Hulu Langat, Selangor · Freehold · 46 transactions
Estimated Market Value
Units (807–1776 sqft) estimated at RM250K – RM550K based on median PSF of RM310/sqft (46 verified transactions)
+16.0%
since 2021
Median Price
RM498K
RM250K – RM585K
Median PSF
RM310
RM276 – RM334
Transactions
46
2021-05 to 2026-03
Size Range
807 – 1776
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Mar 2026 | 2 - 2 1/2 Storey Terraced | Freehold | 1,776 | RM338 | RM600K |
| Feb 2026 | 2 - 2 1/2 Storey Terraced | Freehold | 1,776 | RM276 | RM490K |
| Feb 2026 | 2 - 2 1/2 Storey Terraced | Freehold | 1,776 | RM338 | RM600K |
| Oct 2025 | Condominium/Apartment | Freehold | 807 | RM310 | RM250K |
| Jul 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,776 | RM282 | RM500K |
| Jul 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,776 | RM338 | RM600K |
| Jul 2025 | Condominium/Apartment | Freehold | 947 | RM248 | RM235K |
| Sept 2024 | Condominium/Apartment | Freehold | 947 | RM243 | RM230K |
38 more transactions hidden
TMN TIARA EAST (SEMENYIH) · 46 transactions
vs RM200–500 valuer fee
RM69.90
one-time · no subscription
Investment ROI since first transaction
Capital gain 2021–2026 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Hulu Langat average
All 46 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 TMN TIARA EAST (SEMENYIH)
Earliest PSF (2021)
RM291
Current PSF (2026)
RM338
Capital Gain
+16.0%
Total Return (est.)
7.3% p.a.
| Capital appreciation (5 years) | +16.0% |
| Annualised capital return | +3.2% p.a. |
| Est. gross rental yield | 4.1% p.a. |
| Est. total return (capital + rental) | 7.3% p.a. |
| vs Fixed Deposit (3.5% p.a. x 5yr) | +19.0% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield computed from 0 active rental listings.
Median Rent
RM1,700/mo
Rent Range
RM1400-2000
25th – 75th pct
Rent PSF
RM1.08
Est. Yield
4.1% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM1,400/mo |
| Semi Furnished | RM1,700/mo |
| Fully Furnished | RM2,100/mo |
*Estimated rental figures based on Selangor district average gross yield (4.1%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 800 sqft | 10 | RM240K | RM297 |
| 900 sqft | 4 | RM275K | RM301 |
| 950 sqft | 8 | RM250K | RM264 |
| 1,800 sqft | 24 | RM585K | RM329 |
PSF Trend: Appreciating
PSF moved from RM291 (2021) to RM338 (2026)
Liquidity: Moderate
46 transactions over 5 years (~9/year)
23% below Hulu Langat average
This project: RM310 PSF vs Hulu Langat median: RM404 PSF
Est. Total Return: 7.3% p.a. (beats FD)
Capital gain (3.2% p.a.) + rental yield (~4.1% p.a.)
TMN TIARA EAST (SEMENYIH) delivers a strong estimated total return of 7.3% p.a. — comprising +3.2% capital appreciation and ~4.1% rental yield over 5 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF trades 23% below the Hulu Langat average — potentially undervalued. Best suited for capital gain seekers, long-term holders.
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ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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