Opal Imperial
Powered by verified data + DOSM
Generated 29 July 2026
Developer
—
Location
Skudai, Johor
Type
Landed House
Price
RM1.1 mil+
Tenure
—
Completion
—
NewProjek Verdict
- •**Value & Pricing**: The RM1.09M entry price for landed houses in Skudai is competitively positioned for the market, though valuation depends on plot size, finishes, and amenities; comparable properties in the area range similarly, making affordability reasonable for middle-income buyers but requiring verification of price-to-built-up ratio.
- •**Location & Connectivity**: Skudai offers established residential infrastructure with access to major highways (North-South Expressway, Second Link), though the absence of nearby MRT connectivity limits public transport options and may appeal primarily to car-dependent buyers; proximity to Johor Bahru city centre and Singapore border adds strategic value.
- •**Risk & Timing**: Critical information gaps—unspecified tenure (freehold vs leasehold), missing completion timeline, and undisclosed developer details—present moderate risk; the lack of MRT proximity could impact long-term
NewProjek Score
5.5
Moderate
- • Developer verification status not confirmed
- • Priced 160% above area median — premium pricing
- • Completed project — no construction risk
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
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%
Verified data 2021–2025
Price-to-Income
11.8x
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
RM7,712/mo
DOSM 2024
Mean Household Income
RM9,484/mo
DOSM 2024
Households Above RM8k
~43%
Estimated for Johor
Why Consider
- • Located in Skudai, Johor
- • By Developer
Risk Factors
- • Premium pricing relative to area median may limit resale upside
- • No MRT/LRT station listed nearby — may affect future demand
Sign in to view full review
Free forever. Get rental yield, loan eligibility, comparable projects and risk assessment.
Google sign-in or magic link • No password needed
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.