Setia Alam Property:
What Most Buyers See — and What They Don’t
Real listings, area analysis, and buyer insights from a consultant focused only on Setia Alam.
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This is not a property portal.
Property portals show you everything that is available. This site focuses on what is worth considering, what carries hidden risk, and what most buyers only realise after they buy — especially in Setia Alam.
area insight
Understanding each neighbourhood’s maturity, pricing logic,
risks, and suitability for own stay or investment.
Setia Alam can be broadly divided into three main residential zones, each serving different buyer profiles. The core Setia Alam area includes mature neighborhoods such as Setia Prima, Setia Gemilang, and the Setia Indah precincts, offering established infrastructure, schools, and strong resale activity.
Setia Impian
Well-established residential area with good connectivity.
Selling Price: ~RM610k – RM960k for landed terrace homes.
Estimated Rental: ~RM2,000 – RM3,000/month (typical landed rental in Setia Alam area).
Brief: Peaceful family living with steady demand.
Setia Indah
Popular mixed precinct with strong transaction volume.
Selling Price: ~RM760k – RM1.61m.
Estimated Rental: ~RM2,200 – RM2,800/month for terrace houses (based on area trends).
Brief: Balanced choice for owners & investors.
Setia Damai
Comfortable residential enclave near schools & amenities.
Selling Price: ~RM1.35m + (approx range based on subarea listings).
Estimated Rental: ~RM2,500 – RM3,000/month.
Brief: Quiet family haven with solid demand.
Setia prima
Core mature precinct close to major amenities.
Selling Price: ~RM850k – RM1.7m (broad historical range).
Estimated Rental: ~RM2,300 – RM3,500/month.
Brief: Proven long-standing residential hub.
Setia wawasan
Growing neighbourhood with mid-range profile.
Selling Price: ~RM800k – RM1.2m (approx based on area comps).
Estimated Rental: ~RM2,200 – RM3,000/month.
Brief: Improving value with solid community feel.
Setia utama
Strategically placed near shops & arterial roads.
Selling Price: ~RM850k – RM1.99m (varies by unit size/type).
Rental Examples: Semi-D ~RM2,850; Terrace ~RM3,200/month.
Brief: Excellent access, diverse range.
Setia permai
Family-oriented enclave with mixed housing.
Selling Price: ~RM620k – RM780k typical.
Estimated Rental: ~RM2,000 – RM2,700/month.
Brief: Comfortable, well-priced neighbourhood.
Setia perdana
Developed area with solid community base.
Selling Price: ~RM600k – RM900k+ (approx from market listings).
Estimated Rental: ~RM2,000 – RM2,800/month.
Brief: Accessible and residentially stable.
Setia taipan
Located near commercial areas with convenient daily access.
Selling Price: ~RM650k – RM1.4m (varies by layout and size).
Estimated Rental: ~RM2,500 – RM3,500/month.
Brief: Practical living with strong accessibility.
Setia gemilang
A mid-rise residential precinct within Setia Alam offering practical apartments near amenities.
Completion: Mostly ~2014–2015 (Projects like Seri Baiduri, Seri Intan, Seri Jati).
Selling Price: ~RM280k – RM385k (typical apartments).
Estimated Rental: ~RM900 – RM1,800/month (3-bed units).
Brief: Affordable apartment living with steady rental demand.
Setia Eco Park is an exclusive, low-density, gated landed development spanning about 791 acres with strong eco-themed landscaping, waterways, and forest park elements. It consists predominantly of semi-detached houses and bungalows, and is heralded for its serene environment and premium positioning.
Straits Of Heron
A premium limited-edition landed collection of semi-D and bungalows within Setia Eco Park.
Completion: ~2023–2025 (latest launches)
Selling Price: ~RM2.7m – RM4.8m+ (semi-D & bungalow).
Rental: ~RM6,000 – RM9,000/month (premium landed). (typical market estimate)
Brief: Exclusive high-end homes with larger land and privacy.
Setia Tropika
A well-established segment near lakes and green spaces offering spacious landed homes.
Completion: ~2006–2010 (early established phases)
Selling Price: ~RM2.0m – RM3.5m (semi-D & bungalow).
Rental: ~RM4,500 – RM7,000/month (landed).
Brief: Mature lifestyle community with scenic surroundings.
Setia Nusantara
A landed segment featuring family-oriented houses and generous land sizes.
Completion: ~2007–2012 (development spread)
Selling Price: ~RM2.0m – RM3.8m (semis & bungalows).
Rental: ~RM4,000 – RM7,500/month.
Brief: Quiet family enclave with strong residential appeal.
Setia Duta
A residential precinct with semi-detached homes and easy access within the estate.
Completion: ~2008–2014 (based on ongoing resale ages)
Selling Price: ~RM2.0m – RM3.2m (semi-D).
