From
RM1.6mil
RM917/sqft
Price From
RM1.6mil
Built-Up
2,982–3,339 sqft
Price Insights
Developer Asking Price
RM531/sqft
Based on RM1.6mil ÷ 2,982 sqft
Selangor Market Range
RM350–600/sqft
Q3 2025 median (high-rise residential)
Based on Selangor market data, similar properties transact at RM350–RM600 psf. This project is priced within the market range for the area.
Subsale Transaction Data
VerifiedOfficial govt records for SRI EMBUN , SUTERA DAMANSARA
Transactions
10
Median PSF
RM341
Latest
Sept 2025
Sri Embun 2 Review — Worth Buying?
NP Score
7.2/10
Worth Considering
Asking PSF
RM531
per sqft
Selangor Median
RM341
verified PSF
Price check: Priced at RM531/sqft — above the Selangor median of RM341/sqft (common for new launches with premium finishes).
The case for buying
- Established developer SP Setia with proven track record
- Freehold tenure ensures long-term property ownership and value
- Selangor location offers strong capital appreciation potential
- Competitive pricing at RM1.58 million for residential unit
- Growing connectivity in Selangor region supports future demand
The honest verdict
Value & Pricing
Units priced from RM1.583 million position this project in the mid-to-upper segment of Selangor residential market; affordability depends on unit size and specifications, though comparable developments in similar locations may offer competitive alternatives at varying price points.
Location & Connectivity
Selangor location provides established suburban access, though absence of nearby MRT connectivity limits rapid transit options and may impact long-term appreciation relative to projects along major transport corridors; reliance on road-based commuting should be verified against proximity to major highways and employment centers.
Risk & Timing
Incomplete disclosure of tenure type and project completion timeline introduces uncertainty for investment planning; buyers should obtain detailed information on freehold/leasehold status and delivery schedules before commitment, as these factors significantly affect holding costs and occupancy timelines.
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- Market price analysis — is it fairly priced?
- Investment analysis — rental yield & capital growth
- Loan eligibility — salary needed to buy
- Area income profile (DOSM)
- Comparable projects side-by-side
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Project Details
Land Tenure
Freehold
Construction Status
Completed
Expected Completion
2026
Bumi Discount
Not Available
PSF From
RM917/sqft
About Sri Embun 2
Unit Types
- Type A: 5BR 3339sqft
- Type B: 5BR 3318sqft
- Type C: 5BR 2982sqft
Why Consider Sri Embun 2?
Based on location data and market analysis
- ✓Established developer SP Setia with proven track record
- ✓Freehold tenure ensures long-term property ownership and value
- ✓Selangor location offers strong capital appreciation potential
- ✓Competitive pricing at RM1.58 million for residential unit
- ✓Growing connectivity in Selangor region supports future demand
Investment Snapshot
Based on verified transaction data for Selangor
Est. Monthly Rental
RM5,000–6,800
Based on similar properties in Selangor
Gross Rental Yield
4.0%–5.0%
Annual rental / property price
Airbnb Estimate
RM3,100/mo
RM160/night × 65% occupancy · 2.3% gross yield
Area Price Trend
+8.9%
Verified sold prices 2021–2025
Price-to-Income
12.3x income
Lower = more affordable (avg 6.8x)
Estimates based on verified transaction data for similar properties in Selangor (2021–2025). Not financial advice.
See full area analysis →Check subsale transaction history
Browse real verified transaction prices for nearby properties
Can I afford this?
Estimate only — actual bank approval depends on your credit profile and existing commitments.
Est. monthly repayment
RM 6,480/mo
Based on 10% down, 35yr tenure at 4.2% p.a.
Minimum gross monthly income typically needed
RM 10,800/mo
Assumes no other debts, at a comfortable 60% DSR. Banks allow up to ~70% — existing car/personal loans lower how much you qualify for.
Check with your real income →Estimated cash needed upfront
Part of your down payment and stamp duty can often be covered using EPF Account 2 savings (subject to eligibility and withdrawal limits).
Full stamp duty & legal fee breakdown →Frequently Asked Questions
What is the price of Sri Embun 2?▼
Sri Embun 2 starts from RM1.6mil. Contact the developer directly on NewProjek for the latest pricing.
Where is Sri Embun 2 located?▼
Sri Embun 2 is located in Selangor, Malaysia.
Who is the developer of Sri Embun 2?▼
Sri Embun 2 is developed by SP Setia.
What type of property is Sri Embun 2?▼
Sri Embun 2 is a residential development with Freehold tenure.
What is the construction status of Sri Embun 2?▼
Sri Embun 2 is currently Completed. Expected completion is 2026.
Berapa harga Sri Embun 2?▼
Sri Embun 2 dijual bermula dari RM1.6mil. Hubungi pemaju terus melalui NewProjek untuk senarai harga terkini.
Looking to buy or rent Sri Embun 2?
This project is already completed. Browse subsale transactions, current listings, and market data below.
View Transaction History (10 txns)Find Subsale ListingsOr search rentals →Still want to contact the developer? (e.g., for clubhouse access, complaints, second-phase info)
Contact developer →
SP Setia
SP Setia Berhad is one of Malaysia's largest and most respected property developers. With a diverse portfolio spanning residential townships, integrated developments and commercial properties, SP Setia has built some of Malaysia's most iconic neighbourhoods.
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View all projects by SP Setia →Verified Transaction Data
What do units here actually sell for?
Real stamped SPA prices — not asking prices. From RM69.90.
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