M Terra @ Puchong
Powered by NAPIC + DOSM data
Generated 16 April 2026
Developer
Mah Sing Group
Location
Puchong, Selangor
Type
Condominium/Apartment
Price
RM400k – RM900k
Tenure
Leasehold
Completion
—
NewProjek Verdict
- •**Pricing & Value**: Entry price of RM250,000 is competitive for landed housing in Puchong's mid-range segment, though value proposition depends on land size, built-up area, and finishes—all critical details not provided in available information.
- •**Location & Connectivity**: Puchong benefits from established commercial anchors (IOI Mall, Sunway Pyramid) and mature infrastructure, but the absence of nearby MRT connectivity may limit appeal to commuters seeking public transport alternatives, particularly for longer-distance travel.
- •**Risk & Timing**: Key risks include missing tenure details and undefined completion timeline, both essential factors for investment decisions; buyer due diligence should verify developer track record, legal status, and realistic project milestones before commitment.
NewProjek Score
8.8
Strong Buy Signal
- • Verified developer with established track record
- • Leasehold tenure — check remaining lease years
- • Priced below area median — potential value opportunity
Is this project priced fairly?
Selangor — Median Condo Prices (NAPIC)
| 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
RM1,300–1,700
Based on similar properties in Selangor
Gross Rental Yield
4.0%–5.0%
Annual rental / property price
Area Price Trend
+8.9%
NAPIC data 2021–2025
Price-to-Income
3.3x
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
RM9,983/mo
DOSM 2022
Mean Household Income
RM12,233/mo
DOSM 2022
Households Above RM8k
~56%
Estimated for Selangor
Similar projects in Selangor
| Project | Location | Price From | Status |
|---|---|---|---|
| Seri Seraya @ Puncak Bestari, Puncak Alam | Affordable Homes | Puncak Alam | RM205k | Completed |
| Adiwarna, Villament Home (RSKU) @ Banting, Selangor | Banting | RM245k | New Launch |
| MIRA at Shorea Park, Puchong | Puchong | RM250k | New Launch |
✅ Why Consider
- • Proximity to IOI Mall and Sunway Pyramid shopping centers
- • Established Puchong location with strong rental demand potential
- • Affordable RM250,000 entry price for landed property investment
- • IOI Properties track record ensures quality construction standards
- • Strategic location near major commercial and retail hubs
⚠️ Risk Factors
- • Under construction — completion delays are possible
- • Leasehold tenure may depreciate faster than freehold
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Disclaimer: This report is generated using publicly available data from NAPIC, 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.