Selangor property
31 Selangor developments verified here, project by project. Selangor sets the highest foreign-buyer floor in Malaysia — RM2,000,000 in Zone 1 and Zone 2 — and on at least 16 of the 31, not one unit reaches it.
What you need to know about buying in Selangor
Short version. Selangor’s own rules, not the federal ones.
- Projects verified on this page
- 31every one has a live project page
- Zone 1 residential floor
- RM2,000,000Petaling, Gombak, Hulu Langat, Sepang, Klang
- Zone 2 / Zone 3 floors
- RM2m / RM1mKuala Selangor and Kuala Langat / Hulu Selangor and Sabak Bernam
- Commercial and industrial
- RM3,000,000statewide, all zones
- Product rule for non-citizens
- Strata onlyindividual-title landed is closed at any price
- Freehold / leasehold / unpublished
- 18 / 10 / 3from permits and developer disclosures
- Published price range
- RM230,000 – RM3,617,90024 of 31 publish a unit price · this band is the span of published ranges; Andara @ Ara Damansara publishes a start price only, from RM4,000,000
- Selangor supply, NAPIC 1Q2026
- 3,745 overhangplus 2,407 completed unsold serviced apartments
Selangor writes its own rules, and they are stricter than the national picture suggests. The RM1,000,000 figure people quote for Malaysia is a federal guideline; each state may set its own floor above it, and Selangor has set the highest one in the country. Two of its rules — the zoned price floor and the strata-only product restriction — do more to decide who can buy here than anything a developer will put in a brochure.
Every Selangor project on this site, by area
Grouped by where the land actually is and which local authority approved it, because that is what fixes the district and therefore the zone. The first value on each row is the tenure or product type; the rest is what the developer or the permit publishes.
Six Selangor projects worth looking at first · 6 of the list below
FreeholdAndara @ Ara Damansara
FreeholdARRA Residences @ Ara Damansara
FreeholdSanderling 2 @ Lakefront Cyberjaya
FreeholdANYA at Shorea Park
LeaseholdSetia Eco Templer
FreeholdAlora Residences @ Subang Jaya
Petaling Jaya · 6
- Dwi Aurora @ Dwitara Residences · Petaling JayaResidential title900–1,284 sq ft · 3–4 bedrooms · From RM487,000 · Closed to non-citizens on price
- Platinum Premium Suites @ HCK Tower · Petaling JayaCommercial office suites560–795 sq ft · Levels 5–25 · From RM551,000 · Not a residential purchase
- Stellar Damansara @ Damansara Jaya · Petaling Jaya99-year leasehold condominium2,028–3,990 sq ft · 88 units only · RM1,896,800–RM3,364,800 on the permit
- The Aldenz @ Central Park Damansara · Petaling JayaServiced apartments775 & 926 sq ft · 662 units · RM640,866–RM818,541 on the housing registry
- The Atera | Phase 2 @ Petaling Jaya · Petaling JayaLeasehold to 2103876 units · 775–1,420 sq ft · Permit RM250,000–RM1,462,300
- Veridian Residence @ VTOWN · Petaling JayaResidential title99-year leasehold to 2118 · 947–1,302 sq ft · RM669,300–RM950,900 on the permit
The Damansara corridor · 6
- Andara @ Ara Damansara · Ara DamansaraFreehold landed4,100–5,112 sq ft · Only 20 homes · Title format decides foreign eligibility
- ARRA Residences @ Ara Damansara · Ara DamansaraFreehold721–1,349 sq ft · About 100 m to the LRT · Not open to foreign buyers
