Piccolo @ Bandar Putra Kulai, Johor
Powered by NAPIC + DOSM data
Generated 29 April 2026
Developer
—
Location
Kulai, Johor
Type
Landed House
Price
RM528k+
Tenure
Freehold
Completion
—
NewProjek Verdict
- •**Value & Pricing**: Entry-level pricing of RM528,000 positions this project competitively within the affordable housing segment for Johor, though long-term appreciation potential appears moderate given the mid-range market positioning and lack of premium amenities differentiation.
- •**Location & Connectivity**: Kulai offers reasonable accessibility to Johor Bahru's economic corridors, but the absence of nearby MRT connectivity and reliance on road-based transport limits appeal for commuters; proximity to local amenities requires verification against competing projects in the vicinity.
- •**Risk & Timing**: Lack of specified completion date creates uncertainty around project delivery and market conditions at handover; buyers should verify developer track record and obtain binding completion timelines before commitment, particularly in a market sensitive to delays.
NewProjek Score
6.3
Moderate
- • Developer verification status not confirmed
- • Freehold tenure provides long-term ownership security
- • Priced 26% above area median
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
RM2,100–2,800
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
6.4x
National avg: 6.8x
Loan Eligibility by Salary
| Monthly Salary | Max Affordable | Can Afford? |
|---|---|---|
| RM5,000 | RM704k | Yes |
| 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 |
|---|---|---|---|
| One49 Residence, Johor Bahru - Residential Apartment | Johor Bahru | RM289k | New Launch |
| D'Putra Suites | Kulai | RM322k | Completed |
| Nadira Residensi, Kota Tinggi, Johor - 2 Storey Terrace/Link House | Kulai | RM322k | Completed |
Why Consider
- • Affordable freehold landed house in growing Kulai township
- • Strategic location near major highways for easy connectivity
- • Strong investment potential in developing Johor property market
- • Bandar Putra Kulai offers established amenities and infrastructure
- • Excellent value proposition at competitive RM528,000 price point
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.