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Continue Reading ⋅ 30 January 2023
Meridin East is a 1,313-acre gated lake garden community, with ample outdoor activity spaces. This freehold project was previously known as Bandar Bestari Perdana, and it will be the largest township development in the eastern zone of Iskandar Malaysia.
The gross development value (GDV) is RM5 billion, and it is expected to be completed within 15 years. It was first launched in 2016 by Mah Sing Group Bhd.
This township development is focused in Jalan Kong Kong, Pasir Gudang, which falls under Flagship Zone D of Iskandar. The developer highlighted that the western side of Iskandar has seen lots of developments, and therefore, they decided to focus on the eastern side with Meridin East.
Meridin East will provide residents with a green environment, and a wide selection of activities to encourage healthy living. The group plans to plant several thousand native trees around the township’s 9-acre Mulberry lake to preserve and enhance the natural flora and fauna. Surrounding the lake will be a 2.5km cycling and jogging path.
As an integrated mixed development, Meridin East caters to the various needs of the community. The township is expected to include an international school, secondary and primary school, kindergarten, childcare centre, hospital, police station, fire station, and post office.
The township has 5 designated zones – 3 residential zones, 1 commercial zone, and 1 industrial zone. The township has about 13,000 residential units comprising affordable double-storey link homes for single, couple and growing families.
Address: Jalan Kong Kong, 81700 Johor
Developer: Mah Sing Group
Property Type: Mixed development
Land Area: 1,313 acres
Land Title: Mixed
Tenure: Freehold
Sales Gallery: Jalan Kong Kong, 81750 Pasir Gudang, Johor
Facilities:
- 9-acre Mulberry Lake
- 5km cycling and jogging path
- Maple embracing park & aquatic rushes
- Choreography park
- Cardio garden
- Energetic garden
- Kinetic park
- Spring garden
- Wander park
- Community park
- Shopping mall
- Kindergarten
- Primary school
- Secondary school
- International school
- Multi-purpose hall
- Police station
- Fire station
- Petrol station
Project Details
In 2016, Mah Sing launched Eden and Greenway, which achieved take-up rates of 100% and 90% respectively.
In 2017, Mah Sing launched 2 more residential developments – the first parcel of Fern comprising 84 units of 2–storey link homes with built-ups from 1,622 sq ft (4 bedrooms and 3 bathrooms), and Dandelion comprising 90 units of 2-storey link homes with built-ups from 2,333 sq ft (4+1 bedrooms and 3 bathrooms).
Closer to the end of 2017, they launched the second parcel of Fern which comprises 130 units of 2-storey link homes, with built-ups from 1,622 sq ft. The units were priced from RM408,850.
Acacia, Jasmine 1, and 3 link homes were launched in 2020. Acacia units were different from the previously introduced double-storey link, Hazel and Orchid. The developers gave the unit a modern classic design, which offers a lot of sunlight and natural ventilation.
The developer tried to make the launches different so that people do not end up with a homogeneous product. Acacia also features a 15.2m wide access road that offers greater ease for pedestrian and vehicle movement.
Acacia Phase 2 was priced from RM498,000 to match the market demand for quality homes with affordable pricing.
Customers could book a unit in Acacia Phase 2 for only RM200, under Mah Sing’s Goodbye 2020 Sale. The low bank interest rate also enabled purchasers to own Acacia Phase 2 from RM1,150 per month. Purchasers were also eligible for Mah Sing’s Eazy to Own Campaign, which offers Maybank Islamic HouzKEY that provides buyers with up to 100% financing and lower monthly instalments.
This is in addition to Mah Sing’s HOC Plus Campaign, which offered a smart home system package to all new purchasers in December 2020.
