Waterlily @ Gamuda Cove, Cyberjaya
Powered by NAPIC + DOSM data
Generated 16 April 2026
Developer
Gamuda Land
Location
Cyberjaya, Selangor
Type
Landed House
Price
RM900k – RM1.6 mil
Tenure
Freehold
Completion
—
NewProjek Verdict
- •**Value & Pricing**: At RM900,000 entry point for freehold landed houses, Waterlily offers competitive positioning within the Cyberjaya market segment, though pricing remains premium relative to comparable developments in adjacent townships; value proposition depends on final specifications and built-up area.
- •**Location & Connectivity**: Cyberjaya's established infrastructure and direct Elite Highway access provide strong commuter connectivity to KL and surrounding business districts; however, the location is car-dependent with limited public transportation alternatives despite proximity to planned MRT expansion.
- •**Risk & Timing**: Absence of specified completion timeline presents execution risk and potential extended holding periods for buyers; this is partially mitigated by Gamuda Land's track record, but market cycles and interest rate exposure warrant careful consideration of purchase timing and financing strategy.
NewProjek Score
8
Worth Considering
- • Verified developer with established track record
- • Freehold tenure provides long-term ownership security
- • Priced 64% 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
RM2,900–3,900
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
7.5x
National avg: 6.8x
Loan Eligibility by Salary
| Monthly Salary | Max Affordable | Can Afford? |
|---|---|---|
| RM5,000 | RM704k | ❌ No |
| 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
- • Located in Cyberjaya, Selangor
- • Freehold title property
- • By Gamuda Land
- • Near Elite Highway (direct access)
⚠️ Risk Factors
- • Under construction — completion delays are possible
- • Premium pricing relative to area median may limit resale upside
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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.