Ilham Residence 3 @ City of Elmina
Powered by verified data + DOSM
Generated 15 July 2026
Developer
Sime Darby Property
Location
Shah Alam, Selangor
Type
Landed House
Price
RM909k+
Tenure
Freehold
Completion
—
NewProjek Verdict
- •**Value & Pricing**: With pricing yet to be announced and limited comparable data available for this specific phase, prospective buyers should exercise caution until official pricing is revealed; early-bird incentives may be available, but freehold landed properties in Shah Alam typically range from RM800k–RM2m depending on size and specifications.
- •**Location & Connectivity**: Shah Alam offers established infrastructure and amenities within the City of Elmina master-planned community; however, the absence of nearby MRT connectivity is a notable limitation, with reliance on personal vehicles or future rapid transit plans being necessary for commuters working in central Kuala Lumpur.
- •**Risk & Timing**: The lack of a specified completion date introduces uncertainty regarding project timeline and delivery; investors should verify the developer's track record and construction progress before committing, as delayed completions can impact rental yield expectations and financing arrangements.
NewProjek Score
7.5
Worth Considering
- • Verified developer with established track record
- • Freehold tenure provides long-term ownership security
- • Priced 65% 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
RM2,900–3,900
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
7.1x
National avg: 6.8x
Loan Eligibility by Salary
| Monthly Salary | Max Affordable | Can Afford? |
|---|---|---|
| RM5,000 | RM704k | No |
| 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
- • Reputable Sime Darby Property developer with strong track record
- • Freehold landed houses in established Shah Alam location
- • Strategic position near Klang Valley commercial and residential hubs
- • Excellent connectivity via major highways and future infrastructure
- • Strong investment potential in growing Shah Alam property market
Risk Factors
- • Under construction — completion delays are possible
- • 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.