| Property Type | Cheras KL | Cheras Selangor |
| Terrace House | RM705,000 (RM432 per sq ft) *April 2022- March 2023 | RM580,000 (RM422 per sq ft) *April 2022 – March 2023 |
| Condominium | RM400,000 (RM392 per sq ft) *March 2022 – Feb 2023 | RM377,500 (RM325 per sq ft) *April 2022 – March 2023 |
| Apartment | RM300,000 (RM387 per sq ft) *March 2022 – Feb 2023 | RM292,500 (RM306 per sq ft) *April 2022 – March 2023 |
As one of the more populated areas in the Klang Valley, Cheras has been attracting the attention of both buyers and developers alike. Here, we’ll explore the current trends, new developments, key attractions, infrastructure influence and investment opportunities in Cheras KL and Cheras Selangor.
Nestled southeast of Kuala Lumpur, and bordering Ampang to the north and Kajang to the south, sits Cheras. While its history dates back to the early 1900s, when Hakka Chinese settlers were drawn to the area by thriving plantations and tin mines, Cheras has shed its sleepy-town image and become a sought-after destination for urban living.
Cheras’ appeal lies in its vibrant charm and proximity to the heart of KL (about 6.5km from the KL city centre), making it an ideal choice for those seeking a blend of laid-back lifestyle and urban convenience. There are also diverse housing options that cater to varying budgets and needs.
The tale(s) behind the name Cheras
The origin of the name “Cheras” has sparked numerous theories. Some attribute it to the Malay term “tras” or “teras,” referring to the toughest portion of a tree trunk, highlighting the area’s history of extensive forests.
Alternatively, the Chinese community referred to it as “Chiu Lai,” inspired by the abundant banana plantations that once flourished there. Another explanation links the name to the Sungai Teras river, while some connect it to the ancient Chera dynasty of southern India.
Perhaps the most intriguing story revolves around a legendary figure named Tok Perimbun, whose agility and speed supposedly inspired the name “Cheras” due to the sound (“cheroh cheras”) his pants made when he sprinted.
Like a captivating puzzle waiting to be solved, the origins of Cheras’ name continue to spark curiosity and intrigue. From the mispronunciation of “Beras” to the echoes of an ancient dynasty, the story behind the name weaves together the threads of history, culture, and linguistic evolution.
So, where’s Cheras KL and Cheras Selangor respectively?
In the sprawling landscape of Cheras, two distinct areas emerge – Cheras KL and Cheras Selangor. Cheras was previously nestled in Hulu Langat district, Selangor. On 1st of Feb 1974, part of it was annexed to the Federal Government to form part of the Federal Territory.
Cheras KL is situated in the heart of the bustling capital, and benefits from its proximity to the city centre. The allure of Cheras KL lies in its ability to blend the convenience of city living with a diverse range of housing choices.
Cheras KL experienced an early surge in property development, driven by its location and accessibility. High-rise condominiums and apartments dominate the skyline, catering to the demands of urban dwellers.
On the other side lies Cheras Selangor, an enclave within the broader Selangor region. Here, a more laid-back ambiance takes hold, complemented by the serenity of suburban living. Cheras Selangor offers a respite from the fast-paced urban lifestyle, offering tranquil neighbourhoods and ample green spaces.
Residents in Cheras Selangor revel in the charm of a close-knit community while still enjoying convenient access to amenities and recreational facilities. Cheras Selangor has a more diverse mix of properties, including landed houses and gated communities that resonate with those seeking a quieter suburban lifestyle.
According to property consultancy firm Henry Butcher Malaysia’s Chief Operating Officer, Tang Chee Meng, property prices in Cheras KL are higher than those in Cheras Selangor due to its proximity to Kuala Lumpur city centre.
Tang shared, “All new residential developments in Cheras KL tend to be high-rise condominiums and apartments due to the higher land cost compared to Cheras Selangor where some landed residential developments have been launched in recent years.
“House prices in Cheras KL or Selangor are still much cheaper than those within Kuala Lumpur city centre as well as central Petaling Jaya, but are comparable to those in other suburban areas like Setapak, Ampang, and Old Klang Road.”
Cheras KL is under the purview of Kuala Lumpur City Hall (DBKL), while Cheras Selangor falls within the administrative domain of the Kajang Municipal Council (MPKJ).
Median Transacted Prices From 2022 to 2023 in Cheras, Based on iProperty Transaction
Properties on the KL side of Cheras experienced an early boom, benefiting from easy access to the city via multiple roads. However, the Selangor side is not far behind, catching up swiftly. The wave of development has pushed southwards, reaching Balakong at the Kajang border, giving rise to the emerging area known as Cheras South.
