Serenia Aiora @ Serenia City
Powered by verified data + DOSM
Generated 1 June 2026
Developer
Sime Darby Property
Location
Sepang, Selangor
Type
Landed House
Price
RM680k+
Tenure
Freehold
Completion
—
NewProjek Verdict
- •**Value & Pricing**: RM680,000 entry price is competitive for freehold landed houses in Sepang, offering reasonable value for the developer's track record, though pricing power may be limited by the absence of nearby mass transit and moderate distance from major employment centers.
- •**Location & Connectivity**: Sepang location provides accessibility via federal routes and the North-South Expressway, but the absence of MRT connectivity and reliance on private transport limits appeal to commuters; proximity to KLIA and industrial zones offers some commercial activity benefits.
- •**Risk & Timing**: Lack of specified completion date presents execution uncertainty and potential delays; early-stage projects in secondary locations carry moderate risk, requiring due diligence on developer track record and market absorption rates before commitment.
NewProjek Score
6.8
Moderate
- • Developer verification status not confirmed
- • Freehold tenure provides long-term ownership security
- • Priced 24% 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
RM2,200–2,900
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
5.7x
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
- • Reputable Sime Darby Property developer ensures quality construction standards
- • Strategic Sepang location offers growth potential and development opportunities
- • Freehold tenure provides long-term ownership security and value
- • Integrated Serenia City development promises comprehensive lifestyle amenities nearby
- • Competitive pricing in emerging area presents strong investment potential
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.