Ixora Park City
Powered by verified data + DOSM
Generated 19 June 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 emerging industrial zones, though pricing justification depends on built-up area and specification details that are not disclosed, making direct comparison difficult.
- •**Location & Connectivity**: Pasir Gudang offers established industrial and manufacturing presence with good highway access, but the absence of MRT connectivity and reliance on road transport may limit appeal to service-based businesses requiring high foot traffic or professional clientele.
- •**Risk & Timing**: Absence of specified completion date and tenure details creates uncertainty for investment planning; buyers should clarify these terms as they significantly impact financing approval, holding costs, and long-term asset value in this secondary location.
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
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 |
|---|---|---|---|
| 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.