M Panora @ Rawang
Powered by verified data + DOSM
Generated 15 July 2026
Developer
Mah Sing Group
Location
Rawang, Selangor
Type
Landed House
Price
RM781k+
Tenure
Freehold
Completion
—
NewProjek Verdict
- •**Value & Pricing**: Entry-level pricing of RM780,800 positions M Panora competitively for first-time homebuyers in the landed property segment, though long-term appreciation potential depends on broader Rawang market dynamics and the developer's track record with Mah Sing Group's established reputation providing some assurance.
- •**Location & Connectivity**: Rawang offers affordability but lacks MRT accessibility, making the project dependent on car ownership and road-based commuting; proximity to major highways and future infrastructure development will be critical factors determining long-term connectivity and accessibility.
- •**Risk & Timing**: The absence of a specified completion date introduces execution risk and potential delays; market absorption in a non-MRT corridor requires careful consideration of demand cycles, and buyers should verify financing terms and developer completion guarantees before commitment.
NewProjek Score
7.5
Worth Considering
- • Verified developer with established track record
- • Freehold tenure provides long-term ownership security
- • Priced 42% 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
RM2,500–3,400
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 | 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
- • Established developer Mah Sing Group ensures quality construction standards
- • Affordable freehold landed homes in growing Rawang township
- • Strategic Selangor location with improving infrastructure connectivity
- • Strong investment potential in rapidly developing area
- • Competitive pricing offers excellent value for homebuyers
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.