Freehold family homes up to four bedrooms, between Putrajaya and Bangi
Myra Embun Dengkil
Myra Embun @ Dengkil, Selangor
Jalan Utama 1, Taman Desa Jenderam Hilir, Dengkil, Selangor
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Project Details
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Development
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Myra Embun @ Dengkil, Selangor
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Developer
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OIB Properties (PRV)
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Land Title
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Commercial title
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Land Area
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5.08 acres
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Tenure
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Freehold
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No. of Towers
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2 Towers
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Total Units
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594 Units
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Total Floors
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27
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Total Unit Per Floor
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11
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Lifts Per Floor
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3 per block (2 passenger + 1 fire and service lift)
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Unit Size
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Type A | 700 sq.ft. | 2 Bedroom
Type B / C | 1,050 sq.ft. | 3 Bedroom Type D | 1,300 sq.ft. | 4 Bedroom Type E | 1,490 sq.ft. | 4 Bedroom |
What You Get at Myra Embun
Up to Four Bedrooms
A 700 sq ft two-bedroom, three-bedroom units of 1,050 sq ft and four-bedroom, three-bathroom units of 1,300 and 1,490 sq ft, so larger families have room to grow.
From RM460,700, Freehold
Prices run from RM460,700 to RM687,880, about RM438 per sq ft, on freehold land. A partial furnishing package is offered for selected types, which cuts the cost of moving in.
At Least Two Car Parks
Every unit comes with a minimum of two car parks, and the 1,490 sq ft Type E has two to three, which matters in an area where most trips are by car.
50 m Lap Pool on Level 9
The Level 9 podium has a 50 m lap pool for real swimming, a wading pool, cabanas, BBQ area, terrace garden, playground, multipurpose court, community hall and surau.
11 Units on a Floor
Each block has 11 units a floor, served by two passenger lifts and one fire and service lift. The maintenance fee is quoted at RM0.33 including the sinking fund.
Shops and a Hotel on Site
The development combines the serviced apartments with shop lots and a hotel, so some daily needs and visiting family can be handled within the same address.
Myra Embun Layout Plans
Type
Type
Jalan Utama 1, Taman Desa Jenderam Hilir, Dengkil
Ask About Myra Embun
What Myra Embun @ Dengkil, Selangor costs to own
Worked from the published figures on this page.
| Starting price | RM460,700 |
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| Roughly per square foot, at the smallest layout | RM658 |
| Stamp duty on the transfer, Malaysian buyer | RM8,214 |
| Stamp duty on the transfer, foreign buyer (flat 8%) | RM36,856 |
| Stamp duty on the loan agreement | 0.5% of your loan amount |
Transfer stamp duty for a Malaysian buyer is 1% on the first RM100,000, 2% on the next RM400,000, 3% on the next RM500,000 and 4% above RM1 million. Foreign individuals and companies pay a flat 8% from 1 January 2026.
How dense it is
| Units per floor | 11 |
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Who it suits
- Buyers who need more room. The larger layouts reach 1,490 sq ft.
- Buyers who can wait. Completion is expected in 2029, so budget for rent until then.
- Malaysian buyers only. Foreign buyers cannot buy here: it is on a commercial title, Selangor sets RM3,000,000 as the minimum for a foreign buyer of a commercial-title building, and no unit here reaches it.
Who it may not suit
- You need to move in before 2029. Completion is expected in 2029, about 3 years after signing this year, so plan to rent or stay where you are until then.
- You plan to commute by train. There is no rail station within 2 km in a straight line.
What to confirm before you sign
- The service charge per square foot. It is the cost you carry every month for as long as you own, and it varies several times over between buildings.
- Car park allocation in writing. Some city projects allocate none; you rent a bay monthly instead.
- It sits on a Commercial title. That changes utility tariffs and assessment rates compared with a residential title — ask for the figures before you budget.
- The delivery date in the sale and purchase agreement, not the one in the brochure.
Prices are gross and change with unit and floor. Last checked .
Holding Myra Embun month to month
For the starting-price unit of Myra Embun, at RM460,700, a 90% loan of RM414,630 repaid over 35 years at 4% a year, my example rate, costs about RM1,836 a month. The entry unit here, 700 sq ft, carries a service charge of about RM231 a month, sinking fund included. Budget roughly RM2,067 a month, not yet counting assessment tax or quit rent.
Tell me which unit you are considering on WhatsApp, +60 17-880 2526, and I will work it out for that unit.
The 4% is an example rate rather than a quote, and what you sign for is priced unit by unit and floor by floor. For a different loan, scale it up or down with the table below.
Your monthly bill in parts
| Part | Each month | Where it comes from |
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| Instalment on a 90% loan of RM414,630 | RM1,836 | 90% of RM460,700, 35 years at 4% a year |
| Service charge | RM231 | RM0.33 on each of 700 square feet |
| Sinking fund | Already included | 10% of the service charge, the legal minimum |
| Assessment tax | Two bills a year | Your local council sets it on the annual value |
| Quit rent | One bill a year | Due every 1 January |
| Total a month | RM2,067 | Instalment and service charge |
Work out your own instalment
The bank's formula is monthly payment = P × r ÷ [1 − (1 + r)−n]. P is the amount borrowed, r is the yearly rate ÷ 12, and n is the number of monthly payments: 420 over 35 years.
Most new home loans float. The rate is the Standardised Base Rate (SBR) plus a spread the bank sets for you, and the SBR tracks the Overnight Policy Rate, which Bank Negara has held at 2.75% from 9 July 2025. At 4.5% instead of 4%, that RM414,630 loan costs about RM126 more a month, and a 30-year term instead of 35 adds about RM144. If this would be your third or later home loan, the bank can lend at most 70% of the property's value.
| For each RM100,000, at a rate of | Repaid over 35 years | Repaid over 30 years |
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| 4.0% a year | RM443 a month | RM477 a month |
| 4.5% a year | RM473 a month | RM507 a month |
| 5.0% a year | RM505 a month | RM537 a month |
For a RM650,000 loan at 4% over 35 years, take 6.5 × RM443: about RM2,880 a month.
Service charge and sinking fund
The service charge at Myra Embun is RM0.33 a month for each square foot, and that already counts the sinking fund. Under the Strata Management Act 2013, the sinking fund is at least 10% of the service charge and is kept for major repairs.
Across the 125 high-rise projects I track, the middle figure is RM0.40 per sq ft. Myra Embun sits below it, about RM49 a month less on the smallest unit than a building charging the middle figure.
Frequently asked questions
Where is Myra Embun?
Myra Embun is in Jalan Utama 1, Taman Desa Jenderam Hilir, Dengkil, Selangor.
Is Myra Embun freehold or leasehold?
Myra Embun is freehold. Land title: Commercial title.
How much does a unit at Myra Embun cost?
Prices start from RM460,700 (gross) and vary with the unit type, floor and facing.
What layouts are available at Myra Embun?
Sizes range from 700 to 1,490 sq ft, with 2 to 4 bedrooms.
How many units are there at Myra Embun?
594 units in 2 towers of 27 storeys.
Who is the developer of Myra Embun?
Myra Embun is developed by OIB Properties (PRV).
When will Myra Embun be completed?
Completion is expected in 2029.
Can a foreigner buy at Myra Embun?
No. Foreign buyers cannot buy here: Myra Embun is on a commercial title, Selangor sets RM3,000,000 as the minimum for a foreign buyer of a commercial-title building, in every district, and no unit here reaches it. Myra Embun starts at RM460,700 and the highest price here is RM687,880. Every state's minimum price for foreign buyers →
Where to look next
Other projects I would put beside this one before deciding: similar budget, size or area.