Hulu Selangor, Selangor · Leasehold · 20 transactions
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)
TAMAN AMPANG PECAH
20 transactions · Full ROI analysis
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 PropertyGuru 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)
23% below Hulu Selangor average
This project: RM258 PSF vs Hulu Selangor median: RM336 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 trades 23% below the Hulu Selangor average — potentially undervalued.
Full investment analysis locked
ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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| 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 |
15 more transactions hidden
TAMAN AMPANG PECAH · 20 NAPIC transactions
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 NAPIC 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
Compare with another scheme
Side-by-side PSF, ROI and price trends
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