Meridin Bayvue
Powered by NAPIC + DOSM data
Generated 29 April 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, though the absence of specified completion timeline creates uncertainty regarding actual delivery costs and potential price escalation clauses.
- •**Location & Connectivity**: Strategic positioning near the upcoming Medini LRT station provides strong future connectivity and accessibility; however, current reliance on road transport and the LRT's unconfirmed completion date may impact short-term convenience and rental demand.
- •**Risk & Timing**: Leasehold tenure with unspecified completion dates presents timing risk and potential capital lock-up; investors should exercise caution until the developer confirms a concrete handover schedule and clarifies the lease structure (typically 99-year leasehold in Johor).
NewProjek Score
8.8
Strong Buy Signal
- • 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 |
| D'Putra Suites | Kulai | RM322k | Completed |
Why Consider
- • Iskandar Puteri prime location with strong economic growth potential
- • Medini LRT connectivity enhances accessibility and future property value
- • UEM Sunrise established developer ensures quality construction and reliability
- • Competitive pricing in emerging financial hub district
- • Strategic investment opportunity in Malaysia's fastest developing region
Risk Factors
- • Leasehold tenure may depreciate faster than freehold
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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.