Sri Embun 2
Powered by verified data + DOSM
Generated 14 June 2026
Developer
SP Setia
Location
Selangor
Type
Residential
Price
RM1.6 mil+
Tenure
—
Completion
—
NewProjek Verdict
- •**Value & Pricing**: At RM1,583,000 entry price for a residential project by an established developer, the pricing sits in the mid-range segment; actual value depends on unit size and specifications not disclosed, requiring detailed comparison with comparable projects in Selangor to assess competitiveness.
- •**Location & Connectivity**: Situated in Selangor without nearby MRT access limits public transportation convenience; connectivity relies on road networks and bus services, which may appeal to car-dependent buyers but reduces accessibility compared to MRT-adjacent developments.
- •**Risk & Timing**: Absence of specified completion date and tenure information introduces uncertainty in investment timeline and long-term ownership structure; buyers should seek clarification on these critical details before committing, as they significantly impact returns and legal security.
NewProjek Score
6
Moderate
- • Developer verification status not confirmed
- • Priced 223% above area median — premium pricing
- • Completed project — no construction risk
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
RM5,000–6,800
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
13.2x
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 | Stretch |
| 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
- • By SP Setia
Risk Factors
- • 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.