The following data is extracted from EPIQ, a tool by EdgeProp.my, which analyzes real estate transactions in Malaysia using past transacted data from NAPIC. The data presents both rental and sale transactions around Cahaya Alam corridor — a peaceful and matured residential area nestled between Setia Alam and Bukit Raja.

As of July 2025, rental rates for landed homes in the vicinity of Cahaya Alam typically range between RM1.10 to RM1.50 per sq ft, with highs of up to RM2.00 recorded at Jalan Setia Tropika. While rental yield in this segment is relatively modest compared to high-rise residences, it reflects the stable and family-centric nature of these matured landed neighborhoods. Rental data from Sunsuria Forum and other high-rise developments are not taken into consideration due to their differing product category and tenancy profile.

On the sale transaction side, prices of landed homes within this corridor generally hover between RM500 to RM600 per sq ft, with the highest benchmark transacted at Eco Ardence at approximately RM675 per sq ft. The area continues to attract a steady stream of upgraders and homeowners seeking a balance between city connectivity and suburban space.

Against this context, Tilia is currently priced at approximately RM650 per sq ft, positioning it on the upper end of the local landed property market. While slightly above the area average, this pricing remains competitive considering its boutique scale, practical layout, and well-connected location within Cahaya Alam — just a short distance from the NKVE and access to Setia City Mall, schools, groceries, clinics, and more.

Tilia is a leasehold landed development by Encorp, comprising only 112 units of 2-storey terrace homes across 9.13 acres, offering a thoughtfully planned layout that emphasizes practical living and community scale. With its expected completion by Q4 2025, the development promises early handover and timely entry for own-stay buyers or long-term holders.

Though there are no built-in lifestyle facilities as one might expect in strata developments, the project benefits from proximity to commercial areas approximately 1km away, offering dining, education, automotive, grocery, and medical services — ensuring residents have their daily needs met with ease.

From a density standpoint, Tilia strikes a rare balance — delivering privacy, space, and a neighbourhood feel without the congestion of compact cluster or high-density strata homes. It is notably less dense than townhouse or cluster concepts while being slightly denser than luxury bungalows or semi-D estates, making it ideal for small to medium-sized families looking to grow into a suburban lifestyle.

From an investment lens, Tilia may not be a high-yield rental play, but its appeal lies in its own-stay potential, scarcity value of landed homes, and early mover advantage into a steadily maturing location. While the leasehold status may be a consideration for some buyers, its quality design, strategic location, and limited supply of NEW landed homes in the area help preserve its long-term value.

For those seeking a foothold in a low-density landed community with near-term completion, Tilia presents a compelling blend of practicality, privacy, and location convenience — making it a promising choice for discerning buyers in 2025 and beyond.

Disclaimer: The insights provided are based on the Editor’s personal knowledge and experience in the real estate industry and should be treated as a reference, not financial advice.