Magnolia @ Impian Hills, Ulu Tiram | Plenitude Berhad
Powered by NAPIC + DOSM data
Generated 29 April 2026
Developer
Plenitude Berhad
Location
Ulu Tiram, Johor
Type
Landed House
Price
RM386k+
Tenure
Freehold
Completion
—
NewProjek Verdict
- •**Value & Pricing**: Entry-level pricing at RM386,000 positions this project competitively within the landed housing segment, though actual value perception depends on built-up area, finishes, and comparison with nearby developments in similar price brackets.
- •**Location & Connectivity**: Ulu Tiram offers affordability but lacks direct public transport access (no nearby MRT), making car dependency a practical consideration; connectivity relies on road networks and potential future infrastructure developments in the Johor Bahru expansion corridor.
- •**Risk & Timing**: The absence of a specified completion date introduces execution risk and delays that may impact returns; investors should verify developer track record, construction timeline, and market absorption rates before committing to this pre-launch phase.
NewProjek Score
7.5
Worth Considering
- • Developer verification status not confirmed
- • Freehold tenure provides long-term ownership security
- • Priced in line with area median
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
RM1,500–2,000
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
4.7x
National avg: 6.8x
Loan Eligibility by Salary
| Monthly Salary | Max Affordable | Can Afford? |
|---|---|---|
| RM5,000 | RM704k | Yes |
| 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 |
|---|---|---|---|
| 2-Storey Terrace (RMMJ Type D) @ Taman Akasia, Kluang, Johor | Kluang | RM250k | New Launch |
| One49 Residence, Johor Bahru - Residential Apartment | Johor Bahru | RM289k | New Launch |
| D'Putra Suites | Kulai | RM322k | Completed |
Why Consider
- • Freehold tenure ensures long-term ownership security and value
- • Strategic Ulu Tiram location offers affordability with growth potential
- • Competitive RM386,000 price point provides excellent value proposition
- • Landed house format suits families seeking space and privacy
- • Plenitude Berhad developer brings established track record reliability
Risk Factors
- • Under construction — completion delays are possible
- • 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.