Ixora Park City
Powered by verified data + DOSM
Generated 24 May 2026
Developer
Mah Sing Group
Location
Pasir Gudang, Johor
Type
Shop Office
Price
RM758k+
Tenure
—
Completion
—
NewProjek Verdict
- •**Value & Pricing**: Entry price of RM758,000 is competitive for shop office units in Johor's secondary markets, though pricing competitiveness depends on built-up area and comparison with similar developments in Pasir Gudang.
- •**Location & Connectivity**: Pasir Gudang offers established commercial activity and industrial presence, but the absence of MRT connectivity limits accessibility for commuters; reliance on road networks and proximity to Port Klang region may appeal to logistics/trading operators rather than general retail.
- •**Risk & Timing**: Critical information gaps including unspecified tenure type, completion timeline, and project phase create execution risk; investors should seek clarification on these fundamentals before commitment, as delivery delays are not uncommon in secondary market developments.
NewProjek Score
5.5
Moderate
- • Developer verification status not confirmed
- • Priced 99% above area median — premium pricing
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
RM3,000–4,000
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
9.2x
National avg: 6.8x
Loan Eligibility by Salary
| Monthly Salary | Max Affordable | Can Afford? |
|---|---|---|
| RM5,000 | RM704k | Stretch |
| 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 |
|---|---|---|---|
| Magnolia @ Impian Hills, Ulu Tiram | Plenitude Berhad Plenitude Berhad | Ulu Tiram | RM386k | New Launch |
| Meridin Bayvue UEM Sunrise | Iskandar Puteri | RM388k | Completed |
| M Grand Minori Mah Sing Group | Johor Bahru | RM390k | New Launch |
Why Consider
- • Located in Pasir Gudang, Johor
- • By Mah Sing Group
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.