Ixora Park City
Powered by verified data + DOSM
Generated 3 August 2026
Developer
Mah Sing Group
Location
Pasir Gudang, Johor, Johor
Type
Shop Office
Price
RM758k+
Tenure
—
Completion
—
NewProjek Verdict
- •**Value & Pricing**: RM758,000 entry price is competitive for shop office units in Johor, offering reasonable affordability compared to Klang Valley equivalents, though pricing appears mid-range without premium positioning to justify significant appreciation potential.
- •**Location & Connectivity**: Pasir Gudang benefits from industrial and commercial activity as a major economic hub in Johor, but lacks MRT connectivity and relies on road-based transport, limiting accessibility compared to developments in areas with rail infrastructure.
- •**Risk & Timing**: Absence of specified completion date and tenure details creates uncertainty for buyers regarding investment timeline and long-term asset classification; market absorption for shop offices in Pasir Gudang depends on sustained industrial demand and commercial tenant interest.
NewProjek Score
6.5
Moderate
- • Verified developer with established track record
- • 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
8.2x
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
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 |
|---|---|---|---|
| Meridin Bayvue UEM Sunrise | Iskandar Puteri | RM388k | Completed |
| M Grand Minori Mah Sing Group | Johor Bahru | RM390k | New Launch |
| M Grand Minori Mah Sing Group | Taman Pelangi, Johor Bahru | RM390k | — |
Why Consider
- • Located in Pasir Gudang, Johor, 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.