According to the PropertyGuru Malaysia Property Market Index Q3 2021, the price index registered a Year-on-Year (YoY) drop of 2.16% compared to Q2 2020.
However, as the economy reopens, certain areas could experience price appreciation. But do you know where exactly, if you’re looking to buy or invest?
As such, PropertyGuru looked at data to identify 6 areas with a consistent increase in its median price from 2018 to H1 2021, so that we can have an idea of which area may continue that trend.
1) Puchong – Increase Of 70.73%
As property prices soared in central Petaling Jaya, so did Puchong’s popularity. Puchong was a tin mining and rubber plantation area that gained attention in the 1980s.
By the 1990s, the Damansara-Puchong Expressway (LDP) was completed and more neighbourhoods were developed, which led to a surge in population in Puchong.
Today, Puchong is a mature, busy and thriving area with a lot of traffic among its residential, commercial, office, and industrial components.
Overall, the price per sq ft based on more than 1 million listings on PropertyGuru grew from RM369 per sq ft in Nov 2019, to RM439 per sq ft in March 2021.
Why you should consider living in Puchong
1a) Location and accessibility
Puchong has Bandar Sunway to its north, Bandar Saujana Putra to its south, Ayer Hitam Forest to its east, and Putra Heights and Kota Kemuning to its west.
Within Puchong itself, the main neighbourhoods are Bandar Puchong Jaya, Pusat Bandar Puchong, Puchong Hartamas, and Bandar Puteri Puchong. It is accessible via several highways, namely:
- Damansara-Puchong Expressway (LDP)
- Shah Alam Expressway
- North-South Expressway Central Link (ELITE)
- South Klang Valley Expressway (SKVE)
- Maju Expressway (MEX)
- New Pantai Expressway (NPE)
- Federal Highway
The LDP spurred developments from the Sunway toll plaza to Universiti Putra Malaysia in Seri Kembangan, and it connects to the SKVE.
For public transport, there’s the Ampang and Sri Petaling light rail transit (LRT) line. There are 11 stations and seven of them are in Puchong: Kinrara BK5, IOI Puchong Jaya, Pusat Bandar Puchong, Taman Perindustrian Puchong, Bandar Puteri, Puchong Perdana, and Puchong Prima.
The Sungai Besi station in the MRT2 development will be linked to the Ampang/Sri Petaling LRT line, and that’ll elevate the accessibility of Puchong.
Many believe that Puchong has great prospects due to the LRT line, particularly for projects close to the stations.
Puchong’s location between Kuala Lumpur and Putrajaya, while being close to Bandar Sunway, Putrajaya, Old Klang Road, and Bukit Jalil, has also made it popular with both homebuyers and investors.
1b) Amenities
There are many amenities in the area, including the IOI Mall Puchong, Puchong Financial Corporate Centre, SetiaWalk, Lotus’s Puchong, Giant Bandar Puteri, Four Points by Sheraton Puchong, and As-Salam Mosque (“the floating mosque”).
Puchong is expected to continue to grow due to its accessibility and the growing middle-class population.
1c) Foodies’ paradise
Puchong is a vibrant place, and it is also known for having good food. There are many eateries, which are largely concentrated in Bandar Puchong Jaya and Bandar Puteri Puchong.
Popular eateries include Foo Hing Dim Sum, Warung Cikgu, Yap Chuan Bak Kut Teh, Banh Mi Café, Kok Siong Nasi Kandar, Kanna Curry House, Puchong Yong Tau Fu, and the list really goes on! There are also pubs and chic food outlets at the industrial area.
1d) Further growth
With the continuous improvement of infrastructure, property values in Puchong will hold up well. Further developments will be focused on the southern area aka Puchong South.
Some of the current projects in Puchong include IOI Rio City (a 72-acre mixed-use development), Shorea Park, and 16 Sierra.
Based on completed transactions from PropertyGuru DataSense, the top locations in Puchong that have consistently drawn purchasers from 2018 to H1 2021 are Taman Putra Perdana, Bandar Kinrara, Taman Putra Prima, and Bandar Puchong Jaya.
