Hulu Langat, Selangor · Leasehold · 36 transactions
Median Price
RM303K
RM260K – RM323K
Median PSF
RM335
RM307 – RM346
Transactions
36
2021-03 to 2025-05
Size Range
667 – 4553
sq.ft (built-up)
Data-driven insights for MERDEKA VILLA
Earliest PSF (2021)
RM337
Current PSF (2025)
RM342
Capital Gain
+1.7%
Total Return (est.)
4.6% p.a.
| Capital appreciation (4 years) | +1.7% |
| Annualised capital return | +0.4% p.a. |
| Est. gross rental yield | 4.2% p.a. |
| Est. total return (capital + rental) | 4.6% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | +4.5% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Selangor district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 650 sqft | 3 | RM230K | RM345 |
| 750 sqft | 5 | RM240K | RM323 |
| 900 sqft | 2 | RM290K | RM325 |
| 950 sqft | 21 | RM310K | RM335 |
| 1,000 sqft | 2 | RM465K | RM455 |
| 1,400 sqft | 2 | RM540K | RM387 |
PSF Trend: Stable
PSF moved from RM337 (2021) to RM342 (2025)
Liquidity: Moderate
36 transactions over 4 years (~9/year)
17% below Hulu Langat average
This project: RM335 PSF vs Hulu Langat median: RM404 PSF
Est. Total Return: 4.6% p.a. (beats FD)
Capital gain (0.4% p.a.) + rental yield (~4.2% p.a.)
MERDEKA VILLA delivers a moderate estimated total return of 4.6% p.a. — comprising +0.4% capital appreciation and ~4.2% rental yield over 4 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF trades 17% below the Hulu Langat average — potentially undervalued.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| May 2025 | Flat | Leasehold | 926 | RM342 | RM317K |
| May 2025 | Flat | Leasehold | 926 | RM356 | RM330K |
| Feb 2025 | Flat | Leasehold | 926 | RM302 | RM280K |
| Oct 2024 | Flat | Leasehold | 926 | RM270 | RM250K |
| Oct 2024 | Low-Cost Flat | Leasehold | 667 | RM357 | RM238K |
31 more transactions hidden
Complete NAPIC transaction data with trend analysis — RM69.90 per report
Investment ROI
Capital gain + rental yield since launch
Market verdict
Trend, liquidity, and area comparison
Unit mix breakdown
Price & PSF by unit size
All transactions
Full table of 36 records
3 interactive charts
Scatter, price & PSF vs Hulu Langat & Selangor
Percentile breakdown
25th, 50th, 75th price & PSF
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