Permata Gemma, 3 Storey Semi-D & Bungalow @ Batu Caves, Selangor
Powered by verified data + DOSM
Generated 14 June 2026
Developer
—
Location
Batu Caves, Selangor
Type
Bungalow
Price
RM1.8 mil+
Tenure
Freehold
Completion
—
NewProjek Verdict
- •**Value & Pricing**: RM1.76 million entry price is positioned at the mid-to-upper range for freehold landed properties in Batu Caves; pricing appears competitive relative to comparable semi-D and bungalow developments in the area, though the lack of specified completion date introduces uncertainty for valuation timeline.
- •**Location & Connectivity**: Batu Caves offers established residential appeal with reasonable access to the Klang Valley, but the absence of nearby MRT connectivity limits public transport convenience compared to newer developments near transit hubs; car-dependency remains a notable consideration despite proximity to the Kuala Lumpur city fringe.
- •**Risk & Timing**: Primary concerns include an unspecified completion timeline, which delays possession and occupancy benefits, combined with limited developer details provided; investors should verify track record and obtain firm completion dates before commitment, as delayed delivery could impact market conditions and rental yield expectations.
NewProjek Score
6
Moderate
- • Developer verification status not confirmed
- • Freehold tenure provides long-term ownership security
- • Priced 220% 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
RM5,600–7,600
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
14.7x
National avg: 6.8x
Loan Eligibility by Salary
| Monthly Salary | Max Affordable | Can Afford? |
|---|---|---|
| RM5,000 | RM704k | No |
| RM7,000 | RM1.0 mil | No |
| RM10,000 | RM1.5 mil | No |
| 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
- • Freehold bungalow in established Batu Caves neighbourhood
- • Strategic location near Kuala Lumpur city centre
- • Spacious 3-storey design ideal for growing families
- • Strong capital appreciation potential in Selangor property market
- • Competitive pricing for semi-detached and bungalow properties
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.