New condos in Puchong 2026: all 14 launches still selling, from RM250,000, and which ones sit next to a station
There are 14 new launches still selling in Puchong in October 2026 on the PropertySifu Malaysia listing: 11 high-rise and 3 landed. The cheapest high-rise is Nara Residence at RM250,000 net for a 560 sq ft unit, and 4 of the 14 are freehold. Only 5 are within about 800 m of a train station: COVO @ 16 Sierra (16 Sierra MRT 100 m), Wyn Residence @ Puchong (IOI Puchong Jaya LRT 150 m), Avantro Residences (Kinrara BK5 LRT 180 m), 16 Sierra Residences Oakleaf (16 Sierra MRT 650 m), Astra @ Aurora Residence (Puchong Prima LRT 750 m). The rest run on the LDP and the Bukit Jalil Highway, and that is the first thing to decide before the price.
Against the Puchong subsale market, where registered deals since 2024 have a median of RM368 per square foot, the new launches start at a median of RM624 psf for their smallest units, so you are paying a real premium for new. KPKT's register shows 2 of the 14 behind schedule and 4 with 90% or more of units reported sold, which means the choice at the from-price is thinner than the table looks.
Every new launch still selling in Puchong in October 2026
All 14, 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.
| Project | Area | From (net) | Smallest unit sq ft | Entry psf | Tenure |
|---|---|---|---|---|---|
| Nara Residence | Puchong | RM250,000 | 560 | 446 | Freehold |
| Astra @ Aurora Residence | Puchong | RM463,200 | 570 | 813 | Leasehold |
| Ara Residences | Puchong Permai | RM465,000 | 750 | 620 | Leasehold |
| Saville D'Lake | Puchong | RM471,000 | 645 | 730 | Leasehold |
| M Terra | Puchong | RM475,000 | 775 | 613 | Leasehold |
| Anya Residence @ Shorea Park | Puchong | RM492,000 | 915 | 538 | Freehold |
| Wyn Residence @ Puchong | Puchong | RM550,000 | 700 | 786 | Leasehold |
| COVO @ 16 Sierra | Puchong South | RM584,000 | 926 | 631 | Leasehold |
| Mutiara Lake Puchong | Mutiara Puchong | RM638,000 | 1,022 | 624 | Leasehold |
| Avantro Residences | BK5 | RM664,000 | 550 | 1,207 | Freehold |
| D'Island Residences | Puchong | RM909,000 | 2,035 | 447 | Leasehold (landed) |
| Inspira Hills Phase 2 | Taman Putra Prima | RM996,780 | 2,250 | 443 | Freehold (landed) |
| 16 Sierra Residences Oakleaf | Puchong | RM1,064,000 | 2,675 | 398 | Leasehold (landed) |
| 280 Park Homes | Puchong | RM1,406,000 | 3,595 | 391 | Leasehold |
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.
| Project | Build status | Nearest station | KPKT progress | Sold per KPKT register |
|---|---|---|---|---|
| Nara Residence | Under construction, keys 2028 | - | on track | 484 / 709 (68%) |
| Astra @ Aurora Residence | Under construction, keys 2027 | Puchong Prima LRT 750 m | on track | 336 / 728 (46%) |
| Ara Residences | Under construction, keys 2029 | - | on track | 88 / 639 (14%) |
| Saville D'Lake | Completed (2020) | - | completed | 293 / 305 (96%) |
| M Terra | Under construction, keys 2027 | - | on track | 592 / 999 (59%) |
| Anya Residence @ Shorea Park | Completed (2026) | - | completed | 750 / 750 (100%) |
| Wyn Residence @ Puchong | Under construction, keys 2028 | IOI Puchong Jaya LRT 150 m | on track | 1,051 / 1,546 (68%) |
| COVO @ 16 Sierra | Under construction, keys 2027 | 16 Sierra MRT 100 m | behind schedule | 552 / 601 (92%) |
| Mutiara Lake Puchong | Under construction, keys 2029 | Pusat Bandar Puchong LRT 1000 m | on track | 17 / 526 (3%) |
| Avantro Residences | Under construction, keys 2027 | Kinrara BK5 LRT 180 m | on track | 811 / 842 (96%) |
| D'Island Residences | Completed (2025) | - | completed | 34 / 76 (45%) |
| Inspira Hills Phase 2 | Under construction, keys 2026 | - | behind schedule | 111 / 128 (87%) |
| 16 Sierra Residences Oakleaf | Under construction, keys 2026 | 16 Sierra MRT 650 m | on track | 174 / 272 (64%) |
| 280 Park Homes | Completed (2015) | - | completed | 111 / 280 (40%) |
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.
How do these prices compare with what buyers actually paid for subsale in Puchong?
Registered resale transactions from 2024 onward for 44 high-rise buildings within about 3.5 km of the Puchong centre (compiled by Affirm Plus Research) have a median of RM368 psf; the cheaper quarter of buildings sits around RM339 psf and the dearer quarter around RM453 psf. The median entry psf across the 11 new high-rise launches above is RM624 psf. 9 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.
| Building | Tenure | Deals since 2024 | Median psf | Median price | Median rent |
|---|---|---|---|---|---|
| Hillcrest Heights - Puchong Utama | Freehold | 64 | 649 | RM835,000 | - |
| Rhythm Avenue | Freehold | 63 | 341 | RM280,000 | RM1,250 |
| Vista Millennium-Puchong Perdana | - | 45 | 348 | RM350,000 | RM950 |
| Koi Tropica Service Apartment | Leasehold | 45 | 465 | RM475,000 | - |
| Solace Service Apt-Setia Walk | Freehold | 42 | 431 | RM480,000 | - |
| Anggerik,Teratai & Orkid-Puchong Prima | Freehold | 40 | 339 | RM270,000 | - |
| Sri Begonia Apartment-Bdr Puteri Puchong | Freehold | 37 | 290 | RM200,000 | - |
| Goodyear Court 9 - Fasa 5 | Freehold | 30 | 405 | RM358,000 | - |
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.
