Setia Sky 88 @ Johor Bahru City Centre
Powered by verified data + DOSM
Generated 29 July 2026
Developer
SP Setia
Location
Johor Bahru, Johor
Type
Serviced Apartment
Price
RM1.4 mil+
Tenure
—
Completion
—
NewProjek Verdict
- •**Value & Pricing**: RM1.45 million entry price is competitive for serviced apartments in JB CBD, though without specified unit sizes or amenities comparison, valuation assessment is constrained; developer's track record (SP Setia) provides credibility but pricing should be benchmarked against similar projects in the corridor.
- •**Location & Connectivity**: Johor Bahru City Centre positioning offers urban accessibility and commercial proximity; however, the absence of nearby MRT connectivity is a notable drawback for long-term mobility, though bus networks and potential future rail expansion may mitigate this limitation.
- •**Risk & Timing**: Unspecified completion timeline and tenure structure present material uncertainties for investment planning and exit strategies; serviced apartment segments carry higher operational/vacancy risks compared to residential units, requiring careful assessment of projected ROI and market demand cycles.
NewProjek Score
5.5
Moderate
- • Developer verification status not confirmed
- • Priced 282% 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
RM5,600–7,600
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
15.7x
National avg: 6.8x
Loan Eligibility by Salary
| Monthly Salary | Max Affordable | Can Afford? |
|---|---|---|
| RM5,000 | RM704k | No |
| RM7,000 | RM1.0 mil | No |
| RM10,000 | RM1.5 mil | Stretch |
| 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
- • Prime location in Johor Bahru City Centre with excellent accessibility
- • SP Setia's reputable track record ensures quality construction standards
- • Strong investment potential in growing JB commercial hub
- • Serviced apartment format offers rental income opportunities
- • Strategic city centre positioning for capital appreciation
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.