Ixora Park City is the main commercial centre for Meridin East. It fronts the main road, and features highly functional spaces, modern façade, well-lit interiors, and good ventilation. Upcoming businesses in Ixora could benefit from the existing catchment of the residents in Meridin East, and tap into the Kota Masai area as well.
|
Collection |
Details |
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Double-storey Link Homes |
The Eden – Phase 1 · 116 units · 20’ x 75’ · From 2,033 sq ft · 4 bedrooms · 3 bathrooms · From RM454,000 · Completed in 2018
The Eden – Phase 2 · 130 units · 1,622 sq ft · From RM410,550 · Completed in 2019
The Greenway · 492 units · 18’ x 65’ · From 1,595 sq ft · 4 bedrooms · 3 bathrooms · From RM390,880 · Completion: 2018 – 2019
The Fern · 130 units · 18’ x 65’ · From 1,622 sq ft · 4 bedrooms · 3 bathrooms · From RM410,550 · Completion: 2019 – 2020
The Dandelion · 22’ x 75’ · From 2,333 sq ft · 5 bedrooms · 3 bathrooms · From RM549,100 · Completed in 2019
The Hazel · 125 units · 20’ x 70’ · From 1,964 sq ft · 4 bedrooms · 3 bathrooms · From RM487,000 · Completed in 2020
The Orchid · 164 units · 20’ x 65’ · From 1,782 sq ft · 4 bedrooms · 3 bathrooms · From RM463,000 · Completed in 2021
The Acacia – Phase 1 · 93 units · 22’ x 70’ · From 1,838 sq ft · 4 bedrooms · 3 bathrooms · From RM498,000 · Completion in Q4 2021
The Acacia – Phase 2 · 97 units · 22’ x 70’ · From 1,838 sq ft · 4 bedrooms · 3 bathrooms · From RM498,000 · Completion in Q4 2022
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|
Ixora Park City |
· 54 units of 2-storey shops · 12 units of 3-storey shops · From 2,895 sq ft – 4,334 sq ft · From RM650,000 |
|
Industrial Park |
Coming soon |
|
Townhouses |
· Rumah Mampu Milik Johor (RMMJ) · 212 units · Land Area: From 20′ x 70′ · Built-Up: From 1,000 sq ft
|
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Medium Cost Shop |
· Single storey · Land Area: 1,400 sq ft – 3,853 sq ft · Built-Up: From 1,200 sq ft
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Location
Meridin East is located close to the Pasir Gudang Industrial Hub and Tanjung Langsat Industrial Park, and a short drive to the Pengerang Integrated Petroleum Complex.
The development fronts Jalan Kong Kong which connects to Masai, and it is just 2.5km to the Senai-Desaru Highway, one Johor’s main expressways which connects to other major roads in the state.
To enhance connectivity in the township, the group constructed a link road into the Tanjung Langsat-Cahaya Baru Toll Connecting Highway, which forms part of the Senai Desaru Expressway (SDE).
This will shorten travel time to key areas such as Tanjung Langsat and Pasir Gudang from 15 minutes to 45 minutes. The connecting road will also enhance connectivity by allowing easier access to the SDE and the North-South Highway. The connecting road is also just 1km away from Meridin East.
Mah Sing also widened Jalan Kong Kong to a 40-metre, 4-lane thoroughfare. It was done in phases. Both road infrastructure improvements were completed by end 2020. Meridin East is also accessible via the Pasir Gudang Highway and Johor Bahru East Coast Highway.
As for amenities, Meridin East have allocated about 9.66 acres to build SJK (C) Sim Mow Yu within the township. This addition could enhance the appeal of Meridin East for our buyers, especially married couples and young families.
Accessibility
- Jalan Kong Kong
- Senai Desaru Expressway (SDE)
- Pasir Gudang Highway
- Johor Bahru East Coast Highway
- North-South Highway
- Second Link Expressway
- Senai International Airport
Education
- SJK (C) Sim Mow Yu
- SK Taman Bukit Dahlia
- Maktab Rendah Sains MARA (MRSM)
- Universiti Kuala Lumpur (UniKL)
- Excelsior International School
- Universiti Teknologi MARA (UiTM)
- Asia Metropolitan University
- Japan School
- Uniworld International School
Medical Care
- Gleneagles Medini Hospital
- Columbia Asia Hospital
Shopping
- Meridin Lifestyle Mall
- Tesco
- Econsave
Recreation
- Tanjung Puteri Golf Resort
- Puteri Harbour
Analysis
Pengerang and Desaru are being developed as a tourism, and oil and gas hub. Thus, this could lead to an increase in the demand for residential and commercial units. Plus, the developer pointed out that the strong fundamental demand for property, and attractive low-interest-rate environment provide a better position for buyers to own properties.
