Mutiara Heights
Hulu Langat, Selangor · High-rise (condo, apartment, flat) · Freehold
Homes in Mutiara Heights have sold for a median of
RM530,000
RM424 psf on the recorded floor area
Half of the 341 recorded sales fell between RM450,000 and RM530,000. One in ten went under RM390,000, one in ten over RM548,000. Sales run from 1 October 2021 to 22 January 2026.
Down 22% from a RM530,000 median in 2021 to RM413,800 in 2025.
These are transacted prices from the land-office record, not asking prices from ads. An ad’s number is a wish; this is the record. What high-rise (condo, apartment, flat) sell for across Selangor, beside what ads ask.
How to read this page
The median is the middle sale when every recorded sale here is lined up cheapest to dearest — half sold for less, half for more. The band (p25–p75) is the middle half of those sales. Neither figure is an asking price from an ad, and neither is a valuation of a specific unit. Asking vs transacted.
What kind of home, and what title
The land office groups these sales as high-rise (condo, apartment, flat) under a Freehold title. High-rise parcels are usually strata: you own the parcel plus a share of the common parts, and price per square foot is how buyers compare units of different sizes. Monthly charges and the sinking fund sit on top of the purchase price — see maintenance fee and sinking fund.
Year by year
| Year | Median sold | Per sq ft | Sales |
|---|---|---|---|
| 2021 | RM530,000 | RM424 psf | 21 |
| 2022 | RM530,000 | RM424 psf | 214 |
| 2023 | RM420,000 | RM327 psf | 43 |
| 2024 | RM472,400 | RM348 psf | 49 |
| 2025 | RM413,800 | RM320 psf | 13 |
| 2026 | RM355,000 | RM275 psf | 1 |
A year with only a handful of sales is a handful of sales, not a trend — the movement above is drawn only between years with five or more.
Nearby, and where this one sits
Other high-rise (condo, apartment, flat) schemes in Hulu Langat with enough recorded sales, cheapest first. By median sold price, Mutiara Heights sits 113 of 125 in that set.
106 cheaper schemes above
6 dearer schemes below
Against Selangor
Across Selangor, the median recorded sale for high-rise (condo, apartment, flat) is RM308,000 (RM340 psf), from 7,834 sales. Mutiara Heights’s own median is RM530,000 — higher than that state median. Full Selangor table.
Cash and monthly on the RM530,000 median
Same worksheet as /cost/, using this scheme’s recorded median, 90% LTV, and the illustrative rate. Not a bank quote.
Cash at offer
- Down payment (10%): RM53,000
- Transfer duty (MOT): RM9,900
- Loan duty (0.5%): RM2,385
- Total cash: RM65,285
Monthly carry
- Instalment (35y @ 4.00%): RM2,112
- Total monthly: RM2,112
4.00% p.a. illustrative (rough SBR + bank margin); not a bank quote
Questions this record answers
- What have homes in Mutiara Heights sold for?
- A median of RM530,000 (RM424 psf), from 341 land-office transactions between 1 October 2021 and 22 January 2026.
- What is a typical band here?
- Half of recorded sales fell between RM450,000 and RM530,000. One in ten went under RM390,000; one in ten over RM548,000.
- Has the median moved?
- From RM530,000 in 2021 to RM413,800 in 2025 (-22%), using only years with five or more sales.
Read next
From NAPIC’s open transaction data (Jabatan Penilaian dan Perkhidmatan Harta), extract published 19 May 2026. A scheme appears only with at least 20recorded sales. Scheme names are the land office’s own. How we work this out.