- Amaya Residences @ Damansara Avenue · Bandar Sri DamansaraFreehold539–1,230 sq ft · 1 to 3 car parks · Not open to foreign buyers
- The Arden @ Damansara Avenue · Bandar Sri DamansaraGrade-A strata office495–3,111 sq ft · From about RM1,066 psf · Commercial, not residential
- D’Evia Residences @ Kwasa Damansara · Kwasa DamansaraServiced apartmentsKwasa Damansara TOD · 4-minute walk to Kwasa Sentral MRT · no price published
- Alstonia Hilltop Homes @ Bukit Rahman Putra · Sungai BulohCompleted 2023Freehold · 31 villas + 214 condominiums · 1,001–3,600 sq ft
Subang Jaya · 2
- Alora Residences @ Subang Jaya · Subang JayaFreehold serviced apartments568–1,463 sq ft · 770 units · RM270,000–RM1,388,140 on the permits · closed to foreign buyers
- Amika Residences @ Subang Jaya · Subang JayaFreehold serviced apartments883–1,227 sq ft · 468 units · RM838,800–RM1,200,800 on the permit
Puchong and Bandar Kinrara · 3
- ANYA at Shorea Park · PuchongFreehold750 units · 560–1,395 sq ft · published from RM250,000
- Avantro Residences @ Bandar Kinrara · PuchongFreehold842 units · 872–1,206 sq ft · permit RM731,000–RM1,162,000
- The Wyn Residences · PuchongLeasehold1,546 units · 700 and 850 sq ft · topped out, completing June 2027
Shah Alam · 1
- Sena Residences @ Shah Alam · Shah Alam99-year lease280–936 sq ft · 2,042 units · RM230,000–RM900,000 on the permit
Seri Kembangan and Serdang · 3
- Alamanda Heights · Seri KembanganFreehold condominium440 units · 971 and 1,050 sq ft · RM565,000–RM695,800
- Quaver Residence · Seri KembanganLeasehold to 2091684 units · 1,023–1,701 sq ft · permit RM555,000–RM1,083,000
- Vista Lavender @ Serdang Hill · Seri KembanganFreehold540 units on 4.56 acres · one 965 sq ft built-up, four layouts
Bandar Damai Perdana · 2
- The Maxxon Residences (Residensi Bukit Perdana) · Bandar Damai PerdanaFreehold1,000–1,500 sq ft · 2–3 car parks · Selangor
- The Maxxon Villa (Residensi Bukit Perdana) · Bandar Damai PerdanaSold out by the developerFreehold · 3 storeys · 5+1 bedrooms
Bangi and Southville City · 2
- Anja Residences @ Bangi · Bangi504 units571–1,582 sq ft · RM270,000–RM1,111,000 · leasehold to 2093 · closed to foreign buyers
- M Sinar @ Southville City · BangiFreehold550 and 868 sq ft · RM270,000 and RM618,000–RM643,000 · two bays per unit
Cyberjaya · 1
- Sanderling 2 @ Lakefront Cyberjaya · CyberjayaFreehold condominium958–1,475 sq ft · RM616,560–RM1,002,960 · final phase of four
Rawang · 5
- Jasmin @ Tamansari, Rawang · RawangFreehold173 terraces · RM987,850–RM1,474,300
- Murraya @ Tamansari, Rawang · Rawang179 terracesregistration stage · no price published
- Setia Eco Templer · RawangLeasehold to 2116194 acres · Richmond Gate now selling
- Templer Residence @ Anggun City · RawangFreehold individual titleBelmont RM1,111,000–RM1,879,000
- The Rise @ Emerald Rawang · RawangFreehold individual title106 units · RM2.37m–RM3.62m
How Selangor actually decides who buys what
1. Three zones, three floors
Selangor applies a minimum purchase price to non-citizens acquiring residential property, and it varies by district. Zone 1 covers the districts of Petaling, Gombak, Hulu Langat, Sepang and Klang, and the minimum there is RM2,000,000. Zone 2 covers Kuala Selangor and Kuala Langat, also RM2,000,000. Zone 3 covers Hulu Selangor and Sabak Bernam, where it drops to RM1,000,000. Commercial and industrial property carries a RM3,000,000 floor across the whole state.
