Meridin Bayvue
Powered by verified data + DOSM
Generated 14 June 2026
Developer
UEM Sunrise
Location
Iskandar Puteri, Johor
Type
Condominium
Price
RM388k – RM680k
Tenure
Leasehold
Completion
—
NewProjek Verdict
- •**Value & Pricing**: RM388,000 entry price is competitive for the Iskandar Puteri market; however, buyers should verify actual built-up rates and compare against completed projects nearby, as pricing appears moderate for leasehold tenure without clear unit size specifications.
- •**Location & Connectivity**: Strategic positioning near the upcoming Medini LRT station provides strong future connectivity to central Johor Bahru and the greater Klang Valley; current accessibility depends on interim transport options, with the project benefiting from Iskandar Puteri's ongoing commercial and residential development ecosystem.
- •**Risk & Timing**: Primary concern is the unspecified completion timeline, which creates uncertainty for investors seeking rental yields or owner-occupancy; market absorption risk exists given Iskandar Puteri's competitive supply, though proximity to LRT completion may accelerate demand upon opening.
NewProjek Score
7.8
Worth Considering
- • Developer verification status not confirmed
- • Leasehold tenure — check remaining lease years
- • Priced in line with area median
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
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%
Verified 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 |
|---|---|---|---|
| Eco Tropics Eco World Development | Iskandar | RM279k | Under Construction |
| D'Putra Suites | Kulai | RM322k | Completed |
| Harmoni Permai @ Bandar Universiti Pagoh | Muar | RM349k | New Launch |
Why Consider
- • Iskandar Puteri prime location near Medini LRT station
- • UEM Sunrise reputable developer with proven track record
- • Affordable pricing range RM388k-RM680k for quality condominium
- • Excellent connectivity to Kuala Lumpur via highway
- • Strong investment potential in growing Johor economic zone
Risk Factors
- • Leasehold tenure may depreciate faster than freehold
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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.