Which Puchong launch suits which buyer, and which ones to think twice about
You want to walk to a train. Three projects actually deliver that: Wyn Residence (150 m from IOI Puchong Jaya LRT, RM550,000, but 1,546 units in one scheme), Avantro Residences (180 m from Kinrara BK5 LRT, freehold, RM664,000 for a 550 sq ft unit, with 811 of 842 units reported sold) and COVO @ 16 Sierra (100 m from 16 Sierra MRT, RM584,000, which KPKT lists as behind schedule). Astra @ Aurora is 750 m from Puchong Prima LRT, a real walk in the heat.
You want the lowest entry. Nara Residence at RM250,000 is freehold and under RM450 psf, but it has no station or mall within 2 km and keys are due in 2028; Ara Residences (RM465,000, keys 2029) and M Terra (RM475,000, 999 units) are the same trade of a low price for a car-only address. Saville D'Lake is completed, so you can see the actual building before you pay.
You want to move in now. Saville D'Lake (completed 2020) and Anya Residence @ Shorea Park (freehold, completed) are the ready high-rise choices; on Anya, KPKT shows all 750 units reported sold, so ask what is really left before you travel. D'Island Residences (landed, completed) and 280 Park Homes (completed 2015, 111 of 280 reported sold after a decade) are completed with stock, which is a question to ask, not a reason to skip.
Think twice if you are buying to rent out in a block of over a thousand units: Wyn, M Terra and the Ara, Nara and Mutiara Lake towers put you in competition with hundreds of landlords on the same floor plate. Mutiara Lake Puchong shows 17 of 526 units sold in the register, which means a long sales period ahead. The wider area view, including which side of the LDP to live on, is in is Puchong worth buying, and building-by-building resale prices are in what Puchong buyers actually paid.
What to check before you book any of these
Three things, in order, and we do all three for you free if you send us the project name.
- 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.
- 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.
- 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.
Prices, unit sizes, tenure and rail distances are as carried on our project pages in October 2026 and change as phases sell. Sold counts and progress status are what KPKT's TEDUH register recorded in early October 2026, not our view of any developer. Subsale medians are registered transactions compiled by Affirm Plus Research. We list every project we cover in the area, not a selection; this is general information, not financial advice.
Questions Puchong new-launch buyers ask
What is the cheapest new launch in Puchong right now?
On our listing, Nara Residence starts at RM250,000 net for its smallest unit (560 sq ft, freehold). That is the entry layout; larger units in the same project cost more. Prices move as phases sell, so send us the name and we confirm what is still available at that price.
Which new launches in Puchong are freehold?
4 of the 14 projects are freehold: Nara Residence (RM250,000), Anya Residence @ Shorea Park (RM492,000), Avantro Residences (RM664,000), Inspira Hills Phase 2 (RM996,780). The other 10 are leasehold, which means the land is held on a long lease from the state; it matters most when you sell decades later. Freehold vs leasehold walks through the difference.
Which of these are within walking distance of a train station?
5 projects are within about 800 m of a station by straight line on our project pages: COVO @ 16 Sierra (16 Sierra MRT 100 m), Wyn Residence @ Puchong (IOI Puchong Jaya LRT 150 m), Avantro Residences (Kinrara BK5 LRT 180 m), 16 Sierra Residences Oakleaf (16 Sierra MRT 650 m), Astra @ Aurora Residence (Puchong Prima LRT 750 m). Walk the route once at midday before you count it as walking distance; a straight line through a highway is not a footpath.
Which projects does the KPKT register show as behind schedule?
2: COVO @ 16 Sierra, Inspira Hills Phase 2. KPKT, the housing ministry, records progress for every licensed project in its public TEDUH register; behind schedule means the developer has missed the planned completion milestone. It is not the same as abandoned, but ask when the revised date is, and read how late-delivery compensation works before you sign.
Should I buy a new launch or a subsale unit in Puchong?
Subsale in Puchong usually gives you more floor area per ringgit and you can see the real building; a new launch gives you a 24-month defect warranty, Schedule H protection under the Housing Development Act, and progressive payments while it is built. New launch vs subsale works through the arithmetic.
Is Puchong in Selangor or Kuala Lumpur, and does it change anything?
Almost all of Puchong is in Selangor under MBSJ; a small part near Bukit Jalil and Bandar Kinrara falls under Kuala Lumpur. For a buyer it changes the local council you pay assessment to, the affordable-housing scheme you qualify for (Rumah Selangorku versus RUMAWIP) and nothing about the loan. Our project pages name the state for each project.
WhatsApp us the project. We check its KPKT licence and current status, which unit types are still available at the from-price, and how its net price sits against the subsale buildings around it, and reply before you pay anything. (Free, no obligation.)