Hulu Selangor
The median registered price in Hulu Selangor, Selangor is RM 260,000 (RM 251 psf), from 6,651 NAPIC/JPPH registered sales up to Jun 2026. Prices are what buyers paid and lodged with JPPH, not what sellers advertised.
Ask AI about this areaMedian price in Hulu Selangor
Recent quarters remain provisional because NAPIC registrations can lag. The district median is descriptive evidence, not a formal valuation.
What the median here asks of a buyer
On the district median of RM 260,000, with a 10% deposit over 30 years at 4.2%.
| Monthly instalment | RM 1,144 |
|---|---|
| Cash needed before keys | RM 35,100 |
| Gross income needed | RM 2,326/mo |
| Years of local income | 2.6× — affordable against RM 8,485/mo median household income here, DOSM 2024 |
The instalment and the cash are arithmetic. The income figure assumes a 60% debt-service ratio and no other commitments — a car loan or a card balance raises it, often sharply. Years of local income makes no assumption about lending at all, which is why both are shown. Run your own numbers.
Reported crime
In 2023, 1.52 reported crimes per 1,000 residents in Hulu Selangor — close to the national 1.57. Break-ins ran at 0.24 per 1,000, against 0.35 nationally.
Reported crime is what reached the police, not all crime, and it is per resident, so busy centres read high. It describes the whole district, not any one street. Every district compared.
Flood damage to homes
DOSM recorded RM1.13M of flood damage to homes in Hulu Selangor over 2021–2025 — about RM 19 for every home, against RM 306 nationally. 91 of 125 areas recorded more per home. Homes here were damaged in 4 of the 5 years; the worst was 2021, at RM521k.
These are losses assessed after floods that happened, not a forecast. A district is a large area and flooding is local — most homes in even the worst-hit districts were never touched — so this cannot say whether a particular street floods. Every district compared.
What it rents for
Across Selangor, landlords advertise a whole home at a median of RM 1,500/month, which is a gross yield of 3.6% against the state's registered median price — from 27,940 advertised homes.
This is Selangor, not Hulu Selangor. Rental listings are filed under suburb names that do not map onto the register's districts, so a district-level rent would have to be guessed. The rent is what landlords ask; the price is what buyers paid and lodged — so the yield is half advertised and half registered, and it is a gross figure before maintenance, assessment, vacancy and agent fees. Full rental yield analysis.
Recent registered sales
Localities in Hulu Selangor
Every mukim here with at least 30 registered sales, enough for a median of its own, by number of sales.
Busiest streets in Hulu Selangor
The 30 streets with the most registered sales, of 73 here with at least ten.
Largest projects in Hulu Selangor
The 10 largest of 171 developments the KPKT/TEDUH register lists here, by planned units.
Questions about Hulu Selangor
What is the median property price in Hulu Selangor?
The median registered sale price in Hulu Selangor, Selangor is RM 260,000, or RM 251 per square foot, across 6,651 sales recorded by NAPIC/JPPH. It is what buyers paid and registered, not asking prices.
Are property prices in Hulu Selangor going up?
The median registered price in Hulu Selangor moved +22.1% from 2021 to 2025, on NAPIC/JPPH sales. Recent quarters are provisional because registrations lag the sale.
What type of property sells most in Hulu Selangor?
2 - 2 1/2 Storey Terraced makes up 32% of registered sales in Hulu Selangor, the largest share of any property type.
What income do you need to buy a home in Hulu Selangor?
About RM 2,326 a month in gross household income to buy at the Hulu Selangor median of RM 260,000, with a 10% deposit over 30 years at 4.2%, for an instalment of RM 1,144 a month. A bank's own assessment, and any other loans, change it.
Does Hulu Selangor flood?
DOSM recorded RM1.13M of flood damage to homes in Hulu Selangor from 2021 to 2025, about RM 19 per home against RM 306 nationally, with homes damaged in 4 of the 5 years. That is the district as a whole; it cannot say whether a particular street floods.
What is the crime rate in Hulu Selangor?
In 2023, Hulu Selangor had 1.52 reported crimes per 1,000 residents, close to the national 1.57, from PDRM figures and DOSM population. Reported crime is what reached the police, not all crime.