Ixora Park City
Powered by NAPIC + DOSM data
Generated 1 May 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 competitively positioned for shop office units in the secondary market, offering reasonable value; however, absence of tenure disclosure and completion timeline limits ability to assess true value proposition and long-term appreciation potential.
- •**Location & Connectivity**: Pasir Gudang presents moderate accessibility challenges with no MRT proximity, relying on road-based transport; the location suits businesses serving the industrial and port-adjacent market but may limit appeal to tenants requiring strategic Klang Valley or KL accessibility.
- •**Risk & Timing**: Lack of specified completion date introduces execution risk and potential delays common to Johor projects; market absorption may be slower than central locations, and investors should verify developer track record and obtain clear timelines before commitment.
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 (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
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%
NAPIC 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, 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 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.