Hulu Selangor, Selangor · Leasehold · 16 transactions
Median Price
RM350K
RM250K – RM400K
Median PSF
RM345
RM307 – RM442
Transactions
16
2021-11 to 2025-11
Size Range
570 – 4004
sq.ft (built-up)
Data-driven insights for TAMAN EHSAN IBU
Earliest PSF (2021)
RM449
Current PSF (2025)
RM175
Capital Gain
-61.0%
Total Return (est.)
-11.1% p.a.
| Capital appreciation (4 years) | -61.0% |
| Annualised capital return | -15.3% p.a. |
| Est. gross rental yield | 4.2% p.a. |
| Est. total return (capital + rental) | -11.1% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -58.2% |
*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 | 4 | RM300K | RM472 |
| 900 sqft | 7 | RM290K | RM321 |
PSF Trend: Declining
PSF moved from RM449 (2021) to RM175 (2025)
Liquidity: Low
16 transactions over 4 years (~4/year)
3% above Hulu Selangor average
This project: RM345 PSF vs Hulu Selangor median: RM336 PSF
Est. Total Return: -11.1% p.a. (below FD)
Capital loss (-15.3% p.a.) + rental yield (~4.2% p.a.)
TAMAN EHSAN IBU delivers a modest estimated total return of -11.1% p.a. — comprising -15.3% capital depreciation and ~4.2% 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.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Nov 2025 | Detached | Leasehold | 4,004 | RM175 | RM700K |
| Nov 2024 | Detached | Leasehold | 635 | RM756 | RM480K |
| Oct 2024 | Detached | Leasehold | 904 | RM442 | RM400K |
| Sept 2023 | Detached | Leasehold | 904 | RM387 | RM350K |
| Sept 2023 | Detached | Leasehold | 904 | RM221 | RM200K |
11 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 16 records
3 interactive charts
Scatter, price & PSF vs Hulu Selangor & Selangor
Percentile breakdown
25th, 50th, 75th price & PSF
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