Setia EcoHill in Semenyih: Landed Homes From RM420,000 for Buyers Priced Out of KL and PJ

S P Setia's EcoHill township sits in Semenyih, Selangor, roughly 30 km south of Kuala Lumpur along the LEKAS highway, and it has become a reference point for buyers who want a landed home for the price of a city-fringe condo. The original Setia EcoHill phase was a 170-acre development with a projected gross development value of close to RM4 billion, launched with terrace and semi-detached units priced from RM380,000 to RM900,000, and current listings on property portals in 2026 show two-storey terraces in that original phase changing hands in the RM393,000 to RM429,000 range.

The terraces in that original phase measure 1,528 to 1,810 sq ft across two to three storeys, while the semi-detached units run from 2,241 to 2,955 sq ft, with bungalows also offered at the top of the range. A buyer paying RM420,000 for a roughly 1,528 sq ft unit is paying about RM275 per sq ft for a landed home that comes with its own ground-floor footprint, typically a car porch and a small garden, a built form a condo buyer at the same price point in Kuala Lumpur does not get access to.

S P Setia has since followed up with Setia EcoHill 2, a larger 1,010-acre freehold township continuing the series, master-planned around a theme the developer describes as Highlands, Woodlands and Wetlands, with more than 10% of the land kept as parks and green space, including a 17-acre South Creek Park that newer semi-detached phases such as Everna are built alongside. Terrace phases in EcoHill 2, including those marketed as Alexus, Banyas and Clarus, start from around RM499,000, a step up from the original phase's entry pricing as the township has matured and expanded.

That RM400,000-to-RM500,000 range looks different once set against city pricing. According to Juwai IQI's first-quarter 2024 data, the average price of a new apartment in Kuala Lumpur reached RM582,887, above the National Property Information Centre's (NAPIC) 2023 national average of RM467,144 for new apartments. A buyer with a sub-RM500,000 budget shopping centrally is often left choosing between an older subsale apartment or a unit well outside the city core, while the same budget in Semenyih currently buys a new landed terrace with its own land title.

The trade-off is connectivity. Jalan Semenyih leads directly onto the LEKAS highway, giving a direct run north through Kajang and Cheras into Kuala Lumpur, and the PLUS Expressway, SKVE and KESAS are also reachable from the township. Semenyih itself, however, has no MRT or LRT station, so this is a highway-dependent commute rather than a transit-oriented one, a real trade-off against landed options closer to KL's fringe or against condos built directly over a rail line.

Daily amenities sit close by rather than on top of the township. Semenyih town is about 3 km away, Bangi Utama Shopping Complex is roughly 10 km off, two Tesco outlets sit directly opposite the development, and Hospital Pusrawi SMC in Bandar Baru Bangi covers healthcare needs. The area also sits near a cluster of higher-education institutions, including UNITEN, Nottingham University Malaysia, UKM and UPM, which keeps rental demand from students and staff present alongside owner-occupier demand.

This combination suits a specific buyer best: a family or young couple already priced out of landed property in Kuala Lumpur, Petaling Jaya or Subang Jaya, with a workplace reachable by highway in 40 to 60 minutes depending on traffic, and no strict need for a daily rail commute. It suits less well a buyer who needs to be near an MRT or LRT station for work, or who wants amenities within walking distance, since Semenyih remains a car-dependent township rather than a transit-oriented one.

For a buyer weighing a landed unit in Semenyih against a condo closer to the city, the numbers above are only a starting point, since the right call depends on commute tolerance, financing and whether the household actually needs the extra space a terrace or semi-D provides. I help Klang Valley buyers run this exact comparison against their own budget and commute. Message me your numbers and I will work through whether landed in Semenyih or a condo closer in makes more sense for you.