Kamelia 1 is a new freehold landed residential phase by KLK Land within Caledonia, Ijok, Selangor.
Its main attraction is straightforward: buyers can own a new 2-storey terrace home with four bedrooms and 1,696 sq. ft. of built-up space from approximately RM538,000.
However, the attractive entry price comes with a trade-off. Caledonia is still developing and remains car-dependent. Therefore, Kamelia 1 is more suitable for family own stay than buyers focusing mainly on public transport or immediate rental returns.
Kamelia 1 Project Summary
| Project detail | Information |
|---|---|
| Project | Kamelia 1 (P3A) |
| Township | Caledonia |
| Location | Ijok, Selangor |
| Developer | KLK Land |
| Property type | 2-storey terrace, end lot and corner lot |
| Land tenure | Freehold |
| Development type | Non-strata landed development |
| Kamelia 1 land area | 30.91 acres |
| Total units | 238 units |
| Main land size | 20′ × 65′ |
| Built-up | 1,696–2,254 sq. ft. |
| Bedrooms | 4 |
| Bathrooms | 3–4 |
| Car porch | Up to 2 cars |
| Indicative price | From approximately RM538k |
| Booking fee | RM1,000 |
| Security | Guarded community with perimeter fencing |
| Estimated completion | 24 months from signing the SPA |
| Defect liability period | 24 months from vacant possession |
| Future phase | Kamelia 2: proposed 22′ × 70′, 302 units |
| Overall development target | Q4 2030 |
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1. Where Is Kamelia 1 Located?
Kamelia 1 is located within Caledonia in Ijok, along the north-western growth corridor of Selangor.
The project has direct access to the four-lane Jalan Kuala Selangor–Kepong and is approximately 7.2km from the LATAR Puncak Alam Interchange.
Residents can also access surrounding areas through LATAR, GCE, DASH, NKVE and the North–South Expressway.
An important point for buyers is that Kamelia 1 is not located inside Bandar Seri Coalfields. Caledonia is approximately 7km away, so residents will still need to drive to access Bandar Seri Coalfields’ amenities.
Nearby Amenities
| Category | Nearby destination | Approximate distance |
|---|---|---|
| Chinese primary school | SJK(C) Ijok | 3.5km |
| Primary school | SK Bukit Badong | 5.4km |
| Primary school | SK Ijok | 5.8km |
| Secondary school | SMK Tuanku Abdul Rahman | 7.8km |
| Hospital | Hospital UiTM Puncak Alam | 13km |
| University | UiTM Puncak Alam | 18km |
| Shopping | Coalfields Retail Park | 7km |
| Shopping | KIPMall Desa Coalfields | 12km |
| Grocery | Jaya Grocer, Eco Grandeur | 13km |
My Location Assessment
Kamelia 1 is better suited to buyers working around Puncak Alam, Ijok, Rawang, Sungai Buloh, Kuala Selangor and the surrounding industrial areas.
Buyers who commute daily to Kuala Lumpur or Petaling Jaya should test the route during weekday peak hours before making a decision.
2. Who Is Kamelia 1 Most Suitable For?
Kamelia 1 should appeal most to:
- First-time landed-home buyers.
- Young couples planning to start a family.
- Families upgrading from an apartment to a landed home.
- Multigenerational families needing a bedroom downstairs.
- Buyers who prioritise freehold tenure.
- Buyers working around northern Selangor.
- Buyers who want a new home instead of renovating an older subsale property.
- Buyers who are comfortable driving for work and daily activities.
The ground-floor fourth bedroom is especially useful for elderly parents, guests, a home office or a helper’s room.
3. Who May Not Be Suitable for Kamelia 1?
Kamelia 1 may not be the right match for:
- Buyers who depend on MRT or LRT.
- Buyers commuting to Kuala Lumpur city centre every day.
- Pure investors targeting strong rental returns.
- Buyers who want amenities within walking distance.
- Buyers who require a strata-managed gated-and-guarded community.
- Buyers looking for immediate occupation.
- Buyers expecting a clubhouse or swimming pool.
- Buyers who prefer a mature township environment.
For rental investment, tenant demand is likely to be more localised than in MRT-connected or major employment-centre locations.
Kamelia 1’s strongest proposition remains family own stay.
4. Which Kamelia 1 Layout Should You Choose?
All Kamelia 1 layouts provide four bedrooms, including a bedroom on the ground floor.
| Type | Land size | Built-up | Bed Bath |
|---|---|---|---|
| Type T Intermediate | 20′ × 65′ | 1,696 sq. ft. | 4 bed, 3 bath |
| Type E1 Narrow End | 25′ × 65′ | 1,731 sq. ft. | 4 bed, 3 bath |
| Type E Standard End | 28’–30′ × 65′ | 1,751 sq. ft. | 4 bed, 3 bath |
| Type C Corner | Approximately 43′ × 65′ | 1,997 sq. ft. | 4 bed, 3 bath |
| Type E2 Wide End | 38’–45′ × 65′ | 2,254 sq. ft. | 4 bed, 4 bath |
Type T: My Recommended Value Choice
Type T is the most practical choice for most buyers.
