Petaling, Selangor · Freehold · 23 transactions
Estimated Market Value
Units (3983–6480 sqft) estimated at RM1.53M – RM2.49M based on median PSF of RM384/sqft (23 verified transactions)
-9.5%
since 2022
Median Price
RM1.75M
RM1.61M – RM2.00M
Median PSF
RM384
RM347 – RM436
Transactions
23
2022-03 to 2025-10
Size Range
3983 – 6480
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Oct 2025 | 3 - 3 1/2 Storey Shop | Freehold | 4,273 | RM473 | RM2.02M |
| Oct 2025 | 3 - 3 1/2 Storey Shop | Freehold | 4,467 | RM360 | RM1.61M |
| Jul 2025 | 3 - 3 1/2 Storey Shop | Freehold | 4,273 | RM388 | RM1.66M |
| Jul 2025 | 3 - 3 1/2 Storey Shop | Freehold | 5,468 | RM347 | RM1.90M |
| Jan 2025 | 3 - 3 1/2 Storey Shop | Freehold | 4,359 | RM344 | RM1.50M |
| Sept 2024 | 3 - 3 1/2 Storey Shop | Freehold | 4,467 | RM365 | RM1.63M |
| Aug 2024 | 3 - 3 1/2 Storey Shop | Freehold | 5,468 | RM351 | RM1.92M |
| Aug 2024 | 3 - 3 1/2 Storey Shop | Freehold | 4,467 | RM392 | RM1.75M |
15 more transactions hidden
USJ 21 · 23 transactions
vs RM200–500 valuer fee
RM69.90
one-time · no subscription
Investment ROI since first transaction
Capital gain 2022–2025 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Petaling average
All 23 transaction records
Complete data, filterable & sortable
3 interactive charts
Scatter plot, price & PSF vs Petaling & Selangor
Unit mix breakdown
Median price & PSF by size category
Rental yield analysis
Est. monthly rent by furnishing type
Data-driven insights for USJ 21
Earliest PSF (2022)
RM398
Current PSF (2025)
RM360
Capital Gain
-9.5%
Total Return (est.)
1.0% p.a.
| Capital appreciation (3 years) | -9.5% |
| Annualised capital return | -3.2% p.a. |
| Est. gross rental yield | 4.2% p.a. |
| Est. total return (capital + rental) | 1.0% p.a. |
| vs Fixed Deposit (3.5% p.a. x 3yr) | -7.4% |
*Based on earliest recorded transaction (2022). Actual launch price may differ. Rental yield computed from 0 active rental listings.
Median Rent
RM6,100/mo
Rent Range
RM5000-7200
25th – 75th pct
Rent PSF
RM1.34
Est. Yield
4.2% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM5,200/mo |
| Semi Furnished | RM6,100/mo |
| Fully Furnished | RM7,600/mo |
*Estimated rental figures based on Selangor district average gross yield (4.2%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 4,000 sqft | 2 | RM1.74M | RM436 |
| 4,250 sqft | 7 | RM1.70M | RM398 |
| 4,450 sqft | 6 | RM1.63M | RM365 |
| 5,450 sqft | 5 | RM1.92M | RM351 |
PSF Trend: Stable
PSF moved from RM398 (2022) to RM360 (2025)
Liquidity: Moderate
23 transactions over 3 years (~8/year)
24% below Petaling average
This project: RM384 PSF vs Petaling median: RM503 PSF
Est. Total Return: 1.0% p.a. (below FD)
Capital loss (-3.2% p.a.) + rental yield (~4.2% p.a.)
USJ 21 delivers a modest estimated total return of 1.0% p.a. — comprising -3.2% capital depreciation and ~4.2% rental yield over 3 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF trades 24% below the Petaling average — potentially undervalued. Best suited for long-term holders.
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ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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