PropertyGuru Tip
For in-depth reviews of properties in Puchong, click here.
2) Shah Alam – Increase Of 61.84%
Shah Alam is the state capital of Selangor, and today it is known as the most industrialised city in Malaysia, with over 20 industrial parks. Historically, this area catered mainly for the housing needs of employees of the industrial area.
There are many upcoming developments because of its potential to boost the economy in Selangor. It is a good place for investment, thanks to its being a structured, master-planned city.
There’s a good mix of residential, commercial, and industrial properties, and many property developers are looking to develop Shah Alam further, as the area has become a favoured place for those seeking a greener, quieter surrounding, with easy access to amenities.
Overall, the price per sq ft based on more than 1.7 million listings on PropertyGuru grew from RM371 per sq ft in Nov 2019, to RM515 per sq ft in March 2021.
Why you should consider living in Shah Alam
2a) Accessibility
Shah Alam is situated west of Kuala Lumpur city centre, at approximately 25km away. It neighbours Klang on the west, and part of its territory is actually parked under Klang.
It is also close to other major suburbs including Subang Jaya, and Petaling Jaya. Residents can get to other populous locations via:
- Shah Alam Expressway (KESAS)
- Federal Highway
- New Klang Valley Expressway (NKVE)
- North-South Expressway Central Link (ELITE)
- Kemuning-Shah Alam Highway (LKSA)
- Guthrie Corridor Expressway (GCE)
Those who prefer public transport can choose from the free shuttle buses under Bas Selangorku, the Glenmarie light rail transit (LRT) station on the Kelana Jaya Line (Putra Heights-Gombak route), as well as the KTM Batu Tiga, Shah Alam, and Padang Jawa stations.
Additionally, the LRT3 Bandar Utama-Klang line will provide greater accessibility to Shah Alam as it’ll have six stations passing through Shah Alam.
Upon its completion in 2024, LRT3 will extend the connectivity of those living in the western corridor to other parts of the greater Klang Valley.
The new road at Bandar Alam Budiman behind the Setia Alam township has provided better accessibility to the northern part of Shah Alam.
Additionally, the Damansara-Shah Alam Highway (DASH) is expected to have a positive impact on and increase interest in the area, as it opens up the area to traffic from Damansara Perdana, Mont’Kiara, and Greater KL.
2b) Amenities
There are several a growing number of entertainment, leisure, food and beverage, and retail offerings.
They include Setia City Mall, Central i-City, Space U8 Mall, Sunsuria Forum @ 7th Avenue, Shah Alam National Botanical Park, Sultan Salahuddin Abdul Aziz mosque, and Bukit Kemuning Golf & Country Club.
There’s also Tasik Subang Dam, a natural water catchment area, in Shah Alam. Parents will be spoilt for choice as there are many schools and educational institutions in Shah Alam, such as:
- Tenby International School in Setia Alam
- Chinese Taipei School Kuala Lumpur in Bukit Rimau
- Maz International School in Seksyen 7
- R.E.A.L International School
- Sekolah Seri Cahaya in Seksyen U9
- Management & Science University in Seksyen 13
- KDU University College in Utropolis Glenmarie
- UiTM Puncak Perdana and Universiti Teknologi MARA (UiTM Puncak Alam) campus in Seksyen U10
- Universiti Teknologi MARA main campus and Universiti Selangor (UNISEL Shah Alam) are located near Seksyen U11 and U12
2c) Growing Areas and Population
Coupled with new housing projects that target young homebuyers, commercial activities have grown and Shah Alam is becoming more vibrant and diverse.
Shah Alam’s Seksyen U10, U11 and U12 are considered as growth areas, due to improved connectivity. Puncak Perdana is the main township in Seksyen U10, which is also adjacent to Perdana Heights.
Some of the earlier developments there include Kampung Subang Baru, Sunway Kayangan, Kayangan Heights, and Cahaya SPK.
