Sabak Bernam
The median registered price in Sabak Bernam, Selangor is RM 365,000 (RM 288 psf), from 843 NAPIC/JPPH registered sales up to May 2026. Prices are what buyers paid and lodged with JPPH, not what sellers advertised.
Ask AI about this areaMedian price in Sabak Bernam
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 365,000, with a 10% deposit over 30 years at 4.2%.
| Monthly instalment | RM 1,606 |
|---|---|
| Cash needed before keys | RM 49,275 |
| Gross income needed | RM 3,265/mo |
| Years of local income | 4.4× — seriously unaffordable against RM 6,941/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, 1.50 reported crimes per 1,000 residents in Sabak Bernam — close to the national 1.57. Break-ins ran at 0.42 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 RM800k of flood damage to homes in Sabak Bernam over 2021–2025 — about RM 28 for every home, against RM 306 nationally. 87 of 125 areas recorded more per home. Homes here were damaged in 4 of the 5 years; the worst was 2025, at RM352k.
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 Sabak Bernam. 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 Sabak Bernam
Every mukim here with at least 30 registered sales, enough for a median of its own, by number of sales.
Busiest streets in Sabak Bernam
Every street here with at least ten registered sales, by number of sales.
Largest projects in Sabak Bernam
The 10 largest of 104 developments the KPKT/TEDUH register lists here, by planned units.
Questions about Sabak Bernam
What is the median property price in Sabak Bernam?
The median registered sale price in Sabak Bernam, Selangor is RM 365,000, or RM 288 per square foot, across 843 sales recorded by NAPIC/JPPH. It is what buyers paid and registered, not asking prices.
Are property prices in Sabak Bernam going up?
The median registered price in Sabak Bernam moved +8.3% from 2021 to 2025, on NAPIC/JPPH sales. Recent quarters are provisional because registrations lag the sale.
What type of property sells most in Sabak Bernam?
1 - 1 1/2 Storey Terraced makes up 36% of registered sales in Sabak Bernam, the largest share of any property type.
What income do you need to buy a home in Sabak Bernam?
About RM 3,265 a month in gross household income to buy at the Sabak Bernam median of RM 365,000, with a 10% deposit over 30 years at 4.2%, for an instalment of RM 1,606 a month. A bank's own assessment, and any other loans, change it.
Does Sabak Bernam flood?
DOSM recorded RM800k of flood damage to homes in Sabak Bernam from 2021 to 2025, about RM 28 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 Sabak Bernam?
In 2023, Sabak Bernam had 1.50 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.