Opal Residenz (Section 2) @ Bandar Seri Alam
Powered by verified data + DOSM
Generated 14 June 2026
Developer
—
Location
Johor Bahru, Johor
Type
Landed House
Price
RM900k+
Tenure
—
Completion
—
NewProjek Verdict
- •**Value & Pricing**: Entry price of RM900,000 is competitive for landed houses in the Johor Bahru market, though positioning relative to comparable developments in Section 2 should be verified; value proposition depends on unit specifications and finishes not detailed here.
- •**Location & Connectivity**: Bandar Seri Alam offers suburban accessibility via road networks, but absence of nearby MRT limits public transport options; proximity to Johor Bahru CBD and major commercial hubs requires confirmation for commuter appeal.
- •**Risk & Timing**: Critical gaps including unspecified tenure (freehold vs leasehold) and completion timeline create uncertainty for investment planning; lack of developer track record information presents execution risk that should be clarified before commitment.
NewProjek Score
5
Moderate
- • Developer verification status not confirmed
- • 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
10.9x
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
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 |
|---|---|---|---|
| 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
- • Located in Johor Bahru, 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 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.