Alamanda Heights Taman Bukit Serdang, Seri Kembangan
Alamanda Heights by Multiplex Land Sdn Bhd in Taman Bukit Serdang, Seri Kembangan, Selangor. From RM 565,000, Freehold High-Rise Residential with 971-1,050 sqft layouts (3+1–3+1+1 Study bedrooms). Floor plans, distance to the nearest stations and sales gallery appointments on propertyportal.my.
Alamanda Heights project information
| Developer | Multiplex Land Sdn Bhd |
|---|---|
| Location | PT 3400 Alamanda Heights, Taman Bukit Serdang, 43300 Seri Kembangan, Selangor |
| Property type | High-Rise Residential |
| Tenure | Freehold |
| Land title | Residential |
| Starting price | RM 565,000 |
| Price range | RM 565,000 – RM 695,800 |
| Built-up | 971-1,050 sqft |
| Bedrooms | 3+1–3+1+1 Study bedrooms |
| Total units | 440 |
| Blocks / floors | 36 floors |
| Maintenance fee | Estimate RM0.28psf (Not include the car park accessory parcel) |
| Completion | New Launch, 2030 |
Alamanda Heights at a glance
- From price: RM 565,000 to RM 695,800
- Asking psf: RM 565–680 per sq ft
- Tenure: Freehold
- Completion: expected 2030
- Units: 440, 36 floors, 3+1–3+1+1 Study bedrooms
- Density: about 12 homes a floor (440 units ÷ 36 floors)
- Walk to rail: 26 min to PY31 Serdang Raya Utara (1.61 km straight-line, estimate)
- Against completed resale homes in Taman Bukit Serdang: median about RM 328 psf (106 sales)
Alamanda Heights scorecard
Six sub-scores from 0 to 10, each with its formula and inputs. Data-based, not a recommendation; there is no overall total.
- Price vs area: not scored — Not enough data on record. Formula: 5 − (gap % ÷ 5), kept within 0–10. Gap = this project's lowest asking psf against the median lowest asking psf of the other new launches in the same locality (needs 2 or more). Parity = 5; every 5% cheaper adds a point.
- Rail access: 0.0 / 10 — 26 min to PY31 Serdang Raya Utara, 1.61 km straight-line (estimate). Formula: 10 − (walk minutes − 5) ÷ 2, kept within 0–10. Five minutes or less = 10; 25 minutes or more = 0. Walk = measured OpenStreetMap route where one exists, otherwise straight-line × 1.3 at 80 m a minute.
- Density: 7.2 / 10 — 440 units ÷ 36 floors = 12.2 a floor; 104 of 144 other projects pack more. Formula: 10 × share of the portal's projects that put more homes on each floor (units ÷ floors). Fewer homes per floor scores higher.
- Supply pressure in area: 7.7 / 10 — 21,683 incoming + planned vs 187,586 standing in Petaling district: 12%. Formula: 10 × (1 − pipeline ÷ 50%), kept within 0–10. Pipeline = condominium/apartment units under construction plus planned, as a share of the units already standing (NAPIC stock table). 0% = 10; 50% or more = 0.
- Affordability vs district income: 7.9 / 10 — RM 565,000 ÷ (RM 10,688 × 12), Petaling 2024: 4.4 years. Formula: 10 − 1.5 × (years − 3), kept within 0–10. Years = entry price ÷ (median monthly household income × 12) for the district (DOSM). Three years or less = 10.
- Developer record: not scored — Not enough data on record. Formula: 10, minus 5 for each sick project, 10 for each abandoned project and 3 for each entry on the TEDUH offence list; minus 2 when TEDUH lists fewer than 2 projects (short record). Not scored until the developer is looked up on TEDUH.
