Opal Residenz (Section 2) @ Bandar Seri Alam
Powered by verified data + DOSM
Generated 29 July 2026
Developer
—
Location
Johor Bahru, Johor
Type
Landed House
Price
RM900k+
Tenure
Freehold
Completion
2019
NewProjek Verdict
- •**Value & Pricing**: RM900,000 entry point is competitive for landed houses in Bandar Seri Alam, though affordability depends on unit size and specifications; lack of tenure clarity and completion timeline details limit ability to assess true value proposition.
- •**Location & Connectivity**: Bandar Seri Alam offers suburban accessibility to Johor Bahru with road-based transport, but absence of MRT connectivity and limited public transit options may constrain long-term appreciation and appeal to investors seeking urban convenience.
- •**Risk & Timing**: Incomplete information on tenure (freehold/leasehold) and completion date presents material uncertainty; buyers should verify developer track record and obtain binding timelines before commitment, as delays are common in the region and affect holding costs and occupancy plans.
NewProjek Score
6.2
Moderate
- • Developer verification status not confirmed
- • Freehold tenure provides long-term ownership security
- • Priced 114% 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
RM3,500–4,700
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
9.7x
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 |
|---|---|---|---|
| Erica West @ Meridin East Mah Sing Group | Pasir Gudang | RM464k | Under Construction |
| Taman Permata Penawar, 2-Storey Terrace @ Johor Bahru, Johor | Johor Bahru | RM470k | Recently Completed |
| Jasmine @ Meridin East Mah Sing Group | Pasir Gudang | RM495k | Under Construction |
Why Consider
- • Established mature township with proven track record
- • Freehold tenure ensures long-term asset ownership security
- • Affordable landed homes under RM1 million entry
- • Strategic Johor Bahru location near economic hubs
- • Completed project with immediate occupancy availability
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 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.