Permata Gemma, 3 Storey Semi-D & Bungalow @ Batu Caves, Selangor
Powered by NAPIC + DOSM data
Generated 29 April 2026
Developer
—
Location
Batu Caves, Selangor
Type
Bungalow
Price
RM1.8 mil+
Tenure
Freehold
Completion
—
NewProjek Verdict
- •**Pricing & Value**: Units priced from RM1,760,000 are positioned at mid-to-upper range for Batu Caves semi-detached and bungalow segments; valuation appears competitive for freehold landed property but requires comparison with similar completed projects in the immediate vicinity to assess value proposition accurately.
- •**Location & Connectivity**: Batu Caves offers established residential infrastructure and community amenities, though the absence of proximate MRT connectivity limits public transport options; accessibility depends heavily on private vehicle usage, with connectivity to major employment centers via road networks such as the Rawang-Selamat Expressway.
- •**Risk & Timing Concerns**: The unspecified completion timeline presents a notable risk factor for buyers, as project delivery schedules directly impact investment returns and occupancy planning; extended timelines increase exposure to market fluctuations, financing costs, and potential regulatory changes during the development period
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 (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
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%
NAPIC 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
- • Batu Caves prime location with established infrastructure and amenities
- • Freehold tenure provides long-term ownership security and asset value
- • Semi-D and bungalow options cater to diverse family needs
- • Competitive pricing at RM1.76M for spacious 3-storey properties
- • Strong investment potential in growing Selangor residential market
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 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.