New launches in Kajang, Bangi and Semenyih 2026: all 12 condos and landed homes still selling, from RM270,000

All 12, cheapest first. "From" is the net price of the smallest unit type on our project page in October 2026, after the developer package; it is not a typical unit. Price per square foot (psf) is that from-price divided by that smallest unit, so it is the entry psf, not the project average.

The second table is the part the brochure does not show: how far along the build is, the nearest station by straight line, and what KPKT's public TEDUH register records for each project. KPKT is the housing ministry; its register lists every licensed project with the number of units the developer has reported sold and whether the project is on schedule, behind, or on the Sick list.

Sold counts are what the developer reported to KPKT as at early October 2026, so a project showing close to 100% may only have returned or developer-held units left. Status wording is KPKT's classification, not our opinion of any developer.

Registered resale transactions from 2024 onward for 6 high-rise buildings within about 3.0 km of the Kajang centre (compiled by Affirm Plus Research) have a median of RM376 psf; the cheaper quarter of buildings sits around RM302 psf and the dearer quarter around RM485 psf. The median entry psf across the 5 new high-rise launches above is RM491 psf. 4 of them start above the dearer quarter of the subsale market and 0 start at or below the subsale median.

The two numbers are not the same thing. The subsale figure is what buyers paid for real, usually older, units; the new-launch figure is a developer's net price for the smallest layout in a building that may not exist yet. The gap is the price of newness, the defect warranty and the facilities, and it is also the number you must earn back if you resell in the first few years. The buildings below are the ones with the most registered deals since 2024, so they are the resale benchmark a valuer will look at.

If the new launch you like is priced well above the dearer quarter of subsale, ask what in the building justifies it: a station at the door, a freehold title in a leasehold suburb, or a genuinely better location. If nothing does, a two-year-old subsale unit nearby may be the better buy. The detailed price study is in new launch vs subsale.

You want a landed home under RM700,000. This is the corridor for it: Eco Forest Birchpark in Semenyih (freehold, RM462,000 for a 2,065 sq ft home, 156 of 184 sold), Sapphire Residence @ Diamond City (freehold, RM570,688, 153 of 449 sold), Zinnia Residence (freehold, RM681,690, 34 of 149 sold, listed behind schedule) and M Legasi Semenyih (freehold, RM682,800 for 1,555 sq ft, 670 of 817 sold). All four are a drive from any station, and Semenyih to KL at 8 am is the test to run before you sign.

You want the MRT. Jernih Residence (freehold, RM270,000 for 550 sq ft, 50 m from Sungai Jernih MRT, completed) is the only station-side launch, and KPKT shows 1,596 of 1,605 units sold, so it is a question for the developer rather than a listing to chase. IX Suria Residences in Kajang (freehold, RM457,000 for 967 sq ft, 269 of 380 sold, keys 2027) and Semanja Sky Terra (freehold, RM492,800 for 1,004 sq ft, pre-launch) are the family-size condos; M Sinar in Bangi (freehold, RM270,000, 397 of 500 sold) is the cheapest entry in Bangi.

You want Sungai Long. Maple Hill (freehold, from RM2,073,000, 98 units with all 98 reported sold) and Twin Palms Latania II (freehold, completed, from RM2,456,600, 20 of 28 sold) are the two large landed schemes; FonaVista in Hulu Langat (RM884,000 for 1,295 sq ft, 158 of 300 sold) is listed behind schedule. A Park @ Bangi, 49 bungalows from RM6,795,000, is a different market altogether.

Think twice if you are buying a condo here to rent out: Kajang subsale is the cheapest market we track, tenants have plenty of older stock to choose from, and a new tower's entry psf is far above what the suburb has ever transacted at. Is Kajang or Bangi worth buying, is Semenyih worth buying and is Sungai Long worth buying cover each pocket; the landed types explained tells you what gated and guarded means for your fees.

Three things, in order, and we do all three for you free if you send us the project name.

1. The KPKT licence and status. Every project above is in the register, but licences and sales permits expire and get renewed; a project marked behind schedule or on the Sick list needs a conversation about the revised date and your rights. Run the name through our free project check, or read what TEDUH records.
2. The net price, the loan and the cash. The from-price above is after the developer package. Ask which price the bank will value against, because the loan margin is calculated on the valuation, not the brochure. The price list explained and the cash you actually need cover this. Under Schedule H you pay 10% on signing and the rest by construction stage: the stages.
3. Density, lifts and the monthly fee. A block with over a thousand units shares its lifts, pool and car park ramps with a small town; how to read density and maintenance fees and sinking fund tell you what that costs you every month from the day you get the keys.

Our 12 red flags list is the longer checklist; the show unit visit checklist is for the day you go to the gallery.