Setia Alam, Shah Alam · Completed 2020–2022 · Subsale
Setia City Residences
Three 35-storey freehold towers of 780 serviced apartments by S P Setia, linked to Setia City Mall, with 2- to 3+1-bedroom homes of 858–1,221 sq ft and terraced pools modelled on Pamukkale in Turkey.
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Answer block
Setia City Residences at a glance
Every figure here comes from the developer, the government housing register or the property records named at the foot of the page. Where sources disagree, the range is shown. Where nobody has published a number, it is not on this page.
Development
Setia City Residences
By Bandar Setia Alam Sdn Bhd, an S P Setia company
Address
Jalan Setia Dagang AH U13/AH
Seksyen U13, Setia Alam, 40170 Shah Alam
Tenure
Freehold
Per PropertyGuru’s building record and launch review
Completion
2020 and 2022
Adora and Bella in 2020; Carra in 2022 (The Skyscraper Center)
Towers
3 × 35 storeys
Adora (A), Bella (B) and Carra (C), 260 units each
Units
780
Plus 10 ground-floor retail units and a standalone café building
Layouts
858–1,221 sq ft
2 to 3+1 bedrooms, four types; dual-key units in Tower C only
Foreign buyers
Generally not eligible
Asking prices sit far below the RM2 million Selangor minimum
Why this address
Four things buyers weigh at Setia City Residences
A freehold mall-side address in a mature township. Here is the case, and the catch.
Next door to Setia City Mall
PropertyGuru’s launch review describes a two-storey retail podium with a direct link to Setia City Mall, so groceries, dining and cinemas are a short walk.
Resort-style pool deck
The facilities level has multi-tier pools inspired by the terraced hot springs of Pamukkale, plus a floating river, children’s water play, a yoga lawn and a tennis court.
Freehold, family-size layouts
All four layouts have at least two bedrooms, from 858 to 1,221 sq ft, with one or two car park bays depending on size.
What to weigh: a large, rental-heavy block
With 780 units, PropertyGuru showed about 260 rental listings against 39 for sale, so expect competition for tenants and busy lifts. EdgeProp’s implied yield is about 5.6%, but check achieved rents, not asking rents.
The development
Setia City Residences, decoded
Three towers of 260 units each above a car park podium with one sub-basement and five podium levels, and 10 ground-floor shops.
Facilities
As listed in PropertyGuru’s launch review and The Edge’s 2020 report; the function hall is on Level 7.
Water
Pools and spa
- Multi-tier terraced pools
- Thermal spa
- Floating river
- Children’s water play area
- Jacuzzi
Active
Sports and fitness
- Gymnasium
- Tennis court
- Yoga lawn
- Par course
- Spiral skyway
Residents
Shared spaces
- Function hall
- Barbecue pit
- Tropical garden
- Children’s playground
Where the project is now
Layouts
All 4 Setia City Residences layouts
4 layout types, from 858 to 1,221 sq ft. Sizes from published floor plans and property records, checked October 2026. Other layouts may exist; ask for the full list. Tap any layout and the drawing comes to your WhatsApp.
Type A — 858 sq ft
2 bed 2 bath · 858 sq ft · Entry layout · 1 car park bay
Get this floor planAsk price & availability →Type B — 985 sq ft
3 bed 2 bath · 985 sq ft · 2 car park bays
Get this floor planAsk price & availability →Type C — 1,045 sq ft
3 bed 2 bath · 1,045 sq ft · 2 car park bays
Get this floor planAsk price & availability →Type D — 1,221 sq ft
4 bed 2 bath · 1,221 sq ft · largest · 2 car park bays
Get this floor planAsk price & availability →Price and rent by layout
What each layout is asking at Setia City Residences
Asking prices and rents seen on PropertyGuru in October 2026, matched to each layout by size. Asking prices are not sale prices; compare them with the recorded transactions above.
| Layout | Size | Asking price | Asking rent | Listings |
|---|---|---|---|---|
| Type A | 858 sq ft | RM540,000–640,000 | RM1,800–2,800/mo | 15 |
| Type B | 985 sq ft | RM550,000–650,000 | RM2,100–2,800/mo | 9 |
| Type C | 1,045 sq ft | RM600,000–720,000 | RM2,400–2,500/mo | 7 |
| Type D | 1,221 sq ft | RM750,000–820,000 | – | 4 |
| – | about 1,400–1,500 sq ft | RM850,000 | – | 1 |
Gallery
Setia City Residences in pictures
Images from the developer’s marketing material unless stated. Ask for the full set on WhatsApp.