Every development on this page sits in a Zone 1 district, so RM2,000,000 is the number that matters here. Where a project is depends on the approving local authority rather than on the postal address, and the two disagree more often than you would expect. Bandar Damai Perdana is written as Cheras by everyone including the developer, but the building plan was approved by Majlis Perbandaran Kajang, which places it in Hulu Langat, Selangor — not Kuala Lumpur.
As everywhere in Malaysia, the test is applied unit by unit at the price on the sale and purchase agreement, and foreign interest includes Malaysian permanent residents.
2. The product rule, which no price can fix
Selangor restricts non-citizens to strata and landed-strata property. A landed home issued on an individual title is unavailable to a non-citizen regardless of price. There is no premium, no structure and no combination of units that changes it.
The Rise @ Emerald Rawang makes the point better than any explanation. Its permit band is RM2,371,300 to RM3,617,900, which clears the Zone 1 floor by a wide margin, and its own project page still records foreign buyers as not eligible — because the title type is individual. Templer Residence @ Anggun City is the same shape: freehold, individual title, Belmont phase at RM1,111,000 to RM1,879,000, closed on title first and price second.
On top of price and product sits a third layer: a quota restricting foreign ownership to a share of the non-Bumiputera units within a scheme. Clearing the price is necessary. It has never been sufficient.
Andara @ Ara Damansara is the honest unresolved case. Twenty landed homes of 4,100 to 5,112 sq ft from RM4,000,000, where eligibility turns entirely on whether the titles issue as strata or individual. Nobody has published that yet, so the project page says undetermined and so does this one.
3. What that leaves on the shelf
At least 16 of the 31 developments on this page have no unit at any published price that reaches RM2,000,000. That includes almost the entire Petaling Jaya list, both Subang Jaya projects, all three in Puchong and Bandar Kinrara, all three around Seri Kembangan, both Bangi projects, Cyberjaya, and four of the five in Rawang.
Stellar Damansara @ Damansara Jaya is the one that splits inside a single building: Block A runs RM2,320,800 to RM3,364,800 and clears, while Block B runs RM1,896,800 to RM2,037,800 and mostly does not. Eighty-eight units, two answers. That is unit-by-unit testing made visible.
For a Malaysian buyer, read all of that as the opposite of a warning. Amika Residences at RM838,800 to RM1,200,800 in Subang Jaya, Avantro at 180 m from an LRT station, Alamanda Heights at RM565,000 to RM695,800 — these exist at these prices precisely because they are not priced into an international market.
4. Landed against high-rise: the real Selangor decision
Kuala Lumpur has largely stopped producing landed housing at any accessible price. Selangor has not, and that is the single biggest reason a Klang Valley buyer crosses the boundary.
The landed evidence on this page is concrete: 173 terraces at Jasmin @ Tamansari on a permit band of RM987,850 to RM1,474,300; the Belmont phase at Templer Residence at RM1,111,000 to RM1,879,000 on freehold individual titles; 106 units at The Rise @ Emerald Rawang from RM2,371,300; The Maxxon Villa at Bandar Damai Perdana, fifty three-storey terraces at RM1,388,000 to RM1,832,000 and already recorded as sold out by the developer.
What you give up is proximity. Setia Eco Templer measures 12.6 km to the Batu Caves KTM station and 24.4 km to KL Sentral. Templer Residence and The Rise publish no rail distance at all. If your household runs on two cars and you value land and space, that is a trade worth making. If it runs on one car and a rail commute, it is not.
The strata side buys exactly the thing the landed side gives up. Sena Residences sits about 30 m from LRT3 Dato Menteri. ARRA is about 100 m from Ara Damansara LRT — eleven stations to KL Sentral, no change. The Wyn is about 150 m from LRT Puchong Jaya, Avantro 180 m from Kinrara BK5, Alora 300 m by covered walkway to USJ 21. What you take on in exchange is a service charge you do not set and a management corporation you inherit.
5. Read the station claim carefully
Rail proximity is the most heavily marketed and least consistently evidenced number in this state, so it is worth separating the tiers.
