Ixora Park City
Powered by NAPIC + DOSM data
Generated 17 March 2026
Developer
Mah Sing Group
Location
Pasir Gudang, Johor, Johor
Type
Shop Office
Price
RM758k+
Tenure
—
Completion
—
NewProjek Verdict
Ixora Park City presents a competitively priced shop office investment in Pasir Gudang's emerging commercial district, though prospective buyers should note the absence of MRT connectivity and unclear project timelines that warrant further clarification with the developer. The Mah Sing Group's established track record provides credibility, but the lack of specified tenure details and completion dates represents a significant information gap requiring resolution before commitment. This project may appeal to investors with medium-term horizons seeking industrial-adjacent commercial space, provided due diligence confirms infrastructure development plans and realistic delivery schedules.
- • 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 | Ulu Tiram | RM386k | New Launch |
| Meridin Bayvue UEM Sunrise | Iskandar Puteri | RM388k | Under Construction |
| 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
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.