The reintroduction of the Home Ownership Campaign (HOC) and other property-friendly initiatives would further help to stimulate the property market. Amidst the pandemic, Mah Sing continued to launch new projects such as M Arisa in Sentul, M Luna in Kepong, and M Adora in Wangsa Melawati.
The sale price of a 1,622 sq ft The Fern unit listed on PropertyGuru in March 2021 is about RM403,000, while rent is about RM1,300 per month. Based on these figures, the approximate gross rental yield is about 3.87% per annum
Here’s a look at a few residential properties in Johor.
|
Project |
Land Tenure |
Property Type |
Completion |
Built-up |
Approximate Launch Price |
|
The Fern @ Meridin East by Mah Sing Group |
Freehold |
Double-storey link homes |
2019 |
From 1,622 sq ft |
From RM410,550
|
|
The Valley @ Horizon Hills by Gamuda Berhad |
Freehold |
Double-storey link homes |
2015 |
2,139 sq ft – 2,583 sq ft |
From RM1.03 million |
|
Senibong Cove – The WaterEdge Apartments by Senibong Cove Development Sdn Bhd |
Freehold
|
Apartment
|
2018 |
1,184 sq ft – 1,894 sq ft |
From RM470,000 |
|
by Scudai Development |
Freehold
|
Serviced Residence
|
2019 |
From 490 sq ft
|
From RM307,250
|
|
Merpati Indah Apartment @ Bandar Putra Kulai by IOI Properties Group Berhad |
Freehold
|
Apartment |
2022 |
818 sq ft – 1,249 sq ft |
From RM308,900
|
|
Meridian @ Taman Kluang Barat by Bayu Melati Sdn Bhd |
Freehold
|
Semi-detached house |
2022 |
2,320 sq ft – 3,578 sq ft |
From RM 440,000
|
|
Single Storey Terrace-Phase 7A @ Tanjong Puteri Resort by Keck Seng (M) Berhad |
Freehold
|
Terraced house / Superlink |
2022 |
1,103 sq ft – 1,281 sq ft |
From RM320,000 |
|
Eco Botanic 2 by EcoWorld |
Freehold |
2-storey terrace houses |
2025 |
1,701 sq ft – 2,239 sq ft |
From RM600,000 |
Summary
As at December 2020, more than 900 units of houses have been handed over to purchasers, with more than 50% occupancy rate. Approximately 400 units of houses will be completed and handed over to purchasers in 2021. Purchasers can also take advantage of HOC 2021, which covers registered residential properties priced between RM300,000 and RM2.5 million.
The encouraging take-up rate for units is a testament that demand for quality yet affordably priced properties at strategic locations. It could also be due to developer’s track record. Mah Sing has won multiple awards through the years, and recently, they attained more property accolades in the PropertyGuru Asia Property Awards (Malaysia) 2020. They include:
- Best Lifestyle Developer
- Winner: Special Recognition for ESG (Environmental, Social, Governance)
- Winner: Special Recognition for CSR (Corporate Social Responsibility)
- Winner: Special Recognition in Sustainable Construction
- Winner: Special Recognition in Sustainable Design
- Winner: Special Recognition for Building Communities
So, if you’re interested in a 1,622 sq ft The Fern unit at Meridin East that’s priced at RM403,000, here are its estimated loan figures.
- LTV / margin of finance: 90%
- Down payment (10%): RM40,300
- Loan amount: RM362,700
- Loan term: 30 years
- Interest rate: 3.2%
- Monthly repayment: RM1,569
- Approximate required gross annual income: RM63,000*
Use these calculators to adjust the figures accordingly.
Pro tip: Know your Debt Service Ratio (DSR)!
DSR is a method used by banks in Malaysia to calculate whether you can afford the loan you’re applying for. To calculate your Debt Service Ratio (DSR), refer to the FREE PropertyGuru Loan Pre-Approval tool. It has a 99.9% accuracy, which greatly helps in avoiding loan rejections.
* Assumptions: No other monthly debt obligations, and 30% of gross income spent on the home loan. As a rule of thumb, banks usually loan up to 30% of your gross annual income.
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