Strengths
- Trains every 4 minutes at the weekday morning peak at Serdang Raya Utara station (GTFS Static, Prasarana via data.gov.my)
- Incoming and planned condominium/apartment supply equals 12% of the 187,586 units standing in Petaling district (NAPIC Residential Property Stock Table, Q2 2026)
- Entry price is about 4.4 years of Petaling's median household income (2024) (DOSM Household Income Survey via data.gov.my)
Watch-outs
- 26 min on foot to the nearest station, PY31 Serdang Raya Utara (OpenStreetMap)
- Asking range starts RM 237 psf (72%) above the median resale of completed homes in Taman Bukit Serdang (about RM 328 psf, 106 sales) (NAPIC open transaction data)
- 12.1% of the 6,802 condominium/apartment units launched in Petaling district from Q3 2025 to Q2 2026 were reported sold (NAPIC Table New Launches, Q2 2026)
- About 12 homes a floor (440 units over 36 floors)
Where the Alamanda Heights asking price sits
Asking psf midpoint RM 622, below the Selangor new-launch median of RM 697 (60 projects on this site with an asking psf).
Completed homes resold in Taman Bukit Serdang: NAPIC median about RM 328 psf, 106 sales in 18 schemes, 2024-01 to 2026-05. A new launch and a completed resale home are different products.
Getting around from Alamanda Heights
| To | Rail, door to door | Car, no traffic |
|---|---|---|
| KL City Centre | 61 min: walk 26, wait 2, train 24, 1 change, walk 4; Serdang Raya Utara to KLCC | 23 min |
| TRX | 48 min: walk 26, wait 2, train 17, walk 3; Serdang Raya Utara to Tun Razak Exchange | 25 min |
| Bangsar South | 79 min: walk 26, wait 2, train 35, 2 changes, walk 6; Serdang Raya Utara to Kerinchi | 20 min |
| Mid Valley | 79 min: walk 26, wait 2, train 33, 2 changes, walk 8; Serdang Raya Utara to Abdullah Hukum | 20 min |
| Cyberjaya | — | 26 min |
| Petaling Jaya SS2 | 105 min: walk 26, wait 2, train 46, 2 changes, walk 21; Serdang Raya Utara to Taman Paramount | 25 min |
Nearest station: PY31 Serdang Raya Utara (Putrajaya Line); about 1,559 journeys start and 0 end there a day (30-day average); trains every 4 minutes at the weekday morning peak.
- Transit: PY31 Serdang Raya Utara (1.61 km), PY32 Serdang Raya Selatan (1.86 km), PY33 Serdang Jaya (2.4 km)
- Schools: Kingsgate International School (1.01 km), Sekolah Menengah Kebangsaan Seri Kembangan (1.08 km), Sekolah Jenis Kebangsaan (Cina) Serdang Baru (1) (1.46 km)
- Shops: 99 Speedmart (0.71 km), Econsave (2 km), South City Plaza (2.06 km), Pavilion Bukit Jalil (2.92 km), The Mines (3.02 km)
- Health: Pusat Hemodialisis Mawar (Cawangan Seri Kembangan) (0.87 km), SJAM-KPS Pusat Hemodialisis Serdang Raya (Station 14) (1.28 km)
- Parks: Taman Rekreasi Kawasan Perindustrian Bukit Serdang (1.09 km), Taman Rekreasi Kawasan Seri Kembangan (1.62 km)
Rail: GTFS Static and Rapid Rail ridership via data.gov.my, walk + half the peak wait + ride + 5 minutes a change. Car: OSRM on OpenStreetMap, no traffic. Places: OpenStreetMap, straight-line distance.
