Setia Sky 88 @ Johor Bahru City Centre
Powered by NAPIC + DOSM data
Generated 29 April 2026
Developer
SP Setia
Location
Johor Bahru, Johor
Type
Serviced Apartment
Price
RM1.4 mil+
Tenure
—
Completion
—
NewProjek Verdict
- •**Value & Pricing**: Unit pricing from RM1.45 million is positioned in the mid-to-premium segment for Johor Bahru; affordability requires assessment against comparable serviced apartments in the city centre, though specific psf pricing and finishes remain unclear without full specification details.
- •**Location & Connectivity**: Central Johor Bahru location offers urban accessibility and commercial proximity; however, the absence of nearby MRT connectivity limits long-term public transport advantage compared to major KL developments, relying instead on road-based mobility.
- •**Risk & Timing**: Completion timeline not disclosed presents uncertainty for investment planning and ROI projection; developer SP Setia's track record provides credibility, though market absorption rates for serviced apartments in Johor Bahru should be verified before commitment.
NewProjek Score
6.5
Moderate
- • Verified developer with established track record
- • Priced 282% 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
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%
NAPIC data 2021–2025
Price-to-Income
17.6x
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
RM6,879/mo
DOSM 2022
Mean Household Income
RM8,517/mo
DOSM 2022
Households Above RM8k
~39%
Estimated for Johor
Why Consider
- • Located in Johor Bahru, Johor
- • By SP Setia
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.