Desa Palma Phase 11B1 (Astella Residences) by IJM Land
Powered by verified data + DOSM
Generated 15 July 2026
Developer
IJM Land
Location
Kuala Lumpur, Selangor
Type
Condominium/Apartment
Price
RM733k+
Tenure
Freehold
Completion
2025
NewProjek Verdict
- •**Value & Pricing**: At RM733,000 entry point, the project offers competitive pricing for freehold units in the Desa PJU5 corridor; however, affordability must be weighed against the lack of specified completion timeline, which could impact rental yield projections and resale liquidity in the near term.
- •**Location & Connectivity**: The Desa Palma location provides established residential infrastructure and proximity to local amenities, but the absence of direct MRT connectivity limits appeal to buyers prioritizing public transport access, potentially constraining demand compared to MRT-adjacent projects in the KL/Selangor market.
- •**Risk & Timing**: The undisclosed completion date presents a material execution risk; combined with IJM Land's track record requiring independent verification, investors should seek clarity on delivery schedules before commitment, as delayed completions in this segment have historically impacted investor confidence and secondary market performance.
NewProjek Score
7.2
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
5.7x
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
RM10,726/mo
DOSM 2024
Mean Household Income
RM13,296/mo
DOSM 2024
Households Above RM8k
~60%
Estimated for Selangor
Why Consider
- • Established IJM Land developer with proven track record of quality projects
- • Freehold tenure provides long-term ownership security and investment value
- • Competitive RM733k price point for Kuala Lumpur condominium living
- • Located in Desa Palma, mature neighbourhood with established amenities
- • Phase 11B1 expansion indicates strong developer confidence and growth
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.