Permata Gemma, 3 Storey Semi-D & Bungalow @ Batu Caves, Selangor
Powered by verified data + DOSM
Generated 29 July 2026
Developer
—
Location
Batu Caves, Selangor
Type
Bungalow
Price
RM1.8 mil+
Tenure
Freehold
Completion
—
NewProjek Verdict
- •**Value & Pricing**: Pricing from RM1.76 million is competitive for freehold bungalows in the Batu Caves corridor, though positioning against similar-sized properties in adjacent areas (Rawang, Kepong) requires detailed comparative analysis to assess true value proposition.
- •**Location & Connectivity**: Batu Caves offers established infrastructure and accessibility via major roads (Federal Route, Raja Chulan), but the absence of nearby MRT connectivity limits rapid transit options; future expansion of public transport networks could enhance medium-term accessibility.
- •**Risk & Timing**: The unspecified completion timeline presents execution risk and potential delays in occupancy; buyers should seek clarity on expected handover dates and contractual penalty clauses, as market conditions and interest rate movements during extended construction periods could impact investment returns.
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
13.7x
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
RM10,726/mo
DOSM 2024
Mean Household Income
RM13,296/mo
DOSM 2024
Households Above RM8k
~60%
Estimated for Selangor
Why Consider
- • Batu Caves established neighbourhood with strong community infrastructure
- • Freehold tenure ensures long-term property ownership security
- • Spacious semi-D and bungalow designs for families
- • Strategic Selangor location near Kuala Lumpur access
- • Competitive pricing for landed properties in area
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.