Opal Imperial
Powered by NAPIC + DOSM data
Generated 29 April 2026
Developer
—
Location
Skudai, Johor
Type
Landed House
Price
RM1.1 mil+
Tenure
—
Completion
—
NewProjek Verdict
- •**Pricing & Value**: Entry price of RM1,090,000 positions this competitively within the Skudai landed house market, though value assessment is limited without comparable properties in the immediate vicinity and final completion specifications.
- •**Location & Connectivity**: Skudai offers established residential infrastructure with proximity to shopping malls and educational institutions, however the absence of MRT connectivity may reduce long-term appeal compared to projects along major transit corridors, relying instead on road-based commuting.
- •**Risk & Timing Concerns**: Incomplete tenure and completion timeline information creates uncertainty for buyers; lack of transparency on these critical details warrants clarification before commitment, and absence of MRT plans increases dependency on future road infrastructure development.
NewProjek Score
5
Moderate
- • Developer verification status not confirmed
- • Priced 160% above area median — premium pricing
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
RM4,200–5,700
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
13.2x
National avg: 6.8x
Loan Eligibility by Salary
| Monthly Salary | Max Affordable | Can Afford? |
|---|---|---|
| RM5,000 | RM704k | No |
| RM7,000 | RM1.0 mil | Stretch |
| 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
Why Consider
- • Located in Skudai, Johor
- • By Developer
Risk Factors
- • Under construction — completion delays are possible
- • 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 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.