Freehold 3-storey, five-bedroom superlink homes beside a forest reserve
Seri Embun City of Elmina
Seri Embun @ City of Elmina, Shah Alam, Selangor
Persiaran Shorea, Elmina, Seksyen U15, Shah Alam, Selangor
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Project Details
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Development
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Seri Embun @ City of Elmina, Shah Alam, Selangor
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Developer
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Eastern & Oriental Berhad
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Land Title
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Residential strata title under the Housing Development Act
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Land Area
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35.85 acres
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Tenure
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Freehold
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No. of Towers
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3-storey superlink homes
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Total Units
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360 Units
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Total Floors
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3-storey
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Total Unit Per Floor
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Lifts Per Floor
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Unit Size
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Type C / C1 | 2,982 sq.ft. | 5 Bedroom
Type B1 | 3,289 sq.ft. | 5 Bedroom Type A1 | 3,310 sq.ft. | 5 Bedroom Type B | 3,318 sq.ft. | 5 Bedroom Type A | 3,339 sq.ft. | 5 Bedroom |
What You Get at Seri Embun
Five Bedrooms in Every Home
All six layouts have five bedrooms and four bathrooms, from 2,982 to 3,339 sq ft. The Type C plan puts a guest bedroom and bathroom on the ground floor, useful for older parents.
Beside a 2,700-Acre Forest
The 35.85-acre precinct sits next to a forest reserve of about 2,700 acres, so the outlook from many homes is green rather than another row of houses.
Gated, Guarded, With a Clubhouse
The residents' clubhouse has a gym, pool, kids' pool, jacuzzi, playground, hall, nursery, surau, pavilion and lawn, all inside the guarded fence and within a short walk of home.
Solar Panels and EV Point
Each home comes with solar panels on the roof, an isolator point ready for an EV charger, and a digital lock on the main door.
Freehold Strata Title
The homes are freehold with a residential strata title under the Housing Development Act. The monthly charge is from RM422.40, estimated at RM3.30 per share unit.
Expected Q1 2029
Seri Embun was launched in Q1 2026 with a 36-month construction period, and completion is expected in Q1 2029. Prices run from RM1,583,000 to RM2,177,000.
Seri Embun Layout Plans
Persiaran Shorea, Elmina, Seksyen U15, Shah Alam
Ask About Seri Embun
What Seri Embun @ City of Elmina, Shah Alam, Selangor costs to own
Worked from the published figures on this page.
| Starting price | RM1,583,000 |
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| Roughly per square foot, at the smallest layout | RM531 |
| Stamp duty on the transfer, Malaysian buyer | RM47,320 |
| Stamp duty on the transfer, foreign buyer (flat 8%) | RM126,640 |
| 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
Who it suits
- Buyers who need more room. The larger layouts reach 3,339 sq ft.
- Buyers who can wait. Completion is expected in 2029, so budget for rent until then.
- Malaysian buyers. Selangor sets RM2,000,000 as the minimum for a foreign buyer (strata only), so most units here are for local buyers; a foreigner can only consider units priced at that level or above.
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.
- 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 Seri Embun month to month
For the starting-price unit of Seri Embun, at RM1,583,000, a 90% loan of RM1,424,700 repaid over 35 years at 4% a year, my example rate, costs about RM6,308 a month. On top of this come the service charge, the council's assessment tax and the yearly 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 RM1,424,700 | RM6,308 | 90% of RM1,583,000, 35 years at 4% a year |
| 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 | RM6,308 | Instalment only |
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 RM1,424,700 loan costs about RM434 more a month, and a 30-year term instead of 35 adds about RM494. 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.
Frequently asked questions
Where is Seri Embun?
Seri Embun is in Persiaran Shorea, Elmina, Seksyen U15, Shah Alam, Selangor.
Is Seri Embun freehold or leasehold?
Seri Embun is freehold. Land title: Residential strata title under the Housing Development Act.
How much does a unit at Seri Embun cost?
Prices start from RM1,583,000 (gross) and vary with the unit type, floor and facing.
What layouts are available at Seri Embun?
Sizes range from 2,982 to 3,339 sq ft, with 5 bedrooms.
How many units are there at Seri Embun?
360 three-storey superlink homes.
Who is the developer of Seri Embun?
Seri Embun is developed by Eastern & Oriental Berhad.
When will Seri Embun be completed?
Completion is expected in 2029.
Can a foreigner buy at Seri Embun?
Only units priced at RM2,000,000 or more. Selangor sets that minimum for foreign buyers in Zones 1 and 2, strata property only, and Seri Embun starts at RM1,583,000. Every foreign purchase also needs approval from the Selangor State Authority. 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.