Ampang, Selangor

Neighbourhood Review


Kemensah is a residential area in Hulu Klang, Ampang and is made up of villages and luxury homes. The name ‘Kemensah’ is derived from a river that flowed through the area called River Heights. The location of Kemensah can be found next to Ukay Perdana, Taman Melawati, and the National Zoo (Zoo Negara). Kemensah is divided into four sections as Kampung Kemensah, Kemensah Hulu, Kemensah Hilir (originally occupied by slum Malays and immigrants), and Kemensah Heights (currently occupied by VIPs and politicians).

The residential area of Kemensah is surrounded by the lush greenery of a forest reserve and adjacent hills, which naturally causes the atmosphere to be cold in the morning, at night, and during the rainy season. Some of the residents here tend to use water from the nearby springs of the hill and the river. As Kemensah Hilir was originally a squatter settlement, the exploration of illegal settlements in the 1980s was faced with the issues of cleanliness and hygiene. Barisan Nasional then demolished the squatter settlements in 2000 but rapid development in the area raised the concern of landslides and river pollution.

Constant development and the immigration of foreigners have caused serious traffic congestion during peak hours, especially in housing areas heading towards the Middle Ring Road 2 (MRR2) highway. Despite the availability of public buses, the KTM commuter, and the Wangsa Maju LRT, the number of cars keep increasing which makes travelling into Kemensah a difficult task to undertake.

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Transacted Prices

This is a representation of historical transaction prices within the neighbourhood, categorised by non-landed (condominium, serviced apartment, apartment), landed (townhouse, terrace, bungalow, semi-detached, house) and commercial (office, shop).

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Transacted Prices will give you an idea of the neighbourhood’s property price trend.

Analysis & Comparison

Analysis and comparison of average transaction, for sale and for rent prices for landed, non-landed and commercial properties within Kemensah *

* To provide you the most accurate information some columns may appear as ‘Insufficient Data’ due to insufficient transactions in the area

Non-Landed Landed Commercial
Avg Transacted Price
Avg Transacted Price(Psf)
Avg For Sale Listing Price
Avg For Sale Listing Price(Psf)
Avg For Rent Listing Price
Avg For Rent Listing Price(Psf)

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Consumer Price Index

This is a representation of Selangor Consumer Price Index (CPI) for the year of 2011 - 2015

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A consumer price index (CPI) measures changes in the price level of a market basket of consumer goods and services purchased by households. (Wikipedia)

The Consumer Price Index (CPI) line shows an increment in prices of essential goods on a yearly basis, while the Percentage Changes line shows the level of changes in price increments over the years. For example, a dip in the CPI line may indicate a low level of price increment as compared to the previous year while a surge in CPI line shows a high level of price increment as compared to the previous year.

The above graph shows 1.644% of price changes in essential goods such as rice, meat and tobacco between the years 2011 and 2012, while increasing in difference to 2.093% in 2013. Prices of essential goods then increasing to 3.448% in the year 2014 while surging by 2.523% in 2015.

While the prices of essential goods have shown a variation in the Percentage Changes, the Consumer Price Index (CPI) on the other hand indicates a reality of ever increasing prices in essential goods with increments between the years 2011 - 2015 at 102.7 in 2011, 105.1 in 2012, 107.3 in 2013, 111.0 in 2014, 113.8 in 2015.

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