Two different questions, kept in two different places. What the market has paid is a record. What a seller is asking is an opinion.
Those are 132 completed transactions at Setia Eco Park between July 2004 to October 2025 — not asking prices, not portal listings. The spread is wide because a landed home is not one product: floor, outlook, layout and condition move the same square footage a long way.
| Layout | Asking | Units |
|---|---|---|
| 3 bedroom2,417 sq ft | RM3,500,000 | 1 |
| 4 bedroom3,200–4,400 sq ft | RM2,450,000RM2,300,000–RM3,380,000 | 4 |
Asking prices from my own book this week. They are never averaged with the transacted figures above — one is what someone hopes for, the other is what someone paid.
Worth knowing: the cheapest unit asking through me right now is RM2,250,000, and the transacted middle for this development is RM2,104,300. So the whole current asking range sits above the middle of what has actually been paid. That is normal for the newer and larger builds here — the recorded middle stretches back to July 2004 and includes the older, smaller stock — but it does mean you should be comparing like for like before you offer.
The one check worth doing before you offer: take the asking price, divide by the square footage, and compare it to the recorded middle. If it lands far above, the seller is asking you to fund the view. Sometimes the view is worth it. You should just know that is the trade.
The honest answer is a range, not a number: 132 recorded sales run from RM571,870 to RM4,605,500, with the middle of the market at RM2,104,300. Floor, view, layout and condition decide where in that range a specific unit sits.
The middle of the recorded sales works out at about RM774 per square foot. Use it to sanity-check an asking price, not to value a specific unit — a high floor with an unobstructed outlook and a low floor facing the car park do not share a psf.
Send it to me and I will tell you where it sits against the recorded sales for this development, and what has actually closed near it. That comparison is free and takes me a few minutes.
No. On a sale the seller pays the agency fee. What you pay is your deposit, the legal fees and the stamp duty on the transfer.
I will tell you where its price sits against what has actually closed at Setia Eco Park, and what else is quietly available. No obligation, and I will say so if it is a bad buy.
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