It provides:
- 1,696 sq. ft. of built-up space.
- Four bedrooms.
- Three bathrooms.
- Ground-floor bedroom and bathroom.
- Family or study area upstairs.
- Parking for two cars.
- The lowest entry price within Kamelia 1.
Out of the 238 homes, 194 are Type T units, making it the main layout of the development.
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Type E1 and Type E: For Buyers Who Want Side Land
These layouts maintain a similar internal configuration but provide additional side land.
The side space can offer:
- Better natural lighting.
- Improved ventilation.
- An outdoor utility area.
- A small garden.
- Greater privacy.
- Potential future extension, subject to approval.
Type E1 provides the more affordable side-land option, while Type E offers additional width.
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Type C: For Garden Lovers
The corner unit provides substantial outdoor space and a larger 1,997 sq. ft. built-up.
It is suitable for buyers who genuinely want a larger garden. However, buyers should also consider the additional landscaping and maintenance required.
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Type E2: The Largest Kamelia 1 Layout
Type E2 is the most spacious option at 2,254 sq. ft., with four bedrooms, four bathrooms and substantial side land.
It is suitable for larger families, but buyers approaching the RM1 million budget should also compare other 20′ × 70′ and 22′ × 70′ landed homes before deciding.
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How to Choose the Right Unit Position
Besides the layout, buyers should check:
- Morning-sun or afternoon-sun orientation.
- Distance from the guardhouse.
- Traffic and headlight exposure.
- Distance from the proposed kindergarten.
- Distance from electrical infrastructure.
- Whether the house faces another unit or open space.
- Potential construction activity from future phases.
- Drainage and land elevation.
- Road junctions and turning points.
For most buyers, an internal Type T unit away from the main entrance and busy junctions should provide the best balance between affordability, privacy and future resale appeal.
Not sure which layout or unit position to select?
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5. Is the Kamelia 1 Price Reasonable?
The Type T intermediate unit starts from approximately RM538,000 for 1,696 sq. ft. of built-up space.
This works out to approximately RM317 per sq. ft. of built-up space for the entry unit.
That is competitive for a new freehold, four-bedroom landed home in Selangor.
However, landed properties should not be judged by built-up price per square foot alone. Buyers should also compare:
- Land tenure.
- Land size.
- Township maturity.
- Accessibility.
- Security arrangement.
- Nearby amenities.
- Developer track record.
- Future resale demand.
My Price Assessment
- Type T: Strongest overall value.
- Type E1: Worth considering if side land is important.
- Type E: Suitable when the additional land is genuinely usable.
- Type C: More of a lifestyle purchase.
- Type E2: Spacious, but should be compared with other projects around RM1 million.
Kamelia 1’s price is attractive because buyers are accepting a developing and more car-dependent location in exchange for a new freehold landed home.
6. How Much Is the Estimated Monthly Instalment?
The following estimates are based on:
- An indicative financing amount shown below.
- 35-year loan tenure.
- Approximately 3.6% interest rate.
- Excluding MRTA, MRTT or MLTA.
| Type | Indicative financing amount | Estimated monthly instalment |
|---|---|---|
| Type T | from RM538k | RM2K++ |
| Type E1 | from RM6xxK | RM3K++ |
| Type E | from RM7xxK | RM3K++ |
| Type C | from RM8xxK | RM4K++ |
| Type E2 | from RM9xxK | RM4K++ |
The actual monthly instalment will depend on the approved loan amount, interest rate, buyer’s age and loan tenure.
Buyers should also budget for security, assessment tax, quit rent, insurance, maintenance and repairs.
Want to know your actual monthly instalment?
Send me your preferred unit, loan percentage and loan tenure. I can prepare a personalised calculation before you visit the showroom.
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7. How Much Cash Should a Buyer Prepare?
The stated booking fee is RM1,000.
The remaining cash requirement depends on:
- Selected unit.
- Approved loan margin.
- Bank valuation.
- Buyer’s financing eligibility.
- Loan insurance selection.
- Legal and stamp-duty coverage under the current package.
Buyers must also prepare separately for:
- MRTA, MRTT or MLTA.
- Fire insurance.
- Air conditioners.
- Kitchen cabinets.
- Lighting and fans.
- Curtains and blinds.
- Auto gate.
- Renovation and furnishing.
- Moving expenses.
8. What Are the Nearby Competitors?
Kamelia 1 mainly competes with landed properties in Puncak Alam, Eco Grandeur, Tropicana Alam, Bandar Hillpark and the wider Rawang–Bandar Tasik Puteri corridor.
| Alternative | Main advantage over Kamelia 1 | Kamelia 1 advantage |
|---|---|---|
| Wellington Garden, Eco Grandeur | More established lifestyle environment and facilities | Lower entry price and freehold tenure |
| Avisa Residences, Tropicana Alam | Larger land and built-up | Lower starting price and freehold tenure |
| Bandar Hillpark subsale | Existing community and immediate occupation | Brand-new home |
| Bandar Tasik Puteri or Rawang homes | More mature local amenities | Newer design and lower initial repair risk |
| Older Bandar Seri Coalfields homes | More established township environment | Lower entry price for a new landed home |
Kamelia 1 wins mainly on freehold tenure, four-bedroom practicality and entry price.
