Mutiara Lake Puchong
Powered by verified data + DOSM
Generated 24 June 2026
Developer
Malton Berhad
Location
Mutiara Puchong, Selangor
Type
Condominium
Price
RM636k+
Tenure
Leasehold
Completion
—
NewProjek Verdict
- •**Value & Pricing**: RM636,000 entry price is competitively positioned for the Puchong mid-range segment; however, affordability must be weighed against modest unit sizes typical of this price tier, and leasehold tenure (versus freehold) may impact long-term appreciation and resale demand.
- •**Location & Connectivity**: Mutiara Puchong offers good accessibility via major roads and proximity to established commercial hubs, but the absence of nearby MRT connectivity limits public transport convenience compared to newer developments along rail corridors, making car dependency a consideration for residents.
- •**Risk & Timing**: Completion timeline is not specified, creating uncertainty regarding possession and occupancy dates; investors should clarify developer track record and completion history, as Malton Berhad's project delivery performance will directly affect investment returns and rental yield timelines.
NewProjek Score
7.1
Worth Considering
- • Verified developer with established track record
- • Leasehold tenure — check remaining lease years
- • Priced 30% above area median
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
RM2,000–2,700
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
5.3x
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
RM9,983/mo
DOSM 2022
Mean Household Income
RM12,233/mo
DOSM 2022
Households Above RM8k
~56%
Estimated for Selangor
Why Consider
- • Established developer Malton Berhad with proven track record
- • Strategic Puchong location near major business and commercial hubs
- • Affordable entry price for Selangor condominium investment opportunity
- • Lakeside living with recreational amenities in mature township
- • Strong rental demand potential in growing Puchong area
Risk Factors
- • Under construction — completion delays are possible
- • Premium pricing relative to area median may limit resale upside
- • Leasehold tenure may depreciate faster than freehold
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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.