Emeri Place by IJM Land
Powered by verified data + DOSM
Generated 15 October 2026
Developer
IJM Land
Location
Nibong Tebal, Penang
Type
Condominium/Apartment
Price
RM1.4 mil+
Tenure
Freehold
Completion
—
NewProjek Verdict
- •Value & Pricing: RM1.39M entry price is positioned at the mid-to-upper segment; pricing appears competitive for a freehold condominium in KL, though value assessment requires comparison with nearby projects of similar specifications and completion standards.
- •Location & Connectivity: The absence of direct MRT connectivity is a notable limitation; accessibility depends on proximity to other public transport (LRT, monorail, bus) and road networks, which should be verified as this significantly impacts long-term desirability and rental potential.
- •Risk & Timing: The lack of specified completion date presents uncertainty for investors regarding holding period and cash flow projections; due diligence should confirm development timeline, as delays are common in Malaysia and directly affect ROI and occupancy planning.
NewProjek Score
6.5
Moderate
- • Developer verification status not confirmed
- • Freehold tenure provides long-term ownership security
- • Priced 167% above area median — premium pricing
Is this project priced fairly?
Pulau Pinang — Median Condo Prices (Verified)
| Year | Median Price | YoY Change |
|---|---|---|
| 2021 | RM470,000 | — |
| 2022 | RM482,000 | +2.6% |
| 2023 | RM495,000 | +2.7% |
| 2024 | RM508,000 | +2.6% |
| 2025 | RM520,000 | +2.4% |
Est. Monthly Rental
RM4,900–6,700
Based on similar properties in Penang
Gross Rental Yield
4.5%–5.5%
Annual rental / property price
Area Price Trend
+10.6%
Verified data 2021–2025
Price-to-Income
15.7x
National avg: 6.8x
Loan Eligibility by Salary
| Monthly Salary | Max Affordable | Can Afford? |
|---|---|---|
| RM5,000 | RM704k | No |
| RM7,000 | RM1.0 mil | No |
| RM10,000 | RM1.5 mil | Stretch |
| 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 Penang
Median Household Income
RM7,386/mo
DOSM 2024
Mean Household Income
RM9,152/mo
DOSM 2024
Households Above RM8k
~42%
Estimated for Penang
Similar projects in Penang
| Project | Location | Price From | Status |
|---|---|---|---|
| Tuan Pavilion, Condominium @ Air Itam, Penang Malton Berhad | Air Itam | RM695k | New Launch |
Why Consider
- • Freehold tenure in prime Kuala Lumpur location
- • Established developer IJM Land with strong track record
- • Central KL position ideal for investment appreciation potential
- • Competitive pricing for quality condominium in sought-after area
- • Strategic location near business and commercial hubs
Risk Factors
- • Under construction — completion delays are possible
- • Premium pricing relative to area median may limit resale upside
- • 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.