AMARE 2 @ SETIA ALAM, Shah Alam FREEHOLD
Powered by NAPIC + DOSM data
Generated 29 April 2026
Developer
SP Setia
Location
Shah Alam, Selangor
Type
Landed House
Price
RM600k+
Tenure
—
Completion
—
NewProjek Verdict
- •**Pricing & Value**: Entry price of RM600,000 positions this competitively within the Shah Alam landed housing segment, offering accessible freehold acquisition; however, without completion timeline specifics, long-term value appreciation trajectory remains uncertain relative to comparable developments.
- •**Location & Connectivity**: Shah Alam's established infrastructure provides proximity to major commercial hubs and the Federal Highway; the absence of nearby MRT connectivity may limit appeal to commuters prioritizing public transport access, though road networks support private vehicle mobility.
- •**Risk & Timing**: Incomplete project specifications (tenure confirmation, delivery schedule, and exact facilities) present due diligence gaps for investors; SP Setia's track record mitigates development risk, but delayed completion timelines could impact cash flow for owner-occupiers and investors alike.
NewProjek Score
7.5
Worth Considering
- • Verified developer with established track record
- • Priced in line with area median
Is this project priced fairly?
Selangor — Median Condo Prices (NAPIC)
| Year | Median Price | YoY Change |
|---|---|---|
| 2021 | RM450,000 | — |
| 2022 | RM460,000 | +2.2% |
| 2023 | RM470,000 | +2.2% |
| 2024 | RM480,000 | +2.1% |
| 2025 | RM490,000 | +2.1% |
Est. Monthly Rental
RM1,900–2,600
Based on similar properties in Selangor
Gross Rental Yield
4.0%–5.0%
Annual rental / property price
Area Price Trend
+8.9%
NAPIC data 2021–2025
Price-to-Income
5.0x
National avg: 6.8x
Loan Eligibility by Salary
| Monthly Salary | Max Affordable | Can Afford? |
|---|---|---|
| RM5,000 | RM704k | Yes |
| RM7,000 | RM1.0 mil | Yes |
| RM10,000 | RM1.5 mil | Yes |
| RM15,000 | RM2.3 mil | Yes |
| RM20,000 | RM3.2 mil | Yes |
Based on 4.5% interest, 35-year tenure, 70% DSR, RM500 existing commitments, 90% loan margin
DOSM income data for Selangor
Median Household Income
RM9,983/mo
DOSM 2022
Mean Household Income
RM12,233/mo
DOSM 2022
Households Above RM8k
~56%
Estimated for Selangor
Similar projects in Selangor
| Project | Location | Price From | Status |
|---|---|---|---|
| Cassia Residence @ Laman View, Cyberjaya | Cyberjaya | RM319k | New Launch |
| IOI Rio City IOI Properties | Puchong | RM320k | Under Construction |
| Taman Dato Harun, 1-Storey Terrace @ Pulau Indah, Selangor | Klang | RM329k | Completed |
Why Consider
- • Freehold land ownership in established Shah Alam township
- • Strategic location near Setia Alam commercial and residential hub
- • Reputable SP Setia developer ensures quality construction and after-sales
- • Affordable RM600k entry price for landed property investment
- • Strong capital appreciation potential in growing Selangor corridor
Risk Factors
- • Under construction — completion delays are possible
- • No MRT/LRT station listed nearby — may affect future demand
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Disclaimer: This report is generated using publicly available data from NAPIC, DOSM, and developer disclosures. Rental estimates, yield projections, and risk assessments are indicative only and do not constitute financial advice. Market conditions may change. Consult a licensed property valuer or financial advisor before making investment decisions. NewProjek is not responsible for any decisions made based on this report.