Seksyen U11 is also known as Bukit Bandaraya, and Seksyen U12 with Desa Alam and Cahaya Alam are about 17.5km (20-minute drive) to the south of Seksyen U10.
Some foresee a migration of Klang’s and PJ’s population to the newer and more accessible areas of Seksyen U9, U10 and U14.
Based on completed transactions from PropertyGuru DataSense, the top locations in Shah Alam that have consistently drawn purchasers from 2018 to H1 2021 are Setia Alam, Kota Kemuning, Glenmarie, Section 13, Seksyen U1, and Seksyen U2.
PropertyGuru Tip
For in-depth reviews reviews of properties in Shah Alam, click here.
3) Ampang – Increase Of 39.33%
The area covers Ampang, Pandan, and Gombak parliamentary constituencies. It goes from Pandan Indah in the south, to Ampang town, Hulu Klang, Melawati, and the Klang Gates Dam in the north.
Ampang is unique as it belongs to two states, demarked clearly based on the dissection by the Middle Ring Road II (MRR2). The west part belongs to Kuala Lumpur, while the east belongs to Selangor.
Ampang in Kuala Lumpur (also known as Ampang Hilir), is mainly a modern commercial area with high-end, high-rise residential developments.
Apart from being one of KL’s posh neighbourhoods, there are also multiple embassies and high commissions there.
On the other hand, the Ampang section that’s in Selangor is more of a housing area, with a blend of low-cost to high-end housing.
Generally, Ampang is a mature area, with only a few pockets of land remaining. Most current development are on smaller parcels.
Based on PropertyGuru’s DataSense, median prices of landed properties have been increasing steadily since 2018.
Overall, the price per sq ft based on more than 1.7 million listings on PropertyGuru grew from RM624 per sq ft in Nov 2019, to RM701 per sq ft in March 2021.
Why you should consider living in Ampang
3a) Location and accessibility
Ampang has plenty of amenities and facilities that are mostly available within a short distance due to its proximity to the Kuala Lumpur city centre.
In terms of accessibility, those from Hulu Kelang or Setapak can get to Ampang via the Ampang-Kuala Lumpur Elevated Highway (AKLEH), Jalan Tun Razak or Jalan Ulu Kelang, while those from Cheras can use Jalan Shamelin.
The other main road servicing the area is the Middle Ring Road 2 (MRR2). Residents can also travel from Ampang to Kuala Lumpur city centre via the Ampang Line LRT at the Ampang station.
Being close to the Kuala Lumpur city centre, Wangsa Maju, Setapak and Salak Selatan makes Ampang an ideal location for many residents.
3b) Amenities
Ampang is home to Great Eastern Mall, MidPoint Shopping Complex, Lotus’s, AEON BiG Ampang, Ampang Point Shopping Centre, International School of Kuala Lumpur, Sayfol International School, and Mutiara International Grammar School.
There are a couple of renowned medical centres there too, including KPJ Ampang Puteri Specialist Hospital, Gleneagles Hospital Kuala Lumpur, Pantai Hospital Ampang, and Hospital Ampang.
For leisure, there’s Zoo Negara, Taman Rimba Ampang, Bukit Tabur, and Taman TAR Wildlife Sanctuary. Let’s not forget about the plethora of options in KL city centre, which is a short drive away.
PropertyGuru Tip
For in-depth reviews of properties in Ampang, click here.
4) Serendah – Increase Of 33.33%
In the current property market slowdown, buyers are able to find good homes in much more affordable places, and that could be mean looking at tranquil towns which aren’t too far from PJ or KL.
That’s where Serendah comes to mind! This area is located next to Rawang, and about 35km from the Kuala Lumpur City Centre (about an hour’s drive).
There are already several developers with large tracts of land there, including WCT, TA Global, Land & General, Country Garden, and Mayland. Serendah has been touted as a hidden gem among some property purchasers.
More developments are expected to mushroom in Rawang first, before they reach Serendah, as Serendah could need about 10 to 20 more years to develop into a vibrant area.