“The residential property market in Cheras appears to have recovered from the slowdown resulting from the various MCOs introduced by the government to curb the spread of the Covid-19, which restricted marketing activities of property developers in the country. The improvement is reflected in the better sales performances of the projects in the area since the ending of the MCOs,” Tang elaborated.
Average property prices of landed and high-rise properties in Cheras KL and Cheras Selangor
Tang pointed out that prices have not moved much over the past three years as the property market is recovering from the slowdown due to the pandemic.
He also said, “Majority of the projects launched in both Cheras KL and Cheras Selangor are high-rise condominiums or apartments priced between RM400 per sq ft and RM1,000 per sq ft for Cheras KL, and from RM350 per sq ft to RM700 per sq ft for Cheras Selangor.”
Transacted Prices of Residential Properties within Cheras KL in May 2023
Shared by Henry Butcher Malaysia (sourced from JPPH)
Transacted Prices of Residential Properties within Cheras Selangor in May 2023
Shared by Henry Butcher Malaysia (sourced from JPPH)
Has Infrastructure Enhancements Transformed Cheras’ Accessibility?
The property market in Cheras is expected to remain robust – supported by the growing working crowd, good amenities, and easy accessibility and connectivity.
Cheras is served by the existing Sri Petaling LRT line and the Cheras-Kajang Highway. This attracted more people to live in Cheras, which was previously notorious for traffic congestion during peak hours.
Tang also highlighted that the completion of the Sungai Buloh Kajang MRT line and new highways such as the Sungai Besi-Ulu Kelang Elevated Expressway (SUKE) have boosted demand for houses in Cheras KL and Cheras Selangor.
“This also helped to push house prices up, although price increases aren’t solely due to improvements in infrastructure. Other factors such as inflation, increase in construction costs, increase in demand and reduced supply, government policies, state of the country’s economy, and so on, affect prices as well,” Tang shared.
The Sungai Buloh Kajang MRT line has 6 stations in Cheras KL (Cochrane, AEON Maluri, Taman Pertama, Taman Midah, Taman Mutiara, Taman Connaught), and 5 stations in Cheras Selangor (Taman Suntex, Sri Raya, Bandar Tun Hussein Onn, Batu Sebelas Cheras and Bukit Dukung).
Why is Cheras an Appealing Choice for Property Buyers?
Here are the eight reasons listed by Tang.
- Location: Cheras KL is located at the fringe of the KL city centre, and right at the edge of TRX, the city’s new financial centre.
- Accessibility: Easy accessibility through improved public transportation with the completion of the Kajang MRT line, Cheras-Kajang Highway and SUKE, and the removal of tolls for Jalan Cheras. In fact, Cheras has 11 out of the 31 stations along the Sungai Buloh-Kajang MRT line.
- Amenities: Ample choices for residents in Cheras. There are many commercial hubs within the many townships in Cheras, and Taman Connaught is host to the longest pasar malam in the country!
- Plenty of shopping malls: AEON Mall Maluri, AEON Mall Cheras Selatan, Ikea Cheras / MyTOWN Shopping Centre, Sunway Velocity Mall, Cheras Leisure Mall, EkoCheras Mall, Cheras Sentral, Econsave Alam Damai, Giant Cheras, Lotus’s and AEON BiG Tun Hussein Onn
- Affordability: Still affordable house prices compared to more established parts of KL or PJ
- Medical facilities: Klinik Kesihatan Cheras, Pantai Hospital Cheras, Columbia Asia Hospital Cheras, HUKM, Cheras Rehabilitation Hospital
- Recreation: Taman Tasik Permaisuri, Nature Recreation Cheras, Nature Recreation Cheras, new park at Bandar Mahkota Cheras, Stadium Cheras, Stadium Badminton Cheras
- Learning institutions: Cempaka Cheras, REAL International and Private School Cheras, Taylor’s International School Kuala Lumpur, Beaconhouse Newlands International School, UCSI University, Liverpool John Moores University, Saito University College Cheras, Wawasan Open University, Kolej Multimedia Antarabangsa, Cybernetics International College of Technology, Oneworld Hanxin College
What are opportunities and challenges for property investors and owners?
According to Tang, the slowdown in the property market due to the pandemic has forced property developers to maintain their selling prices and most developers offer attractive rebates or incentives to boost sales, even though construction costs have gone up significantly due to the increase in building material costs over the past few years.
He also advised, “This provides home buyers and investors a good opportunity to pick up good properties at reasonable prices and they should do so before developers are forced to raise prices to cover the higher building costs. REHDA has recently announced that its members are planning to increase selling prices this year as they can no longer absorb the additional costs.”
