Elmina Valley 3
Powered by verified data + DOSM
Generated 14 June 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, though leasehold tenure (versus freehold) may impact long-term appreciation and resale demand compared to similar freehold developments in the area.
- •**Location & Connectivity**: Shah Alam offers established amenities and road infrastructure, but the absence of nearby MRT connectivity limits public transport options; residents will be car-dependent, which may affect appeal to younger buyers and long-term mobility trends.
- •**Risk & Timing**: Q1 2027 completion is approximately 2+ years away, exposing buyers to construction delays and market fluctuations; Sime Darby Property's track record mitigates delivery risk, though early-bird pricing locks in opportunity but requires patience and capital commitment.
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
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 |
|---|---|---|---|
| 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 |
| sejati-residences by Paramount Property PARAMOUNT VENTURE SDN BHD | Kuala Lumpur | RM249k | Various |
Why Consider
- • Shah Alam location offers excellent connectivity to Klang Valley
- • Reputable Sime Darby Property developer ensures quality construction standards
- • Competitive pricing between RM488k-RM720k for landed houses
- • Upcoming completion Q1 2027 provides investment growth potential
- • Established suburb with strong rental demand and appreciation
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
Sign in to view full review
Free forever. Get rental yield, loan eligibility, comparable projects and risk assessment.
Google sign-in or magic link • No password needed
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.