Location & connectivity
Where Setia City Residences sits
Jalan Setia Dagang AH U13/AH, Seksyen U13, Setia Alam, 40170 Shah Alam, Selangor, next to Setia City Mall.
The recorded numbers
The price numbers
Recorded sales and asking prices are different things. Transacted figures come from deals recorded with the government valuation department; asking figures are what owners or the developer are listing at.
| Measure | Figure | Source and date |
|---|---|---|
| Transacted price median, last 48 months | RM679 psf · typical RM614–702 psf | EdgeProp, viewed Oct 2026 |
| Launch price Tower C, 2020 | RM593,000–790,000, fully furnished | The Edge, 2020 |
| Asking price for sale, 858–1,221 sq ft | RM520,000–850,000 · about RM589–723 psf | iProperty listings, Oct 2026 |
| Asking rent whole units, 858–1,221 sq ft | About RM2,300–3,800 a month | Mudah listings, Oct 2026 |
The transacted row is EdgeProp’s record of completed sales; the highest it shows is RM751 psf (Sep 2022, 861 sq ft) and the lowest RM399 psf (Jun 2022, 1,227 sq ft). Listing and rent rows are asking prices seen in October 2026. Some rent listings are for single rooms and are left out here.
Track record
About S P Setia
Setia City Residences was developed by Bandar Setia Alam Sdn Bhd, the S P Setia company behind the Setia Alam township.
It sits in the Setia City commercial hub of Setia Alam, alongside Setia City Mall. The project has a gross development value of about RM350 million, according to The Edge.
Around the building
What is near Setia City Residences
The closest places on the map, measured in a straight line from the building. Driving distances are longer.
🚉 Getting around
- Terminal Bas Klang Sentral~2.4 km
🛍️ Malls
- Setia City Mall~200 m
- Sunsuria Forum Mall~1.1 km
- Klang Parade~5.4 km
🎓 Schools
- Peninsula International School~700 m
- SJK(C) Pin Hwa (1)~1.0 km
- SJK (T) Ladang Hammock~1.7 km
- SMK Setia Alam~2.0 km
🏛️ Colleges and universities
- UiTM Puncak Perdana~4.6 km
- Universiti Selangor~5.6 km
🏥 Hospitals
- National Institute of Health~700 m
- Columbia Asia Hospital~3.2 km
- Poliklinik An Nisa~4.3 km
Map data © OpenStreetMap contributors. Names as recorded on the map; check opening and enrolment details yourself.
Is it for you?
Which kind of buyer are you?
The same building suits different people for different reasons. Pick the line that sounds like you.
🏠 Living here yourself
Layouts here run from about 858 to 1,221 sq ft. Ask me which stacks get the better view and the least afternoon sun; that changes the price more than the floor.
💰 Buying to rent out
Compare the recorded rents in "The price numbers" above with the instalment on your loan. Smaller layouts usually rent faster; larger ones hold tenants longer.
👨👩👧 Family with children
Check the school and clinic distances in the location section, the number of car parks per unit and how busy the lifts are at 7.30 am.
✈️ Buying from overseas
Foreigners can only buy above the state minimum price and pay 8% stamp duty from 2026. Ask me which units here qualify before you shortlist.
Straight talk
What I will not hide from you
Every project has trade-offs. These are the ones I would want to know before paying a deposit.
- ⚠️ A newer project, so many owners are renting out at the same time. Expect competition for tenants for the first few years.
- ⚠️ Serviced apartments usually sit on commercial land. Utility tariffs and some loan terms can be less favourable than for a residential title.
- ⚠️ Asking prices are not sale prices. Compare any offer with the recorded transacted price per sq ft above before you commit.
