terms present material uncertainties that require clarification before commitment; secondary market liquidity in Muar may be constrained compared to major urban centers, potentially affecting future exit strategies and resale timelines.
NewProjek Score
6.5
Moderate
- • Developer verification status not confirmed
- • Priced below area median — potential value opportunity
Is this project priced fairly?
Johor — Median Condo Prices (NAPIC)
| 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
RM1,400–1,800
Based on similar properties in Johor
Gross Rental Yield
5.0%–6.0%
Annual rental / property price
Area Price Trend
+8.6%
NAPIC data 2021–2025
Price-to-Income
4.2x
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 |
| One49 Residence, Johor Bahru - Residential Apartment | Johor Bahru | RM289k | New Launch |
| D'Putra Suites | Kulai | RM322k | Completed |
Why Consider
- • Located in Muar, Johor
- • By Developer
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 NAPIC, 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.