Elmina Valley 3
Powered by NAPIC + DOSM data
Generated 30 April 2026
Developer
Sime Darby Property
Location
Shah Alam, Selangor
Type
Landed House
Price
RM488k – RM720k
Tenure
Leasehold
Completion
Q1 2027
NewProjek Verdict
- •**Value & Pricing**: RM488,000 entry price is competitive for Shah Alam's landed house segment, offering reasonable value for the mid-range market, though leasehold tenure (versus freehold) may limit long-term appreciation and resale appeal compared to competing projects.
- •**Location & Connectivity**: Shah Alam provides established infrastructure and amenities, but the absence of nearby MRT connectivity limits public transport accessibility; reliance on car-dependent commuting may reduce convenience for those working in Kuala Lumpur's core areas.
- •**Risk & Timing**: Q1 2027 completion timeline carries typical property development execution risks over a 2+ year period; early-stage buyers should monitor progress closely, and market conditions may shift significantly before handover, potentially affecting resale prospects and refinancing feasibility.
NewProjek Score
8.5
Strong Buy Signal
- • Verified developer with established track record
- • Leasehold tenure — check remaining lease years
- • Priced below area median — potential value opportunity
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
RM1,600–2,100
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
4.1x
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 |
|---|---|---|---|
| Adiwarna, Villament Home (RSKU) @ Banting, Selangor | Banting | RM245k | New Launch |
| MIRA at Shorea Park, Puchong | Puchong | RM250k | New Launch |
| MKH Boulevard II @ Kajang MKH Berhad | Kajang | RM250k | Completed |
Why Consider
- • Shah Alam prime location with strong capital appreciation potential
- • Competitive pricing range offers excellent value for money
- • Sime Darby Property's reputable track record ensures quality construction
- • Strategic connectivity to major highways and commercial centres
- • Landed house investment with long-term rental income opportunities
Risk Factors
- • Under construction — completion delays are possible
- • Leasehold tenure may depreciate faster than freehold
- • 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.