Hulu Selangor, Selangor · Freehold · 17 transactions
Estimated Market Value
Units (700–1453 sqft) estimated at RM234K – RM485K based on median PSF of RM334/sqft (17 verified transactions)
-8.9%
since 2024
Median Price
RM466K
RM462K – RM466K
Median PSF
RM334
RM321 – RM357
Transactions
17
2024-01 to 2026-01
Size Range
700 – 1453
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Jan 2026 | 2 - 2 1/2 Storey Terraced | Freehold | 1,453 | RM296 | RM430K |
| Apr 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 700 | RM357 | RM250K |
| Apr 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,302 | RM355 | RM462K |
| Feb 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,302 | RM351 | RM457K |
| Jan 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,453 | RM334 | RM485K |
| Jan 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,206 | RM207 | RM250K |
| May 2024 | 2 - 2 1/2 Storey Terraced | Freehold | 1,206 | RM387 | RM466K |
| Apr 2024 | 2 - 2 1/2 Storey Terraced | Freehold | 1,302 | RM358 | RM466K |
9 more transactions hidden
ION BERLIAN GARDEN · 17 transactions
vs RM200–500 valuer fee
RM69.90
one-time · no subscription
Investment ROI since first transaction
Capital gain 2024–2026 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Hulu Selangor average
All 17 transaction records
Complete data, filterable & sortable
3 interactive charts
Scatter plot, price & PSF vs Hulu Selangor & Selangor
Unit mix breakdown
Median price & PSF by size category
Rental yield analysis
Est. monthly rent by furnishing type
Data-driven insights for ION BERLIAN GARDEN
Earliest PSF (2024)
RM325
Current PSF (2026)
RM296
Capital Gain
-8.9%
Total Return (est.)
-0.4% p.a.
| Capital appreciation (2 years) | -8.9% |
| Annualised capital return | -4.5% p.a. |
| Est. gross rental yield | 4.1% p.a. |
| Est. total return (capital + rental) | -0.4% p.a. |
| vs Fixed Deposit (3.5% p.a. x 2yr) | -7.7% |
*Based on earliest recorded transaction (2024). Actual launch price may differ. Rental yield computed from 0 active rental listings.
Median Rent
RM1,600/mo
Rent Range
RM1300-1900
25th – 75th pct
Rent PSF
RM1.17
Est. Yield
4.1% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM1,400/mo |
| Semi Furnished | RM1,600/mo |
| Fully Furnished | RM2,000/mo |
*Estimated rental figures based on Selangor district average gross yield (4.1%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 1,200 sqft | 2 | RM466K | RM387 |
| 1,300 sqft | 6 | RM466K | RM358 |
| 1,450 sqft | 8 | RM466K | RM321 |
PSF Trend: Stable
PSF moved from RM325 (2024) to RM296 (2026)
Liquidity: Moderate
17 transactions over 2 years (~9/year)
20% above Hulu Selangor average
This project: RM334 PSF vs Hulu Selangor median: RM278 PSF
Est. Total Return: -0.4% p.a. (below FD)
Capital loss (-4.5% p.a.) + rental yield (~4.1% p.a.)
ION BERLIAN GARDEN delivers a modest estimated total return of -0.4% p.a. — comprising -4.5% capital depreciation and ~4.1% rental yield over 2 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF is 20% above the Hulu Selangor average, reflecting its positioning as a premium development in the area. Best suited for long-term holders.
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ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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