Meridin East @ Pasir Gudang
Powered by verified data + DOSM
Generated 15 July 2026
Developer
Mah Sing Group
Location
Pasir Gudang, Johor
Type
Landed House
Price
RM792k+
Tenure
Freehold
Completion
2018
NewProjek Verdict
- •**Pricing & Value**: Entry-level pricing of RM792,100 offers affordability for first-time buyers in the landed house segment, though value assessment requires comparison with competing projects in Pasir Gudang; lack of specified completion timeline introduces uncertainty in cost escalation risks.
- •**Location & Connectivity**: Pasir Gudang provides industrial and commercial proximity with established infrastructure, but absence of MRT connectivity limits public transport accessibility and may constrain long-term appreciation potential compared to projects along major transit corridors.
- •**Risk & Timing**: Undefined completion timeline presents execution risk and delays in occupancy; market timing in Pasir Gudang requires careful consideration of broader Johor property cycle and absorption rates for landed properties in this secondary location.
NewProjek Score
8.2
Worth Considering
- • Verified developer with established track record
- • Freehold tenure provides long-term ownership security
- • Priced 89% 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
RM3,100–4,200
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
8.6x
National avg: 6.8x
Loan Eligibility by Salary
| Monthly Salary | Max Affordable | Can Afford? |
|---|---|---|
| RM5,000 | RM704k | No |
| 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
RM7,712/mo
DOSM 2024
Mean Household Income
RM9,484/mo
DOSM 2024
Households Above RM8k
~43%
Estimated for Johor
Similar projects in Johor
| Project | Location | Price From | Status |
|---|---|---|---|
| Ledang Homes @ Genting Indahpura, Kulai, Johor Genting Properties | Kulai | RM437k | New Launch |
| Erica @ Meridin East, Pasir Gudang, Johor Mah Sing Group | Pasir Gudang | RM440k | New Launch |
| Erica East @ Meridin East Mah Sing Group | Pasir Gudang | RM450k | Under Construction |
Why Consider
- • Strategic Pasir Gudang location with strong industrial and commercial growth
- • Affordable freehold landed house under RM800k price point
- • Mah Sing Group developer ensures quality construction and after-sales support
- • Proximity to port, manufacturing hub boosts long-term appreciation potential
- • Ideal investment for rental yield in developing Johor corridor
Risk Factors
- • 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.