• Fieldworkers visit each site on a fixed routine interval.
  • Photo archive the property and its surroundings.
  • Post as potential customers at sales office.
  • Supplement with online research.
  • Demand is based on estimated “Occupancy” and NOT Sales.
  • High “Occupancy” reflects high demand for a property.
  • “Occupancy rate” reflects its popularity and influences Price.
  • Routine evening fieldwork of “Lighted Units” is an estimate of Occupancy rate
  • Every single property brochure or online site is archived
  • Supply unit is published by MPJB with Building Plan Approval No.
  • Site visit will document completed, under-construction and delayed projects
  • Routine fieldwork will observe its progress and published in Census List
  • A HOTSPOT gravitates human traffic that drives demand and hence its price.
  • Properties around a HOTSPOT tend to have higher occupancy and above average rental and resale rate.
  • A HOTSPOT can be a natural strategic location, a man-made transport hub, a mixed development or even a single education site.
  • Identifying HOTSPOT is not exact science.
  • Forecasting Iskandar Malaysia in particular, not only require in-depth research and local knowledge, but that of Singapore’s demographic and psychographic sentiment towards Johor.
  • The Singapore factor – its ageing demographics, ‘End’ of Lease” HDB public housing and price disparity will likely have a profound impact on Iskandar properties.
  • Our forecast is continuously refined as new information coalesce with our research and readers are advised to follow our social media to keep track of the latest outlook.
  • Each property has a median price. During the launch phase, all developers price their properties in a similar way. The lowest floor tends to be the cheapest and progressively increase for each floor up. Eg. Each floor may increase by RM3000.
  • The middle residential floor approximates the median price. Eg if a property has 20 residential floors, then the 10th floor approximates the median price. Since most developments offer 1, 2 and 3 bedrooms as the most common types, a 2-bedroom being the middle size on a middle floor will approximate the median price.
  • During data collection period, our researchers will consistently collect the price of a 2-bedroom on a middle floor of the exact size. The average of the median prices is used as an estimate of the median price in each of the 8 areas that make up Iskandar Malaysia.
  • Where a 2-bedroom on a middle floor is sold and does not have a price, the closest 2-bedroom available is collected and the price is imputed back to the middle floor. Price imputation is done since the price differential of each floor is known.
  • In some rare cases, where a property does not have a 2-bedroom, the smallest 3-bedroom is used as a proxy.
  • One of the limitations is that we are unable to factor in renovation and furniture costs. A property may have increased in price due to extensive renovations rather than a general price appreciation of the property.