Amaya @ Maple Residence, Laman View, Cyberjaya
Powered by NAPIC + DOSM data
Generated 29 April 2026
Developer
—
Location
Cyberjaya, Selangor
Type
Landed House
Price
RM1.3 mil+
Tenure
Freehold
Completion
—
NewProjek Verdict
- •**Value/Pricing**: The entry price of RM1.32 million positions this project competitively within Cyberjaya's landed house segment, offering reasonable value for freehold tenure, though pricing should be benchmarked against comparable nearby developments to confirm market alignment.
- •**Location/Connectivity**: Cyberjaya's established infrastructure and proximity to major employment hubs provide solid connectivity via existing road networks; however, the absence of nearby MRT connectivity limits public transportation options and may impact long-term appreciation compared to transit-oriented developments.
- •**Risk/Timing**: The unspecified completion timeline presents execution risk and uncertainty for buyers seeking defined occupancy dates; this requires clarification from the developer before commitment, and market conditions during the actual completion phase could materially affect property values.
NewProjek Score
6
Moderate
- • Developer verification status not confirmed
- • Freehold tenure provides long-term ownership security
- • Priced 140% above area median — premium pricing
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
RM4,200–5,700
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
11.0x
National avg: 6.8x
Loan Eligibility by Salary
| Monthly Salary | Max Affordable | Can Afford? |
|---|---|---|
| RM5,000 | RM704k | No |
| RM7,000 | RM1.0 mil | No |
| 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
Why Consider
- • Cyberjaya location offers tech hub growth and employment opportunities
- • Freehold tenure provides long-term ownership security and value
- • Landed house format ideal for families seeking space
- • Competitive RM1.32M pricing in established Selangor district
- • Strategic position near shopping centres and amenities
Risk Factors
- • Under construction — completion delays are possible
- • Premium pricing relative to area median may limit resale upside
- • 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.