Hulu Selangor, Selangor · Leasehold · 20 transactions
Estimated Market Value
Units (581–1292 sqft) estimated at RM150K – RM333K based on median PSF of RM258/sqft (20 verified transactions)
-33.4%
since 2021
Median Price
RM165K
RM150K – RM190K
Median PSF
RM258
RM232 – RM292
Transactions
20
2021-07 to 2025-04
Size Range
581 – 1292
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Apr 2025 | Low-Cost House | Leasehold | 721 | RM263 | RM190K |
| Jul 2024 | Low-Cost House | Freehold | 581 | RM292 | RM170K |
| Apr 2024 | Low-Cost House | Leasehold | 581 | RM292 | RM170K |
| Mar 2024 | Low-Cost House | Leasehold | 581 | RM430 | RM250K |
| Jan 2024 | Low-Cost House | Leasehold | 581 | RM241 | RM140K |
| Dec 2023 | Low-Cost House | Leasehold | 1,023 | RM235 | RM240K |
| Dec 2023 | Low-Cost House | Leasehold | 581 | RM258 | RM150K |
| Nov 2023 | 1 - 1 1/2 Storey Terraced | Leasehold | 678 | RM243 | RM165K |
12 more transactions hidden
TAMAN AMPANG PECAH · 20 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 Selangor average
All 20 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 TAMAN AMPANG PECAH
Earliest PSF (2021)
RM396
Current PSF (2025)
RM263
Capital Gain
-33.4%
Total Return (est.)
-4.0% p.a.
| Capital appreciation (4 years) | -33.4% |
| Annualised capital return | -8.4% p.a. |
| Est. gross rental yield | 4.4% p.a. |
| Est. total return (capital + rental) | -4.0% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -29.8% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield computed from 0 active rental listings.
Median Rent
RM600/mo
Rent Range
RM500-700
25th – 75th pct
Rent PSF
RM0.90
Est. Yield
4.4% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM500/mo |
| Semi Furnished | RM600/mo |
| Fully Furnished | RM800/mo |
*Estimated rental figures based on Selangor district average gross yield (4.4%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 600 sqft | 13 | RM150K | RM258 |
| 700 sqft | 2 | RM190K | RM263 |
PSF Trend: Declining
PSF moved from RM396 (2021) to RM263 (2025)
Liquidity: Moderate
20 transactions over 4 years (~5/year)
7% below Hulu Selangor average
This project: RM258 PSF vs Hulu Selangor median: RM278 PSF
Est. Total Return: -4.0% p.a. (below FD)
Capital loss (-8.4% p.a.) + rental yield (~4.4% p.a.)
TAMAN AMPANG PECAH delivers a modest estimated total return of -4.0% p.a. — comprising -8.4% capital depreciation and ~4.4% rental yield over 4 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF is in line with the Hulu Selangor average, suggesting fair market pricing.
Full investment analysis locked
ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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