Amaya @ Maple Residence, Laman View, Cyberjaya
Powered by verified data + DOSM
Generated 29 July 2026
Developer
—
Location
Cyberjaya, Selangor
Type
Landed House
Price
RM1.3 mil+
Tenure
Freehold
Completion
—
NewProjek Verdict
- •**Value & Pricing**: At RM1.32M for a landed house in Cyberjaya, the project offers competitive positioning within the mid-range segment; however, pricing appears moderate relative to comparable freehold properties in established nearby areas, warranting detailed cost-benefit analysis against similar offerings in adjacent townships.
- •**Location & Connectivity**: Cyberjaya's mature infrastructure and proximity to major employment hubs (Petronas Twin Towers, tech companies) provide strong connectivity via highways and roads; the absence of nearby MRT stations limits public transportation convenience and may impact long-term accessibility compared to emerging developments along transit corridors.
- •**Risk & Timing**: The lack of specified completion date introduces execution and delivery uncertainty, which is a material consideration for buyers; broader market timing factors include Cyberjaya's saturation in landed housing supply and the need to assess demand sustainability in a competitive segment.
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 (Verified)
| 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%
Verified data 2021–2025
Price-to-Income
10.3x
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
RM10,726/mo
DOSM 2024
Mean Household Income
RM13,296/mo
DOSM 2024
Households Above RM8k
~60%
Estimated for Selangor
Why Consider
- • Prime Cyberjaya location with strong commercial and tech hub proximity
- • Freehold tenure ensures long-term ownership and asset appreciation potential
- • Competitive pricing for landed house in established residential area
- • Strategic position near major employment centers and amenities
- • Attractive investment opportunity in growing Selangor property market
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 the government, 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.