Hulu Selangor, Selangor · Leasehold · 73 transactions
Median Price
RM250K
RM250K – RM250K
Median PSF
RM206
RM206 – RM233
Transactions
73
2021-01 to 2023-06
Size Range
926 – 1539
sq.ft (built-up)
Data-driven insights for SELANGORKU PPAM @ULU YAM
Earliest PSF (2021)
RM206
Current PSF (2023)
RM206
Capital Gain
+0.0%
Total Return (est.)
4.2% p.a.
| Capital appreciation (2 years) | +0.0% |
| Annualised capital return | +0.0% p.a. |
| Est. gross rental yield | 4.2% p.a. |
| Est. total return (capital + rental) | 4.2% p.a. |
| vs Fixed Deposit (3.5% p.a. x 2yr) | +1.4% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Selangor district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 950 sqft | 4 | RM250K | RM267 |
| 1,200 sqft | 59 | RM250K | RM206 |
| 1,250 sqft | 3 | RM250K | RM202 |
| 1,550 sqft | 6 | RM459K | RM298 |
PSF Trend: Stable
PSF moved from RM206 (2021) to RM206 (2023)
Liquidity: High
73 transactions over 2 years (~37/year)
39% below Hulu Selangor average
This project: RM206 PSF vs Hulu Selangor median: RM336 PSF
Est. Total Return: 4.2% p.a. (beats FD)
Capital gain (0.0% p.a.) + rental yield (~4.2% p.a.)
SELANGORKU PPAM @ULU YAM delivers a moderate estimated total return of 4.2% p.a. — comprising +0.0% capital appreciation and ~4.2% rental yield over 2 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF trades 39% below the Hulu Selangor average — potentially undervalued. Best suited for those who value liquidity.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Jun 2023 | 2 - 2 1/2 Storey Terraced | Leasehold | 1,216 | RM233 | RM284K |
| May 2023 | 1 - 1 1/2 Storey Terraced | Leasehold | 926 | RM207 | RM192K |
| May 2023 | 1 - 1 1/2 Storey Terraced | Leasehold | 926 | RM207 | RM192K |
| May 2023 | 2 - 2 1/2 Storey Terraced | Leasehold | 1,216 | RM206 | RM250K |
| May 2023 | 2 - 2 1/2 Storey Terraced | Leasehold | 1,216 | RM206 | RM250K |
68 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 73 records
3 interactive charts
Scatter, price & PSF vs Hulu Selangor & Selangor
Percentile breakdown
25th, 50th, 75th price & PSF
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