Measured and specific is the strongest: a distance in metres to a named station on a named line. Planned is weaker and needs saying out loud — Amaya Residences and The Arden at Damansara Avenue are 320 m from Sri Damansara Sentral MRT by a planned link bridge. A bridge that is planned is not a bridge. Named but unmeasured is weaker still: ANYA at Shorea Park names the MRT Putrajaya Line without naming a station; Platinum Premium Suites offers a shuttle bus to the Kajang line with no station named.
And then there is what the page has to say when there is nothing: Dwi Aurora’s own developer names no LRT, MRT or KTM station at all; M Sinar publishes no nearest station; Jasmin, Murraya, Templer Residence and The Rise all leave Rawang KTM unmeasured. That is reported here as it is reported on each project page, because a missing number is information too.
6. State consent, and the wait nobody prices in
A large share of Selangor advertising and sale permits carry a sekatan kepentingan: the land alienated may not be transferred, leased or charged except with the consent of the State Authority. The Atera Phase 2 reproduces the restriction in full on its permit; so does Veridian Residence @ VTOWN, alongside a 99-year lease expiring 6 August 2118.
This binds Malaysians as well as foreigners, and its cost is measured in months rather than ringgit. When you sell, your buyer waits on a consent application before the transfer can be registered. Write a realistic completion date into the contract instead of assuming the transfer is administrative.
One more Selangor-specific line to look for on the permit: the Bumiputera discount. Veridian’s permit records 7%, and Andara’s own project page states 7%. It is disclosed openly, it is normal, and it is part of how the released price you are quoted relates to the registered price band.
7. The supply picture, and where it actually bites
NAPIC’s first quarter 2026 Selangor data records 3,745 units of residential overhang, 2,407 completed and unsold serviced apartments, 1,904 units newly launched in the quarter, and an average secondary residential transacted price of RM559,935.
The composition matters more than the headline. The overhang is dominated by strata serviced apartments in the 600 to 1,000 sq ft band, which is exactly the product most of the high-rise list above sits in. If that is what you are buying, that stock is your competition from day one, and it argues for buying the scarcer layout in a building rather than the most substitutable one — the four-bedroom rather than the studio.
It bites far less on landed phases and on genuinely small schemes. Eighty-eight units at Stellar Damansara, twenty homes at Andara, 106 at The Rise: there is no substitutable stock behind them. And local absorption evidence beats state statistics — Templer Residence’s Kensington phase is marked 95% sold after completing in November 2025 and Richmond sold out, which tells you more about that estate than any quarterly aggregate.
These are 1Q2026 figures. NAPIC publishes quarterly; use the current quarter when you read this.
Selangor property: frequently asked questions
What is the minimum price a foreigner must pay in Selangor?
It depends on the district, and Selangor’s floor is the highest in the country. The state divides itself into three zones. Zone 1 — the districts of Petaling, Gombak, Hulu Langat, Sepang and Klang — has a residential minimum of RM2,000,000. Zone 2, Kuala Selangor and Kuala Langat, is also RM2,000,000. Zone 3, Hulu Selangor and Sabak Bernam, is RM1,000,000. Commercial and industrial property carries a RM3,000,000 floor statewide.
All 31 developments listed on this page sit in Zone 1 districts, so the RM2,000,000 figure is the one that applies to every project you can click through to from here. And as in the rest of Malaysia, the test runs on the individual unit at the price in your sale and purchase agreement, and foreign interest includes Malaysian permanent residents.
Can a foreigner buy a landed house in Selangor?
Only if it is strata. Selangor limits non-citizens to strata and landed-strata property, which means an individual-title landed home is closed to a non-citizen at any price. That is a product rule, not a price rule, and it is the part buyers most often miss.
The Rise @ Emerald Rawang is the clean illustration. Its permit band runs RM2,371,300 to RM3,617,900 — comfortably above the RM2,000,000 Zone 1 floor — and the project page still records the foreign answer as not eligible, because the title type is individual title. Price cleared; product did not.