The market around Alamanda Heights
- Supply pipeline: about 12% (16,625 building + 5,058 planned against 187,586 condominium and apartment units standing in Petaling district, Q2 2026; NAPIC stock table)
- Sales of new launches: 12.1% of 6,802 condominium and apartment units launched in Petaling district from Q3 2025 to Q2 2026 were reported sold (NAPIC)
- House price index (Selangor, high-rise): 213.0 in 2026 Q2 (preliminary), +0.9% on 2025 Q2 (NAPIC MHPI, 2010 = 100; covers the whole state)
- Price against incomes: the entry price of RM 565,000 is about 4.4 years of Petaling's median household income (DOSM)
Alamanda Heights against the nearest alternatives
The closest projects in the same area or within 15% of the entry price, on the same facts and the same scorecard.
| Fact | Alamanda Heights | Quaver Residence 2.0 km away, similar price | Trinity Nordic Residences 2.3 km away, similar price | Trinity Rainfora 5.5 km away, similar price |
|---|---|---|---|---|
| From price | RM 565,000 | RM 555,000 | RM 588,888 | RM 531,000 |
| Asking psf | RM 565–680 | RM 525 | RM 628 | ≈ RM 719 |
| Built-up, sq ft | 971–1,050 | 1,023–1,851 | 937–2,014 | 739–1,184 |
| Tenure | Freehold | Leasehold | Freehold | Freehold |
| Completion | New Launch 2030 | Under Construction 2027 | Under Construction 2029 | Under Construction 2028 |
| Units · floors | 440 · 36 | 684 · Tower A: 31 levels, Tower B: 40 levels | 714 · Tower A: 27-Storey, Tower B: 29-Storey, Tower C: 29-Storey | 535 · 31 |
| Homes per floor | about 12.2 | about 17.1 | about 24.6 | about 17.3 |
| Walk to rail | 26 min (estimate), PY31 Serdang Raya Utara | 10 min, PY31 Serdang Raya Utara | 23 min, PY34 UPM | 5 min, SP22 Kinrara |
| Price vs area /10 | — | — | — | — |
| Rail access /10 | 0.0 | 7.5 | 1.0 | 10.0 |
| Density /10 | 7.2 | 4.9 | 2.4 | 4.8 |
| Supply pressure in area /10 | 7.7 | 7.7 | 7.7 | — |
| Affordability vs district income /10 | 7.9 | 8.0 | 7.6 | — |
| Developer record /10 | — | — | — | — |
| Where it wins | fewest homes per floor (12.2) | lowest asking psf (from RM 525); earliest completion (2027) | largest layout (2,014 sq ft) | lowest entry price (RM 531,000); shortest walk to rail (5 min) |
Who Alamanda Heights suits
- Transit commuter: Weak match (1 of 3 checks) — – 26 min walk to PY31 Serdang Raya Utara; ✓ Trains every 4 minutes at the morning peak; – 61 min door to door to KL City Centre by rail. Rule: Walk ≤ 10 min · peak train ≤ 5 min apart · rail to KL City Centre ≤ 35 min
- Own-stay family: Partial match (2 of 3 checks) — ✓ 3-bedroom layouts on the list (3+1–3+1+1 Study); ✓ Largest layout 1,050 sq ft; – 0 schools listed within a 10-minute walk. Rule: A 3-bedroom layout on record · largest home ≥ 1,000 sq ft · a school within a 10-minute walk
- First-home buyer: Weak match (1 of 3 checks) — ✓ Entry price is about 4.4 years of district median household income; – Smallest layout 971 sq ft, from RM 565,000; – Rail 26 min on foot. Rule: Entry price ≤ 5 years of district median income · smallest home ≤ 700 sq ft · walk to rail ≤ 10 min
- Rental investor: Weak match (1 of 3 checks) — – 26 min walk to rail; – No 1-bedroom layout on record; ✓ Incoming + planned supply is 12% of standing stock in the area. Rule: Walk to rail ≤ 10 min · 1-bedroom layouts on record · incoming + planned supply < 20% of stock. Rental figures are not on record.
A match is a fit with the numbers, not advice to buy.
Who Alamanda Heights may not suit
- Buyers who must move in before 2030 — completion is expected in 2030; a buyer who signs now needs somewhere else to live for about 4 years.
