Sabak Bernam, Selangor
Pancang Bedena property prices
Median registered price from 134 NAPIC/JPPH sales. Mukim is the finest geography the official register publishes, so these track a genuine locality rather than a marketing area name.
Median priceRM 365,000
Median PSFRM 278
5-year change+22.4%
Registered sales134
What the median here asks of a buyer
On the locality 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 across Sabak Bernam, DOSM 2024 |
The instalment and the cash are arithmetic. The income figure assumes a 60% debt-service ratio and no other commitments. Household income is surveyed by district rather than by locality, so that row describes Sabak Bernam as a whole while the price above describes Pancang Bedena. Run your own numbers.
Recent registered sales nearby
The 8 most recent of 843 registered sales in Sabak Bernam.
Taman Seri, Sungai BesarPancang BedenaLow-Cost HouseLeasehold1,302 sfRM 200,000RM 154 psfMay 2026Taman Berlian, Sabak BernamSabak2 - 2 1/2 Storey Semi-DetachedFreehold2,400 sfRM 529,000RM 220 psfMay 2026Taman PurnamaPancang Bedena1 - 1 1/2 Storey Semi-DetachedFreehold1,087 sfRM 350,000RM 322 psfMay 2026Taman Berlian, Sabak BernamSabak2 - 2 1/2 Storey Semi-DetachedFreehold2,400 sfRM 534,000RM 222 psfMay 2026Taman Kenangan, Sabak BernamPekan SabakDetachedFreehold2,400 sfRM 530,000RM 221 psfMay 2026Taman Emas (P/l 871-876), Sabak BernamPancang Bedena3 - 3 1/2 Storey ShopFreehold5,285 sfRM 1,422,000RM 269 psfApr 2026Pekan Sabak BernamPekan Sabak2 - 2 1/2 Storey ShopFreehold3,057 sfRM 560,000RM 183 psfApr 2026Taman Sekinchan JayaPasir Panjang1 - 1 1/2 Storey TerracedLeasehold883 sfRM 470,000RM 532 psfApr 2026Taman Gembira, Sungai. BesarPancang BedenaLow-Cost HouseFreehold1,561 sfRM 220,000RM 141 psfApr 2026Taman Kenanga, Sabak BernamSabak1 - 1 1/2 Storey TerracedFreehold904 sfRM 321,000RM 355 psfApr 2026