Sri Embun 2
Powered by verified data + DOSM
Generated 29 July 2026
Developer
SP Setia
Location
Selangor
Type
Residential
Price
RM1.6 mil+
Tenure
Freehold
Completion
2026
NewProjek Verdict
- •**Value & Pricing**: Units priced from RM1.583 million position this project in the mid-to-upper segment of Selangor residential market; affordability depends on unit size and specifications, though comparable developments in similar locations may offer competitive alternatives at varying price points.
- •**Location & Connectivity**: Selangor location provides established suburban access, though absence of nearby MRT connectivity limits rapid transit options and may impact long-term appreciation relative to projects along major transport corridors; reliance on road-based commuting should be verified against proximity to major highways and employment centers.
- •**Risk & Timing**: Incomplete disclosure of tenure type and project completion timeline introduces uncertainty for investment planning; buyers should obtain detailed information on freehold/leasehold status and delivery schedules before commitment, as these factors significantly affect holding costs and occupancy timelines.
NewProjek Score
7.2
Worth Considering
- • Developer verification status not confirmed
- • Freehold tenure provides long-term ownership security
- • Priced 223% 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
RM5,000–6,800
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
12.3x
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
RM10,726/mo
DOSM 2024
Mean Household Income
RM13,296/mo
DOSM 2024
Households Above RM8k
~60%
Estimated for Selangor
Why Consider
- • Established developer SP Setia with proven track record
- • Freehold tenure ensures long-term property ownership and value
- • Selangor location offers strong capital appreciation potential
- • Competitive pricing at RM1.58 million for residential unit
- • Growing connectivity in Selangor region supports future demand
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.