Meridin Bayvue
Powered by NAPIC + DOSM data
Generated 15 March 2026
Developer
UEM Sunrise
Location
Iskandar Puteri, Johor
Type
Condominium
Price
RM388k – RM680k
Tenure
Leasehold
Completion
Q4 2027
NewProjek Verdict
Meridin Bayvue presents a competitively priced entry point into the Iskandar Puteri market with established developer UEM Sunrise backing, supported by proximity to the forthcoming Medini LRT station which should enhance connectivity and long-term appreciation potential. However, investors should note the leasehold tenure and extended completion timeline of Q4 2027, which carries typical construction and market risks inherent to pre-launch properties in an emerging corridor. The project's viability depends heavily on the LRT's timely completion and sustained demand for mid-range condominiums in the growing Iskandar Puteri precinct.
- • Verified developer with established track record
- • Leasehold tenure — check remaining lease years
- • 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 |
| Nadira Residensi, Kota Tinggi, Johor - 2 Storey Terrace/Link House | Kulai | RM322k | New Launch |
✅ Why Consider
- • Located in Iskandar Puteri, Johor
- • Leasehold title property
- • By UEM Sunrise
- • Near Medini LRT (Upcoming)
- • Completion expected Q4 2027
⚠️ Risk Factors
- • Under construction — completion delays are possible
- • Leasehold tenure may depreciate faster than freehold
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.