RAYDEN
Powered by NAPIC + DOSM data
Generated 14 May 2026
Developer
SP Setia
Location
Johor, Johor
Type
Semi-detached house
Price
RM1 mil+
Tenure
—
Completion
—
NewProjek Verdict
- •**Value & Pricing**: At RM1,000,000 entry point for semi-detached units, the pricing appears positioned for the upper-middle segment; competitive valuation assessment requires comparison with similar SP Setia developments in Johor, though lack of tenure specification limits full value determination.
- •**Location & Connectivity**: Johor location offers regional accessibility but absence of nearby MRT connectivity is a notable limitation; viability depends on proximity to major highways, commercial centers, and alternative public transport options which require site-specific verification.
- •**Risk & Timing**: Material risks include undefined completion timeline and unspecified tenure type (freehold vs. leasehold), both critical factors affecting investment returns and long-term asset value; project maturity stage and developer track record should be clarified before commitment.
NewProjek Score
6.5
Moderate
- • Verified developer with established track record
- • Priced 138% 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
RM3,900–5,300
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
12.1x
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
- • SP Setia's reputable developer track record ensures quality construction
- • Johor location offers affordable semi-detached homes versus Klang Valley
- • Strategic Johor position for growing commercial and residential demand
- • Potential capital appreciation in developing Johor property market
- • Semi-detached layout provides spacious living at competitive RM1M price
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.