LIVISTONIA IX
Powered by verified data + DOSM
Generated 29 July 2026
Developer
SP Setia
Location
Selangor
Type
Residential
Price
RM250k+
Tenure
Freehold
Completion
—
NewProjek Verdict
- •**Value & Pricing**: RM250,000 entry price offers competitive positioning within the affordable residential segment, though the absence of tenure specification and completion timeline limits ability to assess true value proposition and potential returns.
- •**Location & Connectivity**: Selangor location provides proximity to Malaysia's economic corridor, but the absence of nearby MRT connectivity may constrain accessibility and long-term capital appreciation compared to transit-oriented developments in the region.
- •**Risk & Timing**: Incomplete project specifications (no tenure details, no completion date) present material information gaps that elevate investment risk; SP Setia's established track record provides some mitigation, but potential buyers should seek clarification before commitment.
NewProjek Score
8
Worth Considering
- • Developer verification status not confirmed
- • Freehold tenure provides long-term ownership security
- • 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
RM800–1,100
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
1.9x
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 |
|---|---|---|---|
| Rumah Selangorku, Pangsapuri Cenderawasih – Azalia SP Setia | — | RM150k | Completed |
| Sky Curve SP Setia | — | RM180k | Under Construction |
| TRIO by Setia (Block A) SP Setia | — | RM216k | Completed |
Why Consider
- • Affordable freehold property in Selangor at RM250,000
- • Reputable SP Setia developer with strong track record
- • Excellent investment potential in growing Selangor market
- • Freehold tenure provides long-term ownership security
- • Strategic Selangor location near major economic hubs
Risk Factors
- • Under construction — completion delays are possible
- • 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.