Elmina Valley 3
Powered by verified data + DOSM
Generated 29 July 2026
Developer
Sime Darby Property
Location
Shah Alam, Selangor
Type
Landed House
Price
RM488k – RM720k
Tenure
Leasehold
Completion
Q1 2027
NewProjek Verdict
- •**Value & Pricing**: Entry-level pricing of RM488,000 is competitive for landed houses in Shah Alam, though leasehold tenure (versus freehold) may limit long-term appreciation and resale appeal compared to similar freehold developments in the area.
- •**Location & Connectivity**: Shah Alam offers established infrastructure and amenities, but the absence of nearby MRT connectivity is a notable drawback for commuters; accessibility relies on personal vehicles or bus networks, which may impact future demand and rental yields.
- •**Risk & Timing**: Completion in Q1 2027 represents a 2.5+ year wait period with potential construction delays; buyer should assess financial stability of Sime Darby Property and factor in holding costs, while market conditions may shift significantly before project completion.
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 (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
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%
Verified data 2021–2025
Price-to-Income
3.8x
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
RM10,726/mo
DOSM 2024
Mean Household Income
RM13,296/mo
DOSM 2024
Households Above RM8k
~60%
Estimated for Selangor
Similar projects in Selangor
| Project | Location | Price From | Status |
|---|---|---|---|
| sejati-residences by Paramount Property PARAMOUNT VENTURE SDN BHD | Kuala Lumpur | RM249k | Various |
| berkeley-uptown by Paramount Property PARAMOUNT VENTURE SDN BHD | Kuala Lumpur | RM249k | Recently Completed |
| the-atera by Paramount Property PARAMOUNT VENTURE SDN BHD | Kuala Lumpur | RM249k | Various |
Why Consider
- • Shah Alam strategic location with excellent accessibility and connectivity
- • Reputable Sime Darby Property developer ensures quality construction standards
- • Competitive pricing range offers strong value for money
- • Growing Shah Alam area presents solid long-term investment potential
- • Landed houses ideal for families seeking spacious living
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 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.