New Launches Priced Below the Resale Market: What the Data Flags (Klang Valley & Johor Bahru)
We screened every active new launch in Malaysia against real NAPIC resale prices in the same area. Here are the projects launching well below the local resale market — and the crucial things the data can't tell you.
How we screened this
Most "best new launch" lists are just marketing. This one is a data screen.
We took every actively-launching ("Lancar") private development from KPKT/TEDUH with a known price and location, worked out its launch price-per-sqft (PSF), and compared it to the real registered resale PSF of the surrounding district — pulled from NAPIC/JPPH transaction data (actual sold prices, not asking prices).
The signal we're looking for: a new project launching well below what nearby completed units actually resell for, in an area that is liquid (lots of transactions) and growing (rising median prices since 2021). In theory, buying new near old-resale prices means room to move as the project completes.
You can see the underlying resale numbers for any area on the price-per-sqft heat map or by drilling into an area page. Everything below links to the raw proof.
Klang Valley: where the data flags value
Klang Valley threw up the most credible candidates — established townships and, in one case, a blue-chip developer.
| Project (district) | Launch PSF | Local resale PSF | Discount | Area growth | Est. done |
|---|---|---|---|---|---|
| Alam Impian (Petaling) | RM299 | RM492 | ~39% | +42% | Sep 2027 |
| Serenia Amalia 7 (Sepang) | RM273 | RM443 | ~38% | +17% | Aug 2027 |
| D'Templer (Gombak) | RM242 | RM371 | ~35% | +7% | Jun 2028 |
| Desa Restu 3 (Sepang) | RM267 | RM443 | ~40% | +17% | Nov 2026 |
Two stand out. Alam Impian in Petaling sits in the strongest data pocket on the whole list — a +42% jump in median price since 2021 across a very liquid ~27,000-transaction market, launching around 39% below local resale. See its full launch breakdown.
Serenia Amalia in Sepang is the only Sime Darby Property project here — a blue-chip developer in the KLIA growth corridor, which matters because completion risk is the real danger with new launches (see the project). Also worth a look: D'Templer in Gombak and Desa Restu 3.
Negeri Sembilan, by contrast, was weak — the only projects that screened cheap were in thin, rural markets (Jempol) with too few transactions to mean much.
Johor Bahru: the biggest gaps — and the biggest catch
Johor Bahru shows the deepest discounts in the country. Landmark and township launches near the CIQ / RTS corridor are coming to market at roughly half the local resale PSF, which sits around RM435 — inflated by Singapore demand and the RTS Link story. Gerbang Nusajaya, for example, launched around RM205 psf.
But that discount is the Singapore bet. The resale premium exists because Singaporeans are buying; if that demand cools, so does the thesis. Browse the full Johor market and Johor Bahru resale data to judge it yourself, and see all active launches on the New Launches page.
What the data CANNOT tell you (read this before getting excited)
A price gap is only real if you can actually realise it. The data cannot confirm the things that most often destroy that gap:
Malay Reserve (Rizab Melayu) land. If the title is Malay Reserve, the unit can only be sold to Bumiputera buyers — which can gut resale value for everyone else. TEDUH does not record this. You must verify it via a land-title search or the sales gallery.
Affordable-housing status. Projects like Rumah Mampu Milik / RUMAWIP / PR1MA look cheap because they're price-controlled — but they carry resale moratoriums and eligibility caps, so the "upside" often isn't sellable. We excluded obvious ones, but always check.
Bumi-lot allocation & quotas — not reliably in the data either.
Developer track record. A discount from an unknown Sdn Bhd with no completion history is a different risk from one by an established developer. Some TEDUH projects are literally flagged "Sakit" (troubled) or "Terbengkalai" (abandoned).
So treat this as a starting point for research, not a buy list. It tells you where to look — not what to buy. This is analysis, not financial advice; do your own due diligence.
See the proof yourself
Every number here comes from data you can inspect:
Price heat map — median PSF for every geocoded scheme in Malaysia.
Sales data — browse every registered NAPIC transaction, filterable by area and type.
New launches — all active developments with launch prices, unit types, and completion dates.
Areas — median price, PSF and growth for every district and sub-area.
All free, no login. We'll keep publishing these data screens as new launches come to market — this is the first.