The Riyang (Happy Garden)
Kuala Lumpur, Kuala Lumpur · High-rise (condo, apartment, flat) · Freehold
Homes in The Riyang (Happy Garden) have sold for a median of
RM1,055,000
RM678 psf on the recorded floor area
Half of the 21 recorded sales fell between RM1,000,000 and RM1,150,000. One in ten went under RM980,000, one in ten over RM1,300,000. Sales run from 17 August 2021 to 8 October 2025.
Down 12% from a RM1,150,000 median in 2022 to RM1,015,000 in 2023.
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 Kuala Lumpur, 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 | RM1,050,000 | RM614 psf | 3 |
| 2022 | RM1,150,000 | RM671 psf | 5 |
| 2023 | RM1,015,000 | RM686 psf | 6 |
| 2024 | RM1,130,000 | RM746 psf | 4 |
| 2025 | RM1,055,000 | RM715 psf | 3 |
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 Kuala Lumpur with enough recorded sales, cheapest first. By median sold price, The Riyang (Happy Garden) sits 280 of 344 in that set.
273 cheaper schemes above
58 dearer schemes below
Against Kuala Lumpur
Across Kuala Lumpur, the median recorded sale for high-rise (condo, apartment, flat) is RM480,000 (RM440 psf), from 5,309 sales. The Riyang (Happy Garden)’s own median is RM1,055,000 — higher than that state median. Full Kuala Lumpur table.
Cash and monthly on the RM1,055,000 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%): RM105,500
- Transfer duty (MOT): RM26,200
- Loan duty (0.5%): RM4,748
- Total cash: RM136,448
Monthly carry
- Instalment (35y @ 4.00%): RM4,204
- Total monthly: RM4,204
4.00% p.a. illustrative (rough SBR + bank margin); not a bank quote
Questions this record answers
- What have homes in The Riyang (Happy Garden) sold for?
- A median of RM1,055,000 (RM678 psf), from 21 land-office transactions between 17 August 2021 and 8 October 2025.
- What is a typical band here?
- Half of recorded sales fell between RM1,000,000 and RM1,150,000. One in ten went under RM980,000; one in ten over RM1,300,000.
- Has the median moved?
- From RM1,150,000 in 2022 to RM1,015,000 in 2023 (-12%), 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.