Alamanda Heights: checked facts
Analysis built 2026-10-30 from the figures on this page and public data: NAPIC, DOSM via data.gov.my, KPKT TEDUH, GTFS Static and Rapid Rail ridership via data.gov.my, OpenStreetMap and OSRM. Asking prices are not valuations.
Area and station guides
Can foreigners buy Alamanda Heights?
The foreign-buyer minimum in Selangor is RM 2,000,000 per unit (strata and landed strata homes only). Alamanda Heights is listed at RM 565,000 – RM 695,800, below that minimum on the prices on record. Price is only the first test: every foreign purchase needs State Authority approval.
Costs on top of the Alamanda Heights price
| Item | On the RM 565,000 starting price |
|---|---|
| Transfer stamp duty, Malaysian buyer | RM 10,950 (1% on the first RM100,000, 2% up to RM500,000, 3% up to RM1,000,000, 4% above). |
| Transfer stamp duty, foreign buyer | 8% flat; no listed unit reaches the RM 2,000,000 foreign-buyer minimum (flat 8% on residential property from 1 January 2026, for non-citizens and foreign companies; permanent residents pay the Malaysian rate) |
| Loan agreement stamp duty | 0.5% of your loan |
| Legal fees | Bought from a licensed developer: 65% of the standard scale at this price (standard: 1.25% on the first RM500,000, 1% on the next RM7,000,000), a share fixed by Table B of the Solicitors' Remuneration Order 2023; plus 8% service tax |
Alamanda Heights monthly maintenance fee
The stated rate is Estimate RM0.28psf (Not include the car park accessory parcel). On the 971 sq ft unit that is about RM 272 a month, and about RM 294 on the 1,050 sq ft unit.
Alamanda Heights compared with other Selangor projects
This site has no other priced project in the same area, so the table lists the Selangor projects on this site whose starting price is closest to Alamanda Heights's. Projects outside the area sit in different neighbourhoods, so location, access and surroundings will differ.
Among these 6 projects, Alamanda Heights has the 2nd lowest entry price per sq ft, at RM 582.
| Project | Starting price | Entry price per sq ft | Sizes (sq ft) | Completion |
|---|---|---|---|---|
| Alamanda Heights | RM 565,000 | RM 582 | 971–1,050 | 2030 |
| Amaya | RM 561,000 | RM 1,041 | 539–1,230 | Q1 2028 |
| AKASA Cheras South | RM 570,888 | RM 672 | 850–2,048 | 2021 |
| Amara | RM 574,200 | RM 877 | 655–1,272 | Q4 2028 |
| Quaver Residence | RM 555,000 | RM 543 | 1,023–1,851 | Q1 2027 |
| ARRA | RM 554,000 | RM 768 | 721–1,285 | TBC |
Entry price per sq ft = starting price ÷ built-up of the smallest layout; bigger layouts and higher floors give other figures.
Frequently asked questions about Alamanda Heights
How much is Alamanda Heights?
List prices run RM 565,000–RM 695,800. A new release can carry different prices, so the latest price list is the one that counts.
What tenure and land title does Alamanda Heights have?
Freehold, Residential title. Developer: Multiplex Land Sdn Bhd.
Which unit sizes does Alamanda Heights offer?
971–1,050 sq ft, 3+1–3+1+1 Study bedrooms.
How many homes are in Alamanda Heights?
440 units over 36 floors.
When is Alamanda Heights due for completion?
Completion is expected in 2030 (new launch).
What will maintenance cost at Alamanda Heights?
RM 0.28 a sq ft each month, sinking fund included. For the smallest 971 sq ft unit that comes to about RM 272 a month.
How do I get the Alamanda Heights price list and floor plans?
Message Yee Woei Shyan (REN 46305, IQI Realty Sdn Bhd) on WhatsApp at +60 10-827 8932; the current price list, floor plans and a sales gallery slot are sent there.
Enquiries and sales gallery appointments: Yee Woei Shyan, REN 46305, IQI Realty Sdn Bhd. WhatsApp +60 10-827 8932.
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