Andara @ Ara Damansara is the case where the answer genuinely turns on a document nobody has published yet: twenty landed homes from RM4,000,000, where eligibility depends entirely on whether the title is issued as strata or individual. I have written it as undetermined on that project page rather than guess, and I would give you the same answer here.
How many of these 31 Selangor projects are closed to foreign buyers?
At least 16 of the 31. Each of those carries an explicit line on its own project page stating that no unit qualifies — Sena Residences @ Shah Alam tops out at RM900,000, The Aldenz @ Central Park Damansara at RM818,541, Alamanda Heights at RM695,800, ARRA Residences at RM1,153,000, The Atera Phase 2 at RM1,462,300, and so on down the list.
The real figure is higher. The Maxxon Villa and The Maxxon Residences at Bandar Damai Perdana both top out below RM2,000,000 on their permits, and one of them is individual-title landed, but neither page carries an explicit eligibility line — so I have not counted them. I would rather publish a defensible floor than an impressive number.
Of the remainder, Stellar Damansara is the interesting one: Block A prices clear RM2,000,000 and most of Block B does not, inside a single 88-unit development. That is what “applied unit by unit” means in practice.
Is Selangor cheaper than Kuala Lumpur, and why?
On the transacted evidence, yes. NAPIC’s first quarter 2026 figures put the average secondary residential transacted price in Selangor at RM559,935. What you are buying with the difference is mostly commute, and sometimes land.
Two structural reasons sit underneath it. Selangor is a state, so its land, its planning and its foreign-ownership policy are set by the state government and administered through district land offices and separate local councils — MBPJ, MBSA, MPS, MPKj, MBSJ — rather than by a single city hall. And Selangor still builds landed housing at scale, which Kuala Lumpur has largely stopped doing on any affordable footprint.
The corollary is worth stating plainly: cheaper is not the same as better value. A leasehold high-rise 1.7 km from the nearest MRT station is a different asset from a freehold terrace on an individual title, even at the same price.
Which Selangor projects are actually walkable to rail?
The strongest cases on this page, from the developers’ or the permits’ own figures: Sena Residences @ Shah Alam at about 30 m from the LRT3 Dato Menteri station; ARRA Residences at about 100 m from Ara Damansara LRT (Kelana Jaya line KJ26), which is eleven stations to KL Sentral with no change; The Wyn Residences at about 150 m from LRT Puchong Jaya; Avantro Residences at 180 m from Kinrara BK5 LRT; Alora Residences @ Subang Jaya at 300 m by covered walkway to USJ 21 LRT; and Stellar Damansara at about 300 m walking to LRT3 Kayu Ara.
Then a second tier: Amaya Residences and The Arden at Damansara Avenue are 320 m from Sri Damansara Sentral MRT by a planned link bridge — planned, not built, and that word is doing real work. D’Evia Residences is described by its developer as a four-minute walk to Kwasa Sentral MRT. The Atera Phase 2 is beside Asia Jaya LRT with a covered walkway.
And the honest other end: Quaver Residence gives 700 m to an MRT station without naming it, The Aldenz is 1.7 km from MRT Mutiara Damansara and its own page calls that not walkable, Sanderling 2 is 6 km from Cyberjaya City Centre MRT, and Dwi Aurora, M Sinar, Jasmin, Murraya, Templer Residence and The Rise publish no rail distance at all.
Landed or high-rise in Selangor — how should I decide?
Start with what each product is actually for, because in Selangor the two are aimed at different buyers rather than at different budgets.
Landed on an individual title is the thing Selangor still supplies and Kuala Lumpur largely does not: Jasmin @ Tamansari at RM987,850 to RM1,474,300 for 173 terraces, Templer Residence’s Belmont phase at RM1,111,000 to RM1,879,000, The Rise @ Emerald Rawang at RM2,371,300 to RM3,617,900. No service charge in the strata sense, no management corporation to depend on, and the land itself is the asset. The trade is commute and, for non-citizens, total ineligibility.
