Astrum Shah Alam
Astrum Shah Alam by Astrum Shah Alam Sdn Bhd in Shah Alam, Selangor. From RM 456,000, Leasehold High-Rise Residential with 570-1,065 sqft layouts (2–4 bedrooms). Floor plans, distance to the nearest stations and sales gallery appointments on propertyportal.my.
Astrum Shah Alam project information
| Developer | Astrum Shah Alam Sdn Bhd |
|---|---|
| Location | Seksyen 14, 40000 Shah Alam, Selangor |
| Property type | High-Rise Residential |
| Tenure | Leasehold |
| Land title | Commercial under HDA |
| Starting price | RM 456,000 |
| Price range | RM 456,000 – RM 793,000 |
| Price per sq ft | RM 745 - RM 800 (gross) |
| Built-up | 570-1,065 sqft |
| Bedrooms | 2–4 bedrooms |
| Total units | 1252 |
| Blocks / floors | 32 floors |
| Maintenance fee | RM 0.35 psf + 10% sinking fund |
| Completion | Under Construction, 2028 |
Astrum Shah Alam at a glance
- From price: RM 456,000 to RM 793,000
- Asking psf: RM 745–800 per sq ft
- Tenure: Leasehold
- Completion: expected 2028
- Units: 1,252, 32 floors, 2–4 bedrooms
- Density: about 39 homes a floor (1,252 units ÷ 32 floors)
- Walk to rail: 2 min to SA12 Dato' Menteri - SA Sentral (0.09 km straight-line, estimate)
Astrum Shah Alam 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: 10.0 / 10 — 2 min to SA12 Dato' Menteri - SA Sentral, 0.09 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: 0.7 / 10 — 1,252 units ÷ 32 floors = 39.1 a floor; 10 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: 9.2 / 10 — RM 456,000 ÷ (RM 10,688 × 12), Petaling 2024: 3.6 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
- 2 min walk to SA12 Dato' Menteri - SA Sentral (straight-line estimate) (OpenStreetMap)
- Trains every 8 minutes at the weekday morning peak at Dato' Menteri - SA Sentral 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 3.6 years of Petaling's median household income (2024) (DOSM Household Income Survey via data.gov.my)
Watch-outs
- 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 39 homes a floor (1,252 units over 32 floors)
Where the Astrum Shah Alam asking price sits
Asking psf midpoint RM 772, above the Selangor new-launch median of RM 697 (60 projects on this site with an asking psf).
| Project | Lowest psf | Highest psf |
|---|---|---|
| Astrum Shah Alam | RM 745 | RM 800 |
| Bayu Timur Residences | RM 528 | RM 559 |
Getting around from Astrum Shah Alam
| To | Rail, door to door | Car, no traffic |
|---|---|---|
| KL City Centre | 79 min: walk 2, wait 4, train 61, 1 change, walk 8; Dato' Menteri - SA Sentral to KLCC | 28 min |
| TRX | 74 min: walk 2, wait 4, train 61, 1 change, walk 3; Dato' Menteri - SA Sentral to Tun Razak Exchange | 32 min |
| Bangsar South | 60 min: walk 2, wait 4, train 40, 1 change, walk 9; Dato' Menteri - SA Sentral to Kerinchi | 20 min |
| Mid Valley | 65 min: walk 2, wait 4, train 42, 1 change, walk 12; Dato' Menteri - SA Sentral to Abdullah Hukum | 21 min |
| Cyberjaya | — | 30 min |
| Petaling Jaya SS2 | 60 min: walk 2, wait 4, train 26, 1 change, walk 23; Dato' Menteri - SA Sentral to Taman Bahagia | 17 min |
Nearest station: SA12 Dato' Menteri - SA Sentral (Shah Alam Line); about 1,054 journeys start and 1,136 end there a day (30-day average); trains every 8 minutes at the weekday morning peak.
