Setia Sky Vista
Powered by verified data + DOSM
Generated 29 July 2026
Developer
SP Setia
Location
Puchong, Selangor
Type
Condominium
Price
RM450k – RM750k
Tenure
Leasehold
Completion
—
NewProjek Verdict
- •**Value & Pricing**: RM450,000 entry price is competitive for Puchong's mid-range condominium market, though actual value depends on unit size, finishes, and amenities which are not detailed here; leasehold tenure may limit long-term appreciation compared to freehold alternatives.
- •**Location & Connectivity**: Proximity to Puchong Perdana LRT station provides reasonable access to the Klang Valley network, though Puchong remains a secondary location; connectivity to major employment centers and Kuala Lumpur CBD requires transfer or additional travel time.
- •**Risk & Timing**: Missing completion timeline creates uncertainty for investors; SP Setia's track record is established, but undisclosed project phases and delivery dates pose timing risks; market absorption and property value depend heavily on final launch details and broader Puchong market conditions.
NewProjek Score
7.3
Worth Considering
- • Developer verification status not confirmed
- • Leasehold tenure — check remaining lease years
- • Priced in line with 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
RM1,400–1,900
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
3.5x
National avg: 6.8x
Loan Eligibility by Salary
| Monthly Salary | Max Affordable | Can Afford? |
|---|---|---|
| RM5,000 | RM704k | Yes |
| 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
RM10,726/mo
DOSM 2024
Mean Household Income
RM13,296/mo
DOSM 2024
Households Above RM8k
~60%
Estimated for Selangor
Similar projects in Selangor
| Project | Location | Price From | Status |
|---|---|---|---|
| Adenia SP Setia | — | RM227k | Under Construction |
| Bayu Avenue SP Setia | — | RM230k | Under Construction |
| sejati-residences by Paramount Property PARAMOUNT VENTURE SDN BHD | Kuala Lumpur | RM249k | Various |
Why Consider
- • Established developer SP Setia ensures quality construction and reliability
- • Puchong Perdana LRT proximity provides excellent public transport connectivity
- • Competitive pricing in high-demand Puchong location offers value
- • Strategic location near amenities, schools, and commercial centres
- • Strong rental demand potential in growing Selangor market
Risk Factors
- • Under construction — completion delays are possible
- • 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.