Why you should consider living in Serendah
4a) Accessibility
The growth areas are expected to be near the West Coast Expressway (WCE). The Rawang Bypass project cuts through the Serendah forest reserve, and cuts travel time from Serendah to Selayang and KL City Centre to about 30 minutes.
This route avoids Rawang town, and Serendah as well as the areas in its vicinity benefit from the bypass.
4b) Bigger units (lower price per sq ft)
Due to the pandemic, suburbs in Selangor benefitted from population migration and the trend of working from home. People started moving to affordable housing areas in the suburbs of Selangor and other states.
This is because residential suburbs such as Serendah offer larger properties with better value for money.
For example, a search in PropertyGuru in November 2021 shows that 2,700+ sq ft semi-detached homes in Antara Gapi is listed approximately between RM240 per sq ft to RM310 per sq ft.
Now, in central Petaling Jaya, semi-detached homes could go from RM430 per sq ft to RM800 per sq ft, or more!
4c) Growth potential
Antara Gapi is a small town in Serendah with upcoming township developments. Those travelling to this area can get there via:
- Rawang Bypass (also known as Rawang–Serendah Highway)
- Kuala Lumpur–Kuala Selangor Expressway (LATAR)
- Sungai Buaya (Lebuhraya PLUS)
- Sungai Tua, Gombak
The town is also within proximity to other more established townships such as Ulu Yam Baru, Ulu Yam Lama, and Batang Kali. Nature lovers would appreciate the natural landscape there.
5) Petaling Jaya – Increase Of 33.33%
Petaling Jaya (also known as PJ) is the satellite town of Kuala Lumpur, and it was granted city status on 20 June 2006.
This self-sustaining city has Kuala Lumpur to its east, Sungai Buloh to its north, Shah Alam and Subang Jaya to its west, and Puchong to its south.
PJ was first developed in 1952, and it was known as Old Town. The newer area, Section 52, is better known as PJ New Town or PJ State.
There are many government buildings there, including Menara MBPJ, PJ Federal Building, and National Registration Department.
PJ encompasses PJ South (from Section 8 to PJ Old Town), PJ North (other side of Federal Highway), and PJ West (Taman Mayang, Taman Seapark, Kelana Jaya, Damansara Intan and SS 1 to SS 25).
Due to its rapid progress, PJ has remained a popular location among homebuyers. The growth is due to the vast network of connected highways, wide range of amenities, and property types for a range of budget.
Overall, the price per sq ft based on more than 1.7 million listings on PropertyGuru grew from RM718 per sq ft in Nov 2019, to RM766 per sq ft in March 2021.
Why you should consider living in Petaling Jaya
5a) Network of highways and public transport
Petaling Jaya is served by many highways such as the North-South Expressway which connects it to others states in Malaysia, like the following:
- Federal Highway to Seputeh and Subang
- Sprint Expressway to Dutamas
- New Pantai Expressway (NPE) to Kerinchi
- Kepong-Selayang Highway to Selayang
- Lebuhraya Damansara-Puchong (LDP) to Puchong and Old Klang Road
- New Klang Valley Expressway (NKVE) to various parts of Petaling Jaya
For rail transit, there’s KTM Komuter, MRT Sungai Buloh–Kajang (SBK) Line (MRT 1), MRT Sg Buloh–Serdang– Putrajaya (SSP) Line (MRT 2), LRT Kelana Jaya Line, and LRT Shah Alam Line (LRT 3). The KTM Komuter and LRT lines meet in Subang Jaya.
5b) Abundant amenities
Options are aplenty when it comes to gardens, lakes, recreational areas, sports centres, malls, eateries, colleges, universities, and all other conveniences that one would need.
Popular recreational parks include the Tropicana Park, Bandar Utama Park, Taman Jaya, Kelana Jaya lake, and Taman Rimba Riang, while main malls are 1 Utama, Sunway Pyramid, The Curve, IKEA, Paradigm Mall, Starling Mall, Jaya Shopping Centre, 3 Damansara, Citta Mall, and many more.