- Transit: Dato' Menteri (0.07 km), KD11 Shah Alam (1.65 km), UiTM Shah Alam (2.36 km)
- Schools: SAMT Tengku Ampuan Jemaah (0.95 km), SMK Seksyen 11 (Sekolah Sukan Negeri Selangor) (0.99 km), Kolej Restu (1.17 km)
- Shops: Anggerik Mall (0.16 km), Kompleks PKNS (0.4 km), Halal2Go (0.51 km), Plaza Alam Sentral (0.58 km), 99 Speedmart (0.97 km)
- Health: AVISENA Women's & Children's Specialist Hospital (0.13 km), Avisena Dialysis Centre (0.26 km)
- Parks: Dataran Shah Alam Grand Stand (0.46 km), Taman Warisan Melayu (0.51 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 Astrum Shah Alam
- 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 456,000 is about 3.6 years of Petaling's median household income (DOSM)
Astrum Shah Alam 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 | Astrum Shah Alam | Bayu Timur Residences 9.8 km away, same area | Alora Residence 8.1 km away, similar price | Trybe Residences 8.3 km away, similar price |
|---|---|---|---|---|
| From price | RM 456,000 | RM 528,000 | RM 470,800 | RM 486,800 |
| Asking psf | RM 745–800 | RM 528–559 | RM 683 | RM 885 |
| Built-up, sq ft | 570–1,065 | 1,000–1,280 | 568–1,457 | 550–920 |
| Tenure | Leasehold | Freehold | Freehold | Freehold |
| Completion | Under Construction 2028 | Under Construction 2029 | Under Construction 2027 | New Launch 2031 |
| Units · floors | 1,252 · 32 | 518 · Block A & B: 5 levels; Block C & D: 24 levels | 770 · Tower A: 43, Tower B: 38 | 998 · 39-40 |
| Homes per floor | about 39.1 | about 21.6 | about 17.9 | about 24.9 |
| Walk to rail | 2 min (estimate), SA12 Dato' Menteri - SA Sentral | — | 6 min, KJ34 USJ 21 | 7 min (estimate), KJ31 USJ 7 |
| Price vs area /10 | — | — | — | — |
| Rail access /10 | 10.0 | — | 9.5 | 9.0 |
| Density /10 | 0.7 | 3.1 | 4.6 | 2.2 |
| Supply pressure in area /10 | 7.7 | 7.7 | 7.7 | — |
| Affordability vs district income /10 | 9.2 | 8.3 | 9.0 | — |
| Developer record /10 | — | — | — | — |
| Where it wins | lowest entry price (RM 456,000); shortest walk to rail (2 min) | lowest asking psf (from RM 528) | largest layout (1,457 sq ft); fewest homes per floor (17.9); earliest completion (2027) | — |
Who Astrum Shah Alam suits
- Transit commuter: Weak match (1 of 3 checks) — ✓ 2 min walk to SA12 Dato' Menteri - SA Sentral; – Trains every 8 minutes at the morning peak; – 79 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 (2–4); ✓ Largest layout 1,065 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: Strong match (3 of 3 checks) — ✓ Entry price is about 3.6 years of district median household income; ✓ Smallest layout 570 sq ft, from RM 456,000; ✓ Rail 2 min on foot. Rule: Entry price ≤ 5 years of district median income · smallest home ≤ 700 sq ft · walk to rail ≤ 10 min
- Rental investor: Partial match (2 of 3 checks) — ✓ 2 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 Astrum Shah Alam may not suit
- Buyers who must move in before 2028 — completion is expected in 2028; a buyer who signs now needs somewhere else to live for about 2 years.
Astrum Shah Alam: 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 Astrum Shah Alam?
Foreign buyers in Selangor can buy only at RM 3,000,000 or more per unit (the rule for commercial-title property, which covers this project; homes on residential strata title need RM2,000,000 in Zones 1 and 2). Astrum Shah Alam is listed at RM 456,000 – RM 793,000, 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 Astrum Shah Alam price
| Item | On the RM 456,000 starting price |
|---|---|
| Transfer stamp duty, Malaysian buyer | RM 8,120 (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 3,000,000 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: 70% 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 |
Astrum Shah Alam starts below RM500,000. The first-home stamp duty exemption (market value up to RM500,000, sale and purchase agreements signed from 1 January 2021 to 31 December 2027) is written for homes: LHDN's declaration form leaves out serviced apartments and SOHOs, while the Finance Act counts them as homes; the Malaysian Bar raised this with LHDN (circular 128/2026).
Astrum Shah Alam monthly maintenance fee
The stated rate is RM 0.35 psf + 10% sinking fund. On the 570 sq ft unit that is about RM 200 a month, and about RM 373 on the 1,065 sq ft unit. The sinking fund is charged on top of that.
Astrum Shah Alam compared with nearby projects
Among these 4 projects, Astrum Shah Alam has the 3rd lowest entry price per sq ft, at RM 800.
| Project | Starting price | Entry price per sq ft | Sizes (sq ft) | Completion |
|---|---|---|---|---|
| Astrum Shah Alam | RM 456,000 | RM 800 | 570–1,065 | 2028 |
| Tujuh Residences | RM 501,000 | RM 911 | 550–909 | Est Q4 2026 |
| Bayu @ Mori Park | RM 349,000 | RM 636 | 549–958 | 2029 |
| Bayu Timur Residences | RM 528,000 | RM 528 | 1,000–1,280 | 2029 |
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 Astrum Shah Alam
How much is Astrum Shah Alam?
List prices run RM 456,000–RM 793,000. A new release can carry different prices, so the latest price list is the one that counts.
What tenure and land title does Astrum Shah Alam have?
Leasehold, Commercial title, sold under the Housing Development Act. Developer: Astrum Shah Alam Sdn Bhd.
Which unit sizes does Astrum Shah Alam offer?
570–1,065 sq ft, 2–4 bedrooms.
How many homes are in Astrum Shah Alam?
1,252 units over 32 floors.
When is Astrum Shah Alam due for completion?
Completion is expected in 2028 (under construction).
What will maintenance cost at Astrum Shah Alam?
RM 0.35 a sq ft each month, with the sinking fund charged on top. For the smallest 570 sq ft unit that comes to about RM 200 a month.
How do I get the Astrum Shah Alam 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.
Other projects in Shah Alam
Tujuh Residences — Kwasa Damansara, Shah Alam, Selangor · Leasehold · Serviced Apartment · from RM 501,000
Bayu @ Mori Park — Seksyen 13, Shah Alam, Selangor · Leasehold · High-Rise Residential · from RM 349,000
- Bayu Timur Residences — Shah Alam, Selangor · Freehold · High-Rise Residential · from RM 528,000
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