Competing townships may offer larger land, better-established amenities or a more premium environment.
9. What Is Kamelia 1’s Biggest Selling Point?
The biggest selling point is:
A new freehold, four-bedroom landed home from approximately RM538,000, with a practical ground-floor bedroom and estimated monthly instalment from around RM2K++.
Other useful features include:
- Four bedrooms from the entry layout.
- Ground-floor bedroom suitable for parents.
- 3.1-metre living and dining ceiling height.
- Approximately 3-metre bedroom ceiling height.
- Three-phase electrical wiring.
- Booster pump.
- Water-heater points.
- Auto-gate power point.
- UNIFI-ready infrastructure.
- Perimeter fencing.
- Two years of security service included.
- 50-foot road reserve.
- Only 238 homes within Kamelia 1.
10. What Are Buyers Most Likely to Worry About?
Car-Dependent Location
There is no nearby MRT or LRT station. Most daily activities require driving.
Developing Surroundings
Buyers should expect ongoing construction as Kamelia 2 and other future components are developed.
Non-Strata Security
Kamelia 1 is a non-strata landed development. Its long-term security arrangement will depend on the residents’ association and contributions from homeowners.
Rental and Resale Demand
Rental and resale demand may take time to grow as Caledonia and the surrounding area develop.
Kamelia 1 Pros and Cons
| Pros | Considerations |
|---|---|
| Freehold landed development | Car-dependent location |
| Price from approximately RM538,000 | Surroundings are still developing |
| Four-bedroom layout | Non-strata security arrangement |
| Ground-floor bedroom and bathroom | No CCTV, intercom or alarm provided |
| Practical 1,696 sq. ft. built-up | Limited walkable amenities |
| Only 238 units | Less suitable for rental-focused investors |
| Established developer | Renovation and fitting costs required |
| Estimated monthly from around RM2k++ | Future security contribution required |
Kamelia 1 Frequently Asked Questions
Is Kamelia 1 freehold or leasehold?
Kamelia 1 is a freehold landed residential development.
Is Kamelia 1 a strata development?
No. It is a non-strata landed development with a guarded-community arrangement and perimeter fencing.
Where is Kamelia 1 located?
Kamelia 1 is located within Caledonia in Ijok, Selangor. It is approximately 7km from Bandar Seri Coalfields.
How much does Kamelia 1 cost?
The Type T intermediate unit starts from approximately RM538,000. Prices vary according to unit type, position, land size and availability.
What is the estimated Kamelia 1 monthly instalment?
Based on a 35-year tenure and approximately 3.6% interest rate, the estimated instalment starts from around RM2,255 per month. The actual amount depends on the approved financing.
How many bedrooms does Kamelia 1 have?
Every layout provides four bedrooms. One bedroom is located on the ground floor.
Can two cars fit in the car porch?
The car porch is approximately 5.9–7.7 metres wide, depending on the unit, and is designed to accommodate up to two cars.
When will Kamelia 1 be completed?
Vacant possession is estimated within 24 months from signing the SPA. The wider development is targeted for completion by Q4 2030.
Is Kamelia 1 suitable for elderly parents?
Yes. All layouts include a bedroom and bathroom on the ground floor, reducing the need for elderly family members to use the stairs regularly.
Can owners extend their houses?
Extensions may be possible but remain subject to approval from the relevant local authority and applicable guidelines.
Is Kamelia 1 good for investment?
Kamelia 1 is better suited to long-term own stay than short-term rental investment. Its future value will depend on the continued development of Caledonia and the surrounding northern Selangor corridor.
What should buyers check before booking?
Buyers should compare the layout, price, orientation, land elevation, road position, distance from the guardhouse and potential future construction activity.
Final Verdict: Is Kamelia 1 Worth Buying?
Kamelia 1 is worth shortlisting if your priority is to secure a new freehold landed family home from approximately RM538,000 and you are comfortable with the Ijok–Puncak Alam location.
The Type T intermediate unit offers the clearest value. It provides enough space for a growing family without requiring buyers to pay a substantial premium for additional side land.
My assessment:
| Category | Rating |
|---|---|
| Family own stay | 8/10 |
| First landed home | 8.5/10 |
| Multigenerational family | 8/10 |
| Rental investment | 5.5/10 |
| Public-transport convenience | 3/10 |
| Type T overall value | 8/10 |
The final decision depends on one important question:
Are you comfortable exchanging a more mature and central location for a newer, larger and freehold landed home at a lower entry price?
If the answer is yes, Kamelia 1 deserves a showroom visit and proper unit-by-unit comparison.
Get Your Personal Kamelia 1 Shortlist
Instead of viewing every available unit, I can help narrow the selection based on:
- Your budget.
- Family size.
- Preferred layout.
- Morning or afternoon sun.
- Unit position.
- Monthly instalment.
- Estimated cash requirement.
- Own-stay priorities.
- Nearby landed alternatives.
Eric Lau | REN 76299
Property Matchmaker Malaysia