The real cost
What buying here costs in 2026
Worked example for a unit at RM790,000, around the typical asking price here. Your figures will differ with the price and the bank.
| Malaysian buyer (90% loan) | Foreign buyer (70% loan) | |
|---|---|---|
| Purchase price | RM790,000 | RM790,000 |
| Down payment | RM79,000 | RM237,000 |
| Loan amount | RM711,000 | RM553,000 |
| Stamp duty on transfer (MOT) | RM17,700 | RM63,200 |
| Stamp duty on loan (0.5%) | RM3,555 | RM2,765 |
| Lawyer, sale agreement (incl. 8% SST) | RM9,882 | RM9,882 |
| Lawyer, loan agreement (incl. 8% SST) | RM9,029 | RM7,322 |
| Cash needed before keys | RM119,166 | RM320,169 |
| State consent fee for foreigners | – | Set by each state; ask me for the figure |
Estimates only. Stamp duty: 1–4% tiers for Malaysians and PRs, 8% flat for foreigners from 1 Jan 2026. Legal fees follow the Solicitors’ Remuneration Order 2023. First-time Malaysian buyers of homes up to RM500,000 may get a stamp duty exemption until 2027. Valuation, disbursements and moving costs are not included.
Get these numbers for a real unitCalculate my exact costs →Straight answers
Frequently asked questions
How many units and sizes are there?
780 serviced apartments in three 35-storey towers, in four layouts of 858, 985, 1,045 and 1,221 sq ft with 2 to 3+1 bedrooms.
Is Setia City Residences freehold?
Yes. PropertyGuru’s building record and launch review give freehold tenure.
Can a foreigner buy here?
In Selangor’s Zone 1 (Petaling, Gombak, Hulu Langat, Sepang and Klang districts) a foreigner may buy only a strata or landed-strata home priced at RM2 million or more, with State Authority consent from the Selangor Land and Mines Office (PTG Selangor) under section 433B of the National Land Code. Bumiputera-quota and low-cost units are excluded. Stamp duty on the transfer of a home is a flat 8% for foreign buyers from 1 January 2026. Asking prices here are well below RM2 million, so units are generally not open to foreign buyers.
How much does a unit rent for?
Whole units of 858–1,221 sq ft were listed at about RM2,300 to RM3,800 a month on Mudah in October 2026. Smaller listings are usually single rooms.
Berapa harga Setia City Residences?
Harga transaksi median ialah RM679 sekaki persegi (EdgeProp, 48 bulan terakhir). Harga tawaran semasa sekitar RM520,000 hingga RM850,000. Hartanah ini pegangan bebas dan siap antara 2020 dan 2022.
Setia City Residences 价格多少？租金多少？
根据EdgeProp，过去48个月成交中位价约每平方尺RM679；目前挂牌价约RM52万至RM85万，整间月租约RM2,300至RM3,800。永久地契，2020至2022年完工。
Which schools are near Setia City Residences?
On map data, the nearest schools are Peninsula International School (~700 m), SJK(C) Pin Hwa (1) (~1.0 km), SJK (T) Ladang Hammock (~1.7 km). Distances are straight-line from the building.
Is there a train or bus station near Setia City Residences?
The nearest stations on map data are Terminal Bas Klang Sentral (~2.4 km).
What is the nearest hospital and mall to Setia City Residences?
The nearest hospital on map data is National Institute of Health (~700 m), and the nearest mall is Setia City Mall (~200 m).
How much cash do I need to buy at Setia City Residences?
For a unit at RM790,000,, a Malaysian buyer with a 90% loan needs about RM7,322 before getting the keys, covering the down payment, stamp duty and legal fees. A foreign buyer with a 70% loan needs about RM119,166, before the state consent fee. The full table is in "What buying here costs in 2026".
Compare
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View project →Get the current price list and units available at Setia City Residences
Prices move and the better units go first. Tell me your budget and whether you are buying to live in or to rent out, and I will send back the units that fit, not a generic brochure.
Buying, selling or renting: one conversation, no obligation.
Jason Lim
10 years in Malaysian property · Johor Bahru & Kuala Lumpur · REN 84424 · IQI Realty Sdn. Bhd. E (1) 1584/6
I work with local families, investors and buyers from Singapore and overseas. If a project is not right for what you need, I will say so; that is usually worth more than the brochure.