PropertyGuru data shows that the average price of property for sale in Petaling Jaya over the 12 months to November 2021 was RM982,000. That represents a 8.5% compound annual growth rate (CAGR) in median price.
Based on completed transactions in PropertyGuru’s DataSense, the top locations in Petaling Jaya from 2018 to H1 2021 are Shah Alam, Subang Jaya, Damansara, Bandar Utama, SS1, and SS3.
Throughout the pandemic, there was a month-on-month increase in property searches in Selangor on PropertyGuru. Most of the searches are for condominiums.
PropertyGuru Tip
For in-depth reviews of properties in Petaling Jaya, click here.
6) Klang – Increase Of 9.71%
Klang is officially known as Royal Town of Klang (Bandar Diraja Klang), and the former capital of Selangor until 1880.
Located south of the Klang Valley in Selangor, Klang is one of the oldest towns in Malaysia. The Klang River separates the area into North Klang and South Klang.
The development of modern townships in South Klang such as Bandar Botanic, Bandar Bukit Tinggi, Glenmarie Cove, and Bayuemas led it to become a vibrant commercial and social centre.
Meanwhile, North Klang has older areas such as Berkeley Garden and newer townships such as Bandar Bukit Raja.
Why you should consider living in Klang
6a) Accessibility
The New Klang Valley Expressway (NKVE) links the Bukit Raja toll plaza to the North-South Highway.
Therefore, those from Shah Alam, Subang, Petaling Jaya, and Kuala Lumpur, can use the Federal Highway to get to Klang.
Motorists can also use the Shah Alam Expressway (KESAS) to reach Klang South. Klang is also accessible via coastal roads from Banting and Sepang (south) or Kuala Selangor and Sabak Bernam (north).
As for public transportation, Klang’s railway station is located at Jalan Stesen, at the south of Klang River. KTM Komuter connects Klang directly with Kuala Lumpur (about 50 minutes) and Port Klang (about 20 minutes). The town’s bus and taxi terminal is at Klang Sentral, about 8km from Klang’s town centre.
6b) Amenities
In January 2020, Klang welcomed its first international 5-star hotel, Wyndham Acmar Klang by Wyndham Hotels & Resorts.
In 2021, the Esplanade Hot Spring Hotel in KSL Bandar Bestari opened its door. It is located adjacent the KSL Esplanade Mall.
Other malls in Klang are AEON Mall Bukit Raja, AEON Mall Bukit Tinggi, GM Klang Wholesale City, Klang Parade, and Centro Mall.
Some of the schools there are SMK Tinggi Klang, SMJK Kwang Hua, SMK Tengku Ampuan Rahim, and Anglo Chinese School, Klang, which is one of the oldest in Malaysia.
6c) Food galore
One of the reasons people travel to Klang is for its food. Seafood is one of the must-haves, and some of the more well-known places for seafood are Teluk Gong, and Tanjung Harapan.
Other eateries that have been earmarked as a must-try include Warung Pak Din, Yap Kee Banana Leaf, Yoyo Ping & Fried Chicken @ Pandamaran, Cathay Hailam Kopitiam, Chong Kok Kopitiam, and Cendol & Rojak @ Bandar Bukit Tinggi, among others.
PropertyGuru Tip
For in-depth reviews of properties in Klang, click here.
Investing Prudently
It’s easy to get excited about the potential capital appreciation in top performing areas. If you intend to purchase a property, it’s always advisable to know whether you can afford the property you’ve your eye on.
Relevant Guide:
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3 Infrastructure Developments That Can Transform Property Prices In Malaysia
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What Is MRT3 Malaysia, And The 5 Noteworthy Developments Nearby!
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4 Pros And Cons Of Buying A Property Near LRT And MRT Stations
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Here Are Some Properties Near The Sri Petaling LRT Line
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5 Notable Properties Near The Ampang LRT Line
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