Plus, the commencement of operations of the Sungai Buloh-Kajang MRT line has improved accessibility and this has made some parts of Cheras which were previously not so popular, to become more sought after.
Tang also shared one challenge that property purchasers will face. He said, “One point to note is that due to the several OPR rate hikes by BNM over the past two years, borrowing costs have gone up for house buyers and this may deter some investors from rushing to invest in property. However, we note that current interest rates have not yet exceeded pre-pandemic levels.”
Top searched projects in Cheras KL and Cheras Selangor on iProperty in Jan – May 2023
If you’re interested in investing or purchasing properties in Cheras, you may refer to what other property seekers at iProperty are actively searching for.
| Cheras KL | Cheras Selangor |
| EkoCheras Serviced residence, from RM456,150 | B11 Parkland Residence Serviced residence, from RM325,000 |
| M Vertica Condominium, from RM371,490 | Akasa Serviced residence, from RM463,600 |
| Majestic Maxim Serviced residence, from RM320,000 | Traders Garden Serviced residence, from RM379,000 |
| Lavile Kuala Lumpur Condominium, from RM678,250 | You Vista @ You City Serviced residence, from RM295,350 |
| Aster Residence Serviced residence, from RM417,000 | Saville @ Cheras Serviced residence, from RM517,500 |
| Parc 3 Serviced residence, from RM529,600 | The Netizen Serviced residence, from RM300,000 |
| Shamelin Star Serviced residence, from RM376,700 | You Residences @ You Cheras Condominium, from RM295,000 |
| Sunway Velocity Two Serviced residence, from RM525,000 | Windows on the Park Condominium, from RM527,100 |
| Maxim Residences Condominium, from RM303,200 | Green Residence Condominium, from RM560,000 |
| V Residence 2 @ Sunway Velocity Serviced residence, from RM780,000 | Emerald Residence Condominium, from RM347,900 |
Need more suggestions? Here’s a list of new properties launched or under construction in Cheras KL and Cheras Selangor
Cheras KL
| Project | Developer | Completion | Units | Building type | Price per sq ft (RM) | Price Range (RM) | Built-Up (Sq ft) |
| M Vertica (Tower B) | Mah Sing | 2022 | 2245 | Serviced Residence / Serviced Apartment | 540 – 650 | 450,000 – 638,000 | 850 – 1,000 |
| One Cochrane | Mutiara Rini Sdn Bhd | 2023 | 448 | Condominium | 900 – 1000 | 880,000 – 1,222,000 | 926 – 1,227 |
| Sunway Velocity Two | Sunway Property | 2024 | 872 | Serviced Residence / Serviced Apartment | 700 – 900 | 558,000 – 1,152,900 | 635 – 1,281 |
| Aster Residence | Amber Homes Sdn Bhd | 2024 | 960 | Serviced Residence / Serviced Apartment | 550 – 600 | 368,000 – 600 000 | 650 – 1,009 |
| Anggun Lumayan | Danau Lumayan Sdn Bhd | 2024 | 350 | Condominium | 350 – 450 | 350,000 – 550,000 | 1,100 – 1,250 |
| Pixel @ City Central | Kirana Kemajuan Sdn Bhd | 2024 | 351 | Condominium | 350 – 400 | 385,000 – 550,000 | 982 – 1,308 |
Source: Henry Butcher Malaysia and iProperty Database
Cheras Selangor
| Project | Developer | Completion | Units | Building type | Price per sq ft (RM) | Price Range (RM) | Built-Up (Sq ft) |
| Maxim Risen | Maxim Global Bhd | 2026 | 1236 | Apartment / Flat | 600 – 650 | 321,000 – 513,000 | 523 – 819 |
| Parkland Residence | Parkland Group | 2022 | 714 | Serviced Residence / Serviced Apartment | 450 – 550 | 250,000 – 450,000 | 550 – 875 |
| You City 3 | PJD Holding Berhad | 2023 | 800 | Serviced Residence / Serviced Apartment | 600 – 700 | 438,000 – 1,031,730 | 678 – 1,033 |
| Emerald 9 | Guocoland (Malaysia) Berhad | 2026 | 1,342 | Serviced Residence / Serviced Apartment | 550 – 600 | 382,000 – 630,000 | 650 – 1,050 |
Source: Henry Butcher Malaysia and iProperty Database
As one of the most mature suburbs in the Klang Valley, Cheras’ rapid growth has resulted in a multitude of options, catering to various lifestyles and preferences. From the tranquil ambiance of Taman Connaught and Taman Cheras to the bustling streets lined with mouthwatering culinary delights, Cheras has something for everyone.
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