Street Network Of Most Exclusive Neighborhoods in Kuala Lumpur

Damansara Heights and Bukit Tunku are low density neighborhoods. Home type are predominantly bungalows. The roads are curvy and many end with cul de sac. They are hilly with plenty of tree cover. These are very old and mature neighborhoods with close proximity to Kuala Lumpur city center.

Bangsar and Taman Tun Dr Ismail (TTDI) are more densely populated. Part of the road networks are gridded. This is where the terraced and semi-detached houses are.

Analysis Condominium Mortgage Rental

Rentals near Schools

People are willing to pay 40% higher rental to be near school. This is the rental psf vs distance to school for Apt & Flat, housing for the poor in cities. See the orange line. RM1.40 near school vs RM1 psf if >3km from school Who says the poor don’t care about education?

If you look at condominium and serviced residence market, the distance to school has no bearing to condo rental rate. We suspect that the condo are for the singles and young families. In fact, serviced residence has direct relation with distance to school. the further, the higher. interesting.

Condominium Elite

Most Expensive Residences In Kuala Lumpur City Center

You probably belong to top 1% of socioeconomic pecking order if you can afford a place in the prime locations in Kuala Lumpur City Center. It is an address that belong to the high society.

Generally speaking, many of the exclusive residences in KL City Center are in close proximity to KLCC Twin Towers.

Units that has the view of KLCC Twin Towers, will fetch higher premium.

What we have charted here is price per square foot of the property. Those that are in the list are mostly serviced residence. Of course the size may vary from place to place with most of the recent development built with smaller sizes to keep the selling price per residence within the affordability.

Stay tune for more.

Analysis Condominium

Venice Hill Condominium – The Most Transacted Condo In Secondary Market

In the last 5 years, Venice Hill Condominium has the highest number of transaction in the secondary market compared to all other condominiums in Malaysia. The condo price has undergone a long period of volatility. The condo price went down after the launch in year 2000 from RM120 per square feet ( PSF ) to lowest point about RM 70 PSF per square feet. In 2013, after about 14 years, it recovered to launch price level and has since showed steady rise to RM 160 PSF.

Venice Hill Condominium overview

Venice Hill is a high density condominium nestled in Batu 9, south of Cheras. It sits on the uphill ad offers lush greenery and Kuala Lumpur city center skyline views. Venice Hill was developed by a bankrupt developer, Li-Foong Group and designed by Australian-based Ehrlich Layton International Architecture. All units were reported sold out within six months over five stages. It comprises of 12 apartment blocks. There are from 17 to 30 floors per block and each unit has built-up area ranging from 1,200 sf to 1,600 sf with 5 different floor plans to choose from. More details on the property:

  • Address: Persiaran Puteri 1, Taman Puteri, Batu 9, 43200 Cheras, Selangor
  • Date of completion: 2000
  • Tenure: Leasehold
  • No. of Blocks: 12
  • No. of Storey: 17 – 30
  • Built-up: 1,200 – 1,600 sf
  • Maintenance Fee: RM 0.15 psf
  • Rental: RM 1,200.00 – RM 4,300.00

Venice Hill price movement is quite peculiar. It is very unusual a for property price went down after launch. So we did further investigation online and found out that Venice Hill Condo was negatively featured in local news headline for quite a number of times. Below are news and blogs that talk about Venice Hill.

What can we learn?

We can sum it up the learning from Venice Hill to the following:

  • Highly transacted property in secondary market is not necessarily a good thing. It might indicates negative trend
  • Know your future neighbors before buying a property. You do not want
  • Research on ongoing issues and developer’s reputation
  • Investigate on workmanship, news on structural issues and pay site visit
Mortgage Property

A Complete List Of Jargons for Buying And Selling Property in Malaysia

The terminology used in selling and buying property can be confusing if you are not used to it. As such, we have gathered all jargons used in selling and buying property in Malaysia for you to refer.

Accessory parcel

Any parcel shown in a strata plan that is used exclusively by the homeowner. A common example is the car park bay.


The purpose of adjudication is to ensure that the instrument is duly stamped to protect the parties to the contract in respect of the admissibility of the instrument as evidence in court during a civil proceeding. An instrument which is not duly stamped is not admissible in court as evidence.

Assessment tax

Known as “cukai pintu” in Bahasa Malaysia. It is payable twice a year to the respective local authorities to finance the maintenance cost of the city such as waste transportation, landscaping and street lights. It is payable on or before every Feb 28 and on or before every Aug 31.


An apartment normally features basic facilities like a swimming pool and security. It has fewer facilities than a condominium.


A public sale of a property or real estate that is sold to the highest bidder. These are properties that are available at below-market prices and sold on ‘as-is-where-is’ basis. No guarantee is given on vacant possession and titles.

