Hulu Langat, Selangor · Freehold · 139 transactions
Estimated Market Value
Units (1399–2917 sqft) estimated at RM484K – RM1.01M based on median PSF of RM346/sqft (139 verified transactions)
+9.6%
since 2021
Median Price
RM551K
RM523K – RM579K
Median PSF
RM346
RM310 – RM383
Transactions
139
2021-04 to 2025-10
Size Range
1399 – 2917
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Oct 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,593 | RM345 | RM550K |
| Jul 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,593 | RM358 | RM571K |
| Sept 2024 | 2 - 2 1/2 Storey Terraced | Freehold | 1,399 | RM421 | RM589K |
| Aug 2024 | 2 - 2 1/2 Storey Terraced | Freehold | 1,593 | RM333 | RM530K |
| May 2024 | 2 - 2 1/2 Storey Terraced | Freehold | 1,399 | RM383 | RM536K |
| May 2024 | 2 - 2 1/2 Storey Terraced | Freehold | 1,399 | RM392 | RM548K |
| May 2024 | 2 - 2 1/2 Storey Terraced | Freehold | 2,917 | RM245 | RM714K |
| Apr 2024 | 2 - 2 1/2 Storey Terraced | Freehold | 1,399 | RM383 | RM536K |
131 more transactions hidden
MUTIARA HILLS @ SEMENYIH · 139 transactions
vs RM200–500 valuer fee
RM69.90
one-time · no subscription
Investment ROI since first transaction
Capital gain 2021–2025 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Hulu Langat average
All 139 transaction records
Complete data, filterable & sortable
3 interactive charts
Scatter plot, price & PSF vs Hulu Langat & Selangor
Unit mix breakdown
Median price & PSF by size category
Rental yield analysis
Est. monthly rent by furnishing type
Data-driven insights for MUTIARA HILLS @ SEMENYIH
Earliest PSF (2021)
RM327
Current PSF (2025)
RM358
Capital Gain
+9.6%
Total Return (est.)
6.5% p.a.
| Capital appreciation (4 years) | +9.6% |
| Annualised capital return | +2.4% p.a. |
| Est. gross rental yield | 4.1% p.a. |
| Est. total return (capital + rental) | 6.5% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | +12.0% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield computed from 0 active rental listings.
Median Rent
RM1,900/mo
Rent Range
RM1600-2200
25th – 75th pct
Rent PSF
RM1.21
Est. Yield
4.1% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM1,600/mo |
| Semi Furnished | RM1,900/mo |
| Fully Furnished | RM2,400/mo |
*Estimated rental figures based on Selangor district average gross yield (4.1%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 1,400 sqft | 36 | RM548K | RM392 |
| 1,600 sqft | 33 | RM551K | RM346 |
| 1,650 sqft | 48 | RM542K | RM333 |
| 2,050 sqft | 2 | RM667K | RM323 |
| 2,200 sqft | 14 | RM547K | RM249 |
| 2,900 sqft | 5 | RM734K | RM252 |
PSF Trend: Stable
PSF moved from RM327 (2021) to RM358 (2025)
Liquidity: High
139 transactions over 4 years (~35/year)
14% below Hulu Langat average
This project: RM346 PSF vs Hulu Langat median: RM404 PSF
Est. Total Return: 6.5% p.a. (beats FD)
Capital gain (2.4% p.a.) + rental yield (~4.1% p.a.)
MUTIARA HILLS @ SEMENYIH delivers a strong estimated total return of 6.5% p.a. — comprising +2.4% capital appreciation and ~4.1% rental yield over 4 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF trades 14% below the Hulu Langat average — potentially undervalued. Best suited for long-term holders, those who value liquidity.
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ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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