Selangor, Malaysia

Neighbourhood Review


Kota Kemuning is a township located close to Subang within the city of Shah Alam. Developed by HICOM-Gamuda Development Sdn Bhd, Kota Kemuning was the developer’s first venture into property development in 1994. This beautiful township of greenery and nature was successfully brought into fruition. This locality also consists of Kemuning Utama which is a township in its own rights.

The township has seen rapid growth in recent years, partly due to the presence of the Bukit Kemuning Golf and Country Club and the Kota Permai Golf and Country Club which have held various championships in the past including the Maybank Malaysia Open, Volvo Masters, and the prestigious FORTIS International event which saw the Kota Permai Golf and Country Club hosting the qualifying event for the prestigious World Cup of Golf, the inaugural Asian Nations Cup in 1999.

Kota Kemuning is a 1,854-acre of integrated township which appeals to home buyers who desire the back-to-nature lifestyle for themselves, as according to the developer, more than 45% of the land is dedicated to parks, lakes and greens. As such, it has seen a flock of enterprising upmarket developers coming to the area to stake their claims on unclaimed lands. The concept was based on the creation of an eco-friendly environment for its community with key features such as the Central Lake and Lakeside Drive with its continuous jogging track, basketball courts, and its Wetland and Hill Parks.

Catering to those of the higher income group, the residential areas in Kota Kemuning consists mainly of landed properties such as bungalows, semi-detached homes and terrace houses; and while Kemuning Utama also has its fair share of semi-detached homes and terrace houses, they also have low to medium cost apartments to cater to the lower income group. Prices for properties here are still relatively lower but there have been progress for new developments like HomeTree and Broadleaf Residences, both by developer BCB Bhd, which are expected to be completed in 2016 and 2018, respectively.

Some of the best attractions of Kota Kemuning is its true concept of nature, such as its central lake and the lakeside drive which has a continuous jogging track; as well as the Kota Kemuning Hill Park and the 22-acre Wetland Park which won the Landscape Planning Award, International Award by the Singapore Institute of Landscape Architect in 2003 and the Urban Re-Development, Conservation and Rehabilitation Award by the Malaysian Institute of Planners in 2003.

Despite all the well located expressways that lead to and from Kota Kemuning, residents will be frustrated trying to get onto the KESAS highway during peak hours as the roads will be massively congested due to the immense number of motorists who use that particular highway. Commuters can spend almost three hours on the road going to work and back home, but the compensation of living in a nice neighbourhood overrides the hassle of commuting. As the township continues to progress with developers trying to attract more people to settle down here, there is still potential for property investors in Kota Kemuning.

New developments within neighbourhood
Convenience Stores
Shopping Malls
Supermarkets & Markets
Public Transport
Educational Institutions
Places of Worship
Medical Facilities
Petrol Stations


Crime Level

Shah Alam Expressway, Damansara-Puchong Expressway, New Klang Valley Expressway, North-South Expressway Central Link, Federal Highway, Kemuning-Shah Alam Highway


Ethnic Group

This chart represents the ethnic group of residents in Kota Kemuning. *

Did you know?

An ethnic group or ethnicity is a socially defined category of people who identify with each other based on common ancestral, social, cultural or national experience. (Wikipedia)

* Data obtained from official source.

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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 Kota Kemuning *

* 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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Community of Kota Kemuning

David Wong
It's a relatively new township accessible from the Kesas Highway. There are a few new developments by other developers adjoining this housing area. A self contained township with commercial shops, retail and amenities.
The only way to access Kota Kemuning is through KESAS (most convenient) or LKSA, as such, there's a lot of traffic buildup on the highway during peak hours and sometimes during non-peak hours too. Be prepared to travel alongside big big container lorries and heavy... See More
vehicles. Entrances to KK can be congested too as the residents of Eco-World, Rimbayu etc use the same entrance. It's quite convenient as you can get all your necessities here, there's even a neighbourhood mall, but if you're thinking of some serious shopping, you'll need to venture out of KK. Food is aplenty and greenery too, almost every housing estate is fenced up/guarded.
Adlil Zulaikha
Perfect for first time home. We have the lake, the food, the parks, the mall, the accomodations -- pretty much everything without having to leave to town. The best part, everyone can wear pajamas for all they care because its a simply a matter of minutes to reach... See More
everywhere here!
Edward Foong Pooi Sing
Good freehold sub-urbs but traffic is getting bad lately due to increasing population
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