Base rate (BR) / Base financing rate (BFR)

A floating interest rate determined by financial institutions in Malaysia, based on their benchmark cost of funds, and the Statutory Reserve Requirement. Different banks offer different BRs, with current rates hovering between 3% and 3.95%. The rate offered is depending on their own efficiency in managing borrower credit risk, liquidity risk premium and operating cost. A profit margin will be set above the BR, for example BR + 1.15%. Hence, when the BR is 3.2%, this translates into an effective lending rate (ELR) of 4.35%.

Banks with large and cheap deposits are able to offer more attractive BRs for their customers.


Bungalows in Malaysia come in one, two- and three-storey styles. They are also known as detached houses. These detached houses which have open spaces on all sides. There is also the option to choose to design and build your own house if you purchase a ready bungalow lot.

Capital gain / appreciation

Capital appreciation is an increase in the value of a property. This due to changes in market conditions or supply and demand. Capital gain is the positive gain made from the sale of a capital asset.


A warning on a title to a purchaser that a third party might have some interest in or right to the property.

Certificate of completion and compliance (CCC)

A document issued by local authorities and endorsed by a registered member of the Board of Architects Malaysia. It is a vital document to show that the property is completed according to the required standards and is fit for occupation. Document issued by local authorities and endorsed by a registered member of the Board of Architects Malaysia. It is a vital document to show that the property is completed according to the required standards and is fit for occupation.

Commercial property

Properties that are mainly used for business purposes such as malls, offices, and so on.


Condominiums, also commonly known as condos, have common areas such as walkways as well as recreational facilities such as a swimming pool, gym, clubhouse, CCTVs and so on. They are jointly owned by the unit owners. The owners and occupiers of condominiums are subject to the rules and regulations of the condominiums.

Common property

Shared areas of a property that do not belong to any individual proprietors, such as stairways, guard houses, cables, open spaces, walls and fences, swimming pools, playgrounds, jogging tracks and any part of the land used or enjoyed by all occupiers of the building.

Consent from developer

Get the consent of the developer to the sale of the property to the new buyer and to undertake
the registration of the property in the name of the new buyer.


Property pledged as security for a debt, such as real estate as security for a mortgage.


The process of transferring property between a buyer and a seller. In real estate, conveyancing involves drawing up and carrying out a written contract that sets out the agreed purchase price and the date of transfer, as well as the obligations and responsibilities of both parties.

Deed of Assignment (DOA) ( if title is not issued )

DOA is a legal document that transfers the interest of the owner of that interest to the person to whom it is assigned, the assignee. When ownership is transferred, the deed of assignment shows the new legal owner of the property. Sign DOA, When land still under master title.

Defect liability period

A period of between 18 and 24 months whereby the developer must repair any defect(s) identified by the homeowner due to defective workmanship or non-compliance to the original floor plan. In other words, this is a warranty period given by the developer after key collection.


Builder of the property

Disbursement fee

Various types of fees such as the registration of charge fee, land search fee, bankruptcy search fee incurred by banking institutions and solicitors attending to the financing documentation in relation to the financing which are payable by the customer.


Removing a debt by making full payment. A mortgage discharge is a document formally specifying that a mortgage debt have been paid.

Disposable income

Income / money that is left after all expenses have been deducted.

Debt Service Ratio (DSR)

The DSR is meant to show how much of a person’s income is used to service debt installments, and is represented as a percentage (%) of income. Sometimes it is referred as Debt Burden ration ( DBR ). It is derived from division of 2 main components:

DSR = Financial Commitment / Net Income

Financial Commitment = All Loan Repayments ( Car Loan, Credit Card, Personal Loan and Homeloan )

Net Income = Gross Income – Deduction

  • Deduction = EPF + SOCSO + Income Tax + etc.
  • Gross Income = Basic Salary + Fix Allowance + Part of Variable Income

The calculation will be vary from bank to bank up to 20% variance due to difference in recognizing variable income.


A registered interest in a land by a person who is not the land owner. This is stated on Land Title, which can be obtained from a title search with the Land Office. Examples of encumbrances include easement, mortgage, covenant and other liabilities. It may devalue the property or prevent the property owners from exercising full control of their property.

Earnest deposit

Earnest deposit is like a booking fee, given by the purchaser to the seller when he makes the offer to purchase the property. It is counted to part of down payment, and refundable if the offer is not accepted. The earnest deposit payment should be made payable to the real estate agency. Once the SPA is signed, this earnest deposit will be the real estate agent’s commission from the seller.

Fixed rate

Interest rate that remain constant throughout loan period even when base rate changes.


