Key Findings

1. Baseline Selection:
   • The study focused on terrace homes as the baseline property type for assessing affordability trends.
2. Data Segmentation:
   • Terrace property transactions from 2019 to 2023 were analysed, and locations with the highest number of transactions were shortlisted.
   • The total transaction value for each area was calculated, and the average unit price (AUP) was derived by dividing the total value by the number of transactions for each location.
   • These locations were then categorized into four price groups based on their AUP:
     • Group A: RM 800k and above
     • Group B: RM 600k – RM 800k
     • Group C: RM 400k – RM 600k
     • Group D: RM 180k – RM 400k
3. Transaction Distribution:
   • The transaction counts across the four price groups revealed the following distribution:
     • Group A (RM 800k and above): 8,429 transactions
     • Group B (RM 600k – RM 800k): 13,397 transactions
     • Group C (RM 400k – RM 600k): 10,012 transactions
     • Group D (RM 180k – RM 400k): 8,316 transactions
4. Key Observations:
   • Transaction counts are evenly distributed across all price groups, highlighting a vibrant market that caters to diverse affordability levels, from high-end to lower-cost homes.
   • The RM 400k–RM 800k AUP range is the most common, with over 23,000 transactions across Groups B and C from 2019 to 2023.
   • Location data reveals a clear trend: higher-priced homes are concentrated in well-established urban areas, while lower-priced homes are increasingly situated farther from the city, in the outskirts of the Klang Valley. See maps below.
   • Affordability is further shaped by local income levels—2022 data shows Selangor’s median monthly household income at RM9,983 and Kuala Lumpur’s at RM10,234—indicating that many buyers are willing to compromise on location to find affordable options further away from the city centre [1].
   • Homes in these outer areas are typically geared towards owner-occupancy rather than investment, as city-proximal properties are easier to rent out due to office density and industries.
   • Improved transportation networks and the appeal of modern, family-oriented suburban developments with communal facilities also contribute to this trend.
   • While affordable homes remain available, they often require buyers to balance cost savings with increased commuting distances.

1. https://data.gov.my/data-catalogue/hh_income_state

 

Group A - RM 800k and Above

#	Location	Number of Transactions	Total Value (RM - Million)	Average Unit Price
1	TMN TUN DR ISMAIL	258	376	RM1,456,437
2	JADE HILLS	214	308	RM1,440,449
3	BANDAR UTAMA	488	678	RM1,390,254
4	BANDAR SIERRA PUCHONG	236	272	RM1,151,136
5	SEJATI LAKESIDE	197	224	RM1,135,955
6	BANDAR PUTERI	273	282	RM1,033,603
7	SS 2	352	361	RM1,025,600
8	BUKIT JELUTONG	330	334	RM1,012,505
9	BANDAR METRO PUCHONG	220	217	RM984,506
10	ELMINA WEST	905	865	RM955,269
11	DENAI ALAM	369	345	RM934,795
12	BANDAR KINRARA	877	816	RM930,968
13	ALAM IMPIAN	689	615	RM892,927
14	BANDAR SRI DAMANSARA	416	369	RM886,542
15	TMN PUTRA PRIMA	436	376	RM863,044
16	BANDAR SERI COALFIELDS	499	429	RM859,533
17	PUTERA HEIGHTS	510	431	RM845,290
18	ECO MAJESTIC	548	461	RM841,396
19	USJ 11	217	181	RM832,073
20	KOTA KEMUNING	395	323	RM817,822

1. Table information based on selective NAPIC data from 2019 - 2023

• In the first half of Group A, Elmina West (#10) recorded the highest number of transactions and highest total value.
• In the second half of Group A, Bandar Kinrara (#12) recorded the highest number of transactions and highest total value.

• As shown on the map above, most locations in Group A are clustered in well-established areas such as Puchong, Subang, Petaling Jaya, and Shah Alam.
• However, some locations are further from the city center but still achieve sales at this price range (RM 800k and above).

 

Group B - RM 600k to RM 800k

#	Location	Number of Transactions	Total Value (RM - Million	Average Unit Price
1	BANDAR SETIA ALAM	1660	1322	RM796,438
2	TAMAN RIMBAYU	668	518	RM775,422
3	USJ 3	263	204	RM775,310
4	SERENE HEIGHTS	301	232	RM770,434
5	SERENIA CITY	727	559	RM768,829
6	BDR BUKIT RAJA	1788	1372	RM767,067
7	BDR PUCHONG JAYA	470	354	RM752,507
8	BDR DAMAI PERDANA	326	242	RM743,129
9	USJ 2	207	153	RM737,853
10	BDR BOTANIC, KLANG	503	368	RM732,488
11	BDR BUKIT TINGGI	433	316	RM728,729
12	KOTA BAYUEMAS	432	312	RM722,903
13	HAPPY GARDEN	194	136	RM701,579
14	ECO GRANDEUR	305	213	RM697,274
15	SEK. 7 SHAH ALAM	230	157	RM682,876
16	TAMAN MELAWATI	236	157	RM667,359
17	M ARUNA	311	207	RM664,903
18	TAMAN PUTRA	231	154	RM664,721
19	BDR MAHKOTA CHERAS	593	391	RM659,156
20	BANDAR BARU SRI PETALING	329	217	RM658,489
21	KEPONG BARU	247	162	RM657,392
22	KOTA EMERALD	398	258	RM648,679
23	BANGI AVENUE	233	148	RM635,396
24	BDR PUTERI, KLANG	384	240	RM625,017
25	TMN PUCHONG UTAMA	321	197	RM612,161
26	BDR SG LONG	337	203	RM603,443
27	TAMAN PUNCAK JALIL	510	307	RM602,525
28	SETIA ECOHILL	760	456	RM600,416

1. Table information based on selective NAPIC data from 2019 - 2023

• In the first half of Group B, Bandar Bukit Raja (#6) recorded the highest number of transactions and highest total value.
• In the second half of Group B, Setia Ecohill (#28) recorded the highest number of transactions and highest total value.