Strata high-rise buys you the station. Everything in the walkable-to-rail list above is strata. The trade is a monthly service charge you do not control, a management corporation whose competence you inherit, and a resale market where your unit competes with hundreds of near-identical ones in the same building.
If you are buying to live in it for a decade and you drive anyway, the arithmetic usually favours landed. If you are buying to let, buy the station, not the square feet.
What is a restriction in interest on a Selangor permit?
It is a sekatan kepentingan endorsed on the title stating that the land may not be transferred, leased or charged except with the consent of the State Authority. It appears on a large share of Selangor advertising and sale permits — The Atera Phase 2 and Veridian Residence @ VTOWN both reproduce it in full — and it binds every buyer, Malaysian included.
The practical consequence is timing rather than prohibition. Your eventual buyer will wait on a state consent application before the transfer can be registered. Budget months for it rather than assuming a clean transfer, and have your solicitor confirm the current turnaround at the relevant district land office before you commit to a completion date.
There is also a quota layer that sits on top of the price and product rules: Selangor restricts foreign ownership to a share of the non-Bumiputera units in a scheme. Clearing the price is necessary but it is not sufficient.
Is there an oversupply problem in Selangor?
There is, and it is concentrated in one product. NAPIC’s first quarter 2026 Selangor figures record 3,745 units of residential overhang, a further 2,407 completed and unsold serviced apartments, and 1,904 units newly launched in the same quarter.
Read the composition, not just the total. The overhang is dominated by strata serviced apartments, which is precisely the product most of the high-rise projects on this page sit in. If you are buying a 700 to 900 sq ft serviced apartment in the Klang Valley, that stock is your direct competition on both resale and rent.
It bears much less directly on the landed phases in Rawang or on an 88-unit development like Stellar Damansara, where the substitutable supply simply is not there. Scarcity within the specific product is worth more than a state-level average. And use the current NAPIC quarter when you read this — these are 1Q2026 numbers.
What should I check before paying a booking fee in Selangor?
The advertising and sale permit, line by line, and specifically four things Selangor permits tend to disclose well: the tenure and expiry, the type of development (condominium versus serviced apartment — Veridian’s permit says Condominium and that is unusual in the Klang Valley now), the full price band, and any restriction in interest.
Then the approving local authority, because it tells you which district you are in and therefore which zone: Majlis Bandaraya Petaling Jaya and Majlis Bandaraya Shah Alam put you in the Petaling district, Majlis Perbandaran Selayang in Gombak, Majlis Perbandaran Kajang in Hulu Langat. Bandar Damai Perdana is the trap — everyone writes the address as Cheras, but the permit is approved by MPKj, which makes it Selangor and not Kuala Lumpur.
And treat developer yield claims as claims. Veridian’s own site advertises a “previous phase actual yield of 8 to 10%”. It does not say which units, over what period, gross or net, or whether the denominator is a launch price paid years ago. Work it out from today’s asking rents against today’s transacted prices instead.
Related guides on this site
Kuala Lumpur is a Federal Territory with a different rule set and a different consent authority. The Johor hubs cover the cross-border market in the same format.
Louis Koh
11 years in Malaysian property · Johor Bahru & Kuala Lumpur new launches · English & 中文
I work with cross-border buyers from Singapore and with local investors. I will tell you when a project is not right for you — that is usually worth more than the brochure.
Selangor project data verified against advertising and sale permits, approving local authorities and NAPIC 1Q2026. Last reviewed 2026-08-17.
Tell me what you actually need in Selangor
Send me a budget, whether you want landed or strata, and how you commute. I will come back with the projects on this page that fit, the ones that do not, and the reason for each — including whether the zone rules close the door before we start.
Louis Koh · 11 years in Malaysian property · +60 10-906 6685 · replies 9am–10pm MYT