Desa Palma Phase 11B1 (Astella Residences) by IJM Land
Powered by verified data + DOSM
Generated 31 May 2026
Developer
IJM Land
Location
Kuala Lumpur, Selangor
Type
Condominium/Apartment
Price
RM733k+
Tenure
Freehold
Completion
—
NewProjek Verdict
- •**Value & Pricing**: At RM733,000 entry price with freehold tenure, the project offers competitive positioning within the mid-range condominium segment; however, value assessment is constrained by the absence of detailed unit specifications, amenities breakdown, and comparable project benchmarking in the immediate vicinity.
- •**Location & Connectivity**: The Kuala Lumpur/Selangor location provides urban accessibility, but the absence of nearby MRT connectivity is a notable drawback for public transport commuters; reliance on road-based transportation and bus networks may limit appeal to transit-dependent buyers and impact long-term rental yield potential.
- •**Risk & Timing**: The lack of a specified completion date introduces execution risk and contingency planning uncertainty for purchasers; market absorption rates and property value appreciation timelines cannot be reliably projected without clear delivery milestones, warranting careful due diligence on developer track record and project
NewProjek Score
7
Worth Considering
- • Developer verification status not confirmed
- • Freehold tenure provides long-term ownership security
- • Priced 50% 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
RM2,300–3,200
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
6.1x
National avg: 6.8x
Loan Eligibility by Salary
| Monthly Salary | Max Affordable | Can Afford? |
|---|---|---|
| RM5,000 | RM704k | Stretch |
| 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
Why Consider
- • Established developer IJM Land with strong track record
- • Freehold tenure ensures long-term property ownership security
- • Located in prime Kuala Lumpur area with growth potential
- • Part of integrated Desa Palma community with amenities
- • Strategic location offering excellent connectivity to major roads
Risk Factors
- • 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.