Kota Kemuning’s non-landed homes maintain steady demand

• Despite its history as a flood-prone area, Kota Kemuning continues to record steady property market growth, supported by strong amenities, good connectivity, and a well-established township environment.

KUALA LUMPUR (Oct 22): Kota Kemuning, a well-established township in Shah Alam, Selangor, has continued to see stable growth in its property market despite its history as a flood-prone area.

Over the past three years, EdgeProp’s EPIQ data revealed that non-landed homes in the township have charted a steady upward trend, while landed properties have shown more varied movements.

Located in the southern part of Shah Alam, Kota Kemuning was launched in 1994 as a master-planned development focused on green living and community integration. Today, it is recognised as one of Klang Valley’s thoughtfully designed suburban enclaves, featuring landscaped boulevards, tree-lined streets, and recreational amenities that encourage a wellness-oriented lifestyle. 

The township’s focal points include the 25-acre Kota Kemuning Lakeside Park (Taman Tasik Kota Kemuning)—complete with a 22-acre lake, jogging tracks, and children’s playgrounds—and the prestigious Kota Permai Golf & Country Club, which has hosted major tournaments such as the Maybank Malaysian Open and Volvo Masters.

Within a 1.5km radius of Persiaran Anggerik Vanilla, average transacted prices of non-landed property rose from RM319,000, or RM416 per square foot (psf), in 2022 to RM395,000, or RM450 psf, in 2023—the highest in three years, surpassing 2020 levels—before moderating to RM385,000 in 2024, but at a psf price of RM455, an uptick from the previous year. Built-up sizes ranged from a 657-sq ft condo unit transacted at RM702.89 psf to a 1,528-sq ft condo unit at RM320.58 psf. 

Meanwhile, landed homes, which occupy 84.95% (396.82 acres) of the same 1.5km radius of the area, showed more fluctuations, with average transacted prices at RM1.1 million (RM458 psf) in 2022, dipping to RM985,000 (RM438 psf) in 2023, and rebounding to RM1 million (RM441 psf) in 2024. Recent transactions included a 1,324-sq ft townhouse on Jalan Sungai Congkak at RM339.89 psf and a 4,187-sq ft semi-detached home along Jalan Anggerik Oncidium at RM429.88 psf.

The township’s population profile reflects a balanced demographic, comprising 42.3% M40 households, 40.7% B40, and 16.9% T20. 

Its accessibility via major highways such as Kesas, LKSA, and ELITE further enhances its appeal to homeowners and investors seeking connectivity to Shah Alam, Subang Jaya, and Kuala Lumpur.

Healthy commercial growth

Kota Kemuning also features a growing commercial and retail presence that supports its residential base. Retail convenience is anchored by multiple outlets such as 7-Eleven branches in Anggerik Eria, Bukit Rimau, Kemuning Indah, and Kemuning Vanilla, as well as several 99 Speedmart stores across Kemuning Utama and Kota Kemuning.

Larger establishments like AEON BiG Bukit Rimau and Pasaraya Hero Kota Kemuning cater to daily shopping needs, complemented by MyMart and myNEWS.com. The township’s F&B scene includes well-known names such as McDonald’s, KFC, Pun Chun Noodle House, Starbucks Kota Kemuning Drive-Thru, and Sunshine Café, while Gamuda Walk serves as a prominent lifestyle and retail hub for the community. Dining options also reflect Kota Kemuning’s diversity, with local favourites such as KK Ocean Point, known for its fish balls; and Nea Fine Bake, a French-inspired bakery noted for its croissants with flavours like salted egg and yam.

EPIQ data shows that the average transacted price for the commercial segment has generally increased over the past four years before recording a slight decline in 2024. Prices rose from RM851,000 (RM648 psf) in 2021 to RM1.5 million (RM833 psf) in 2022, reaching a peak of RM1.6 million (RM861 psf) in 2023, before easing to RM1.5 million (RM792 psf) in 2024.

In terms of education, EPIQ data shows that Kota Kemuning is served by a range of institutions catering to early childhood, primary, and technical learning. These include Krista Bukit Rimau, Little Bloomers, and SK Bukit Rimau, which provide foundational and primary education options for residents. Additionally, the township is home to the Advanced Technology Centre Shah Alam (ADTEC), a vocational college offering specialised technical programmes such as aircraft maintenance.

Several new projects are at various stages of development, including a proposed mosque, a proposed project in the planning phase, and an apartment currently under construction. Another future development has been identified, though limited further details are available at this stage.

Over the years, Kota Kemuning has established itself as a family-oriented and lifestyle-driven township that balances suburban tranquillity with urban convenience, making it one of Klang Valley’s desired residential addresses.

As Penang girds itself towards the last lap of its Penang2030 vision, check out how the residential segment is keeping pace in EdgeProp’s special report: PENANG Investing Towards 2030.