• Group B is more dispersed compared to Group A, with smaller clusters observed.
• Most areas are located on the southern side of Kuala Lumpur and extend toward Klang.

 

Group C - RM 400k to RM 600k

#	Location	Number of Transactions	Total Value (RM - Million)	Average Unit Price
1	SAUJANA PERDANA	570	338	RM593,832
2	CALEDONIA	214	125	RM584,309
3	DAUNAN WORLDWIDE @ ALAM PERDANA	339	190	RM561,657
4	TMN PANDAN INDAH	202	106	RM523,856
5	TMN DESA BUKIT NILAM	276	137	RM494,843
6	TAMAN LESTARI PUCHONG	411	202	RM491,233
7	BDR TASIK KESUMA	644	314	RM487,126
8	TAMAN SAUJANA PUCHONG	214	103	RM479,267
9	KOTA PUTERI BANDAR BARU BT ARANG	330	151	RM456,178
10	TAMAN SRI GOMBAK	534	242	RM453,526
11	SEKSYEN 29, SHAH ALAM	318	143	RM449,437
12	SCIENTEX KUNDANG JAYA	886	396	RM446,496
13	SEKSYEN 30, SHAH ALAM	544	236	RM433,031
14	SEK. 19 SHAH ALAM	199	86	RM430,774
15	TMN BENTARA	597	256	RM429,260
16	BDR SAUJANA PUTRA	565	241	RM426,885
17	TMN SAUJANA UTAMA	208	88	RM421,435
18	TMN SRI ANDALAS	219	91	RM414,497
19	LAMAN HARIS @ ECO GRANDEUR	326	135	RM413,077
20	BANDAR PUTERA 2	717	295	RM411,754
21	PUNCAK ALAM	740	299	RM404,044
22	BANDAR COUNTRY HOMES	326	132	RM403,786
23	BANDAR TASIK PUTERI	953	383	RM401,548

1. Table information based on selective NAPIC data from 2019 - 2023

• In the first half of Group C, Scientex Kundang Jaya (#12) recorded the highest number of transactions and highest total value.
• In the second half of Group C, Bandar Tasik Puteri (#23) recorded the highest number of transactions and total value.

• Group C is more compact compared to Group B, with two main clusters observed, both extending further from the city center in the northwest and southwest directions.

 

Group D - RM 180k to RM 400k

#	Location	Number of Transactions	Total Value (RM - Million)	Average Unit Price
1	TMN SUNGAI KAPAR INDAH	244	95	RM391,340
2	TMN KLANG UTAMA	294	114	RM386,151
3	TMN DATO' HORMAT, TPG	225	86	RM380,556
4	TAMAN LANGAT UTAMA 3	305	114	RM374,066
5	TMN SENTOSA, KLANG	1052	378	RM358,977
6	BDR MAHKOTA BANTING (BROOKLANDS)	578	207	RM358,420
7	BDR RINCING	282	96	RM340,407
8	TMN SRI MUDA, SEK. 25 SHAH ALAM	398	135	RM339,561
9	PULAU INDAH	286	93	RM324,800
10	BDR SULTAN SULEIMAN	332	105	RM314,977
11	TAMAN BUNGA RAYA	387	118	RM304,794
12	ALAM PERDANA, IJOK	254	74	RM292,878
13	SELANGORKU PPAM @ULU YAM	259	70	RM270,088
14	BANDAR SUNGAI BUAYA	315	83	RM264,507
15	BANDAR BUKIT BERUNTUNG	905	236	RM261,160
16	BUKIT SENTOSA	1359	334	RM245,935
17	BANDAR UTAMA BATANG KALI	353	74	RM208,371
18	TMN SUNGAI YU INDAH	200	36	RM182,125

1. Table information based on selective NAPIC data from 2019 - 2023

• In the first half of Group D, Taman Sentosa, Klang (#5) recorded the highest number of transactions and overall total transaction value.
• In the second half of Group D, Bukit Sentosa, Hulu Selangor (#16) recorded the highest number of transactions and overall total transaction value.

• Group D shows two main clusters: one in the northern region and the other extending toward Klang.
• At this price range, most areas with high transaction counts are located on the outskirts of the Klang Valley.

 

Disclaimer:

This document, created by City Valuers & Consultants, is intended for general informational purposes only and does not establish any advisory, fiduciary, or professional relationship. While based on established methods, it is not a definitive forecast, appraisal, or valuation, and we make no warranties or representations as to the data's current accuracy or completeness. The data presented includes third-party information, which could contain inaccuracies or be outdated, and has not been independently verified. We disclaim liability for any errors, omissions, or inaccuracies and any loss or damage arising from reliance on this information.