KAWASAN LEMBAH RIA (HAPPY VALLEY) Property Investment Analysis

KAWASAN LEMBAH RIA (HAPPY VALLEY) in Timur Laut, Penang recorded 4 subsale transactions between 2021 and 2025, with a median price of RM 525K and a median price per square foot (PSF) of RM 259.

This area consists exclusively of residential properties, with no commercial listings recorded.

Price remained flat, and PSF growth was PSF remained flat. The median price is RM 525K, with most transactions falling within a stable range of RM 325K to RM 725K, and a typical market range of RM 300K to RM 754K.

Most transactions involved low-cost house, with high diversity across multiple property types.

Price per square foot shows a median of RM 259, though individual units vary from RM 178 to RM 340 in the core range. The broader market spans RM 159.13 to RM 358.88, indicating diverse property characteristics. A wider spread (IQR: RM 199.75) and deviation (MAD: RM 81) indicate significant PSF variations, likely due to diverse property types or conditions.

While the area has shown positive growth trends, price variations suggest a more dynamic market. This presents opportunities for investors comfortable with moderate volatility. Significant price variations suggest comparing multiple properties and timing the market carefully. Limited transaction history suggests carefully evaluating comparable sales data.