Rental: ~RM3,800 – RM6,000/month.
Brief: Practical high-quality landed living in secured estate.
Arundina
A segment with semi-D homes often marketed within Setia Eco Park address clusters.
Completion: ~2020s (market listings suggest mid-cycle completion)
Selling Price: ~RM1.8m – RM2.5m (semi-D).
Rental: ~RM3,800 – RM5,800/month.
Brief: Mid-range landed offering with steady rental demand.
Bungalow Enclaves
Standalone high-end bungalows spread across gated precincts near lakes and green areas.
Completion: ~2008–2018 (varies by parcel)
Selling Price: ~RM3.0m – RM8m+ (larger land).
Rental: ~RM6,000 – RM10,000/month.
Brief: Spacious luxury homes in a premier eco township.
Eco Ardence is a large, master-planned 533-acre township combining landed precincts, high-rise residences, commercial & lifestyle hubs (like Ardence Labs) with a Green Building Index focus on sustainable living.
Aeres
Contemporary landed housing precinct with varied layouts.
Completion: ~2019 (first residential phase).
Selling Price: ~RM1.7m – RM3.8m (terrace, semi-D & bungalow).
Rental: ~RM4,800 – RM6,000+/month for larger units.
Brief: Family-friendly, modern estate with good connectivity.
Dremien
Landed homes with contemporary design near central community features.
Completion: ~2020–2021 (mid phases).
Selling Price: ~RM1.8m – RM3.2m+.
Rental: ~RM4,500 – RM6,000/month.
Brief: Mid-cycle landed precinct with resort-style living.
Nara
Premium landed segment with larger built-ups and greenery.
Completion: ~2021 (later landed phase).
Selling Price: ~RM1.9m – RM3.5m+.
Rental: ~RM5,000 – RM7,000/month.
Brief: Higher-end landed homes with strong demand.
Cora
Upscale landed homes blending garden space with secure community.
Completion: ~2022.
Selling Price: ~RM2.0m – RM4.0m+.
Rental: ~RM5,000 – RM7,500/month.
Brief: Resort-like landed living with premium layout.
Huni
Vertical residential offering modern apartments within the township.
Completion: ~2023 (completed high-rise).
Selling Price: ~RM480k – RM800k (typical condos).
Rental: ~RM1,800 – RM3,000/month.
Brief: Contemporary apartment living with facilities.
Terra / Luna / Other Serviced Towers
Modern mid-rise / high-rise residential blocks complementing landed homes.
Completion: ~2023–2026 (varies by project launch).
Selling Price: ~RM500k – RM900k+.
Rental: ~RM1,800 – RM3,200/month.
Brief: Lifestyle oriented condos with community amenities.
Curated Listings
Not every listing makes sense.
Only properties with clear reasoning, pricing logic, and risk explanation are featured.
Buyer Secrets
What Most Agents Don’t Tell You
Management fee traps, future oversupply risks, auction misconceptions, and long-term holding realities.
Management Fee Traps
Hidden long-term costs that slowly erode value, cash flow, and livability beyond the purchase price.
Future Oversupply Risks
Too many similar units can weaken demand, rental strength, and resale value over time.
Auction Misconceptions
Low entry prices often hide legal, condition, or occupancy risks buyers underestimate.
Long-Term Holding Realities
Ownership costs, maintenance quality, and demand matter more than short-term price movements.
Questions Buyers Usually Ask
about us
My Setia Alam Property is an independent property insight platform focused exclusively on Setia Alam.
This website is created to help buyers, homeowners, and investors make clearer and better-informed property decisions, based on area understanding, real listings, and long-term considerations — not marketing hype or listing volume.
Unlike property portals that prioritise quantity and exposure, this platform focuses on context, reasoning, and risk awareness.
Every area insight, listing, and article is structured to answer one essential question:
“Is this property, in this location, suitable — and why?”
My Setia Alam Property is maintained by a local property consultant who works closely with real transactions, on-the-ground conditions, and buyer behaviour in Setia Alam.
The goal is not to push decisions, but to provide clarity before decisions are made.
our mission
To help buyers and homeowners understand what matters before buying, not after.
We aim to:
Explain property decisions beyond price and marketing
Highlight risks that are often overlooked
Provide clear area-based insights for own stay and investment
Encourage long-term, responsible property ownership
Our mission is to reduce costly mistakes by replacing assumptions with understanding — especially in a township as diverse as Setia Alam.
our vision
To become a trusted reference point for Setia Alam property decisions, where clarity matters more than volume, and understanding matters more than urgency.
We envision a platform where:
Buyers feel informed, not pressured
Listings are contextualised, not advertised blindly
Area insights are practical, honest, and experience-driven
Property decisions are made with long-term perspective
Our vision is not to be the biggest property site —
but to be the one buyers trust when deciding whether to proceed, pause, or walk away.
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