A freehold property is owned by the buyer indefinitely. However, the state can still take back the freehold plot if it is for public purposes such as building highways. In such cases, compensation is given, usually in the form of cash or discounted new properties.

Flat rate

Flat interest rate mortgages and loans calculate interest based on the amount of money a borrower receives at the beginning of a loan and not outstanding balance of the loan.

Flat interest rate, as the term implies, means an interest rate that is calculated on the full amount of the loan throughout its tenure without considering that monthly installment that gradually reduces the principal amount. As a result, the Effective Interest Rate is noticeably higher than the nominal Flat Rate quoted in the beginning. The formula of calculating fixed rate of interest is –

Interest Payable per Instalment = (Original Loan Amount * No. of Years * Interest Rate p.a.) / Number of Instalments

For example, if you take a loan of RM 100,000 with a flat rate of interest of 10% p.a. for 5 years, then you would pay:

Principal repayment of RM 100,000 + RM 10,000 (interest @10% of 100,000) X 5 years = Total payment of RM 150,000. This is equivalent to RM 30,000 every year or RM 2,500 per month.

Over the entire period, you would actually be paying RM 150,000 (2,500 * 12* 5). Therefore, in this example, the monthly installment of RM 2,500 converts to an Effective Interest Rate of 17.27% p.a.

This method is particularly used to calculate the interest payable for personal loans and vehicle loans. In this method, you have to pay interest on the entire loan amount throughout the loan tenure. It is actually less popular among the borrowers because even if you gradually pay down the loan, the interest does not decrease. Flat interest rates generally range from 1.7 to 1.9 times more when converted into the Effective Interest Rate equivalent.


Flippers purchase a property for a resale profit. These properties are usually the ones with the highest capital appreciation / gain in the shortest amount of time. The duration can range between a few months to a few short years.

Gated and guarded community

Developments have controlled access with a guardhouse and perimeter fencing.

Gross development value

The GDV of a property development is the figure that is based on the total value possible from the sale of all the units within that proposed development.

Individual/Strata title

Developers are responsible for obtaining the titles for individual properties within a stipulated time after the handover. Like birth certificates, these titles validate the existence of the property and its ownership. An individual title is given to owners of landed properties such as terraced, bungalow and semi-detached homes. Meanwhile, strata titles are issued to property owners with shared facilities such as condominiums, apartments and gated-and-guarded landed homes.

Joint management body (JMB)

Established under Strata Management Act 2013, comprising the developer and homebuyers. They are responsible for maintaining the common properties, determining and collecting the service charges necessary for such purposes, insuring the building against fire and other risks, complying with orders given by local authorities and enforcing house rules.

Jabatan Penilaian dan Perkhidmatan Harta (JPPH)

Valuation and Property Services Department of Ministry of Finance, JPPH advises the Federal Government, State Government, Statutory Body and Local Authority in Malaysia on matters pertaining to the valuation of real estate and property services. Besides this, JPPH also provides information on sale or transfer of real estate to valuers, appraisers or estate agents who are registered with the Board of Valuers, Appraisers and Estate Agents Malaysia

Joint management committee (JMC)

The committee elected by the JMB to carry out the duties and powers of the JMB. A JMC should consist of at least one representative from the developer and between five and 12 purchasers. A purchaser can only hold office for no more than three years.


An owner of a leasehold property is not the owner of the land upon which the building is erected, but is a lessee of the land for a period varying from three years to 99 years (the maximum period of lease permitted by the National Land Code 1965). Opposite to leasehold , is what is known as freehold, it basically means permanent and absolute tenure of land or property with freedom to dispose of it at will.

Letter of intent to purchase

A Letter of Intent to Purchase, also known as a booking form is a document outlining an agreement between two or more parties before the Sale and Purchase agreement is finalized. The letter provides an outline of the proposed terms of the transaction so the parties can negotiate before committing to a contract. It is needed to minimize misunderstanding and document progress towards a sale. Since this intent letter is not a binding contract, which means the property owner can still sell the property to someone else. It’s also a great way for a buyer to help secure financing.

Letter of offer

A contract between the borrower(s) and the bank stating the terms of the housing loan package.

Loan agreement

Also known as a loan or credit facility agreement or facility letter. An agreement or letter in which a lender (usually a bank or other financial institution) sets out the terms and conditions (including the conditions precedent) on which it is prepared to make a loan facility available to a borrower.

Loan tenure

The period of time that a person will take to fully repay their loan.

Lock-in period

The number of years that a person is tied to their lender aka financial institution. If the loan is fully redeemed within this period, there will be a full redemption penalty that is equal to a percentage of the loan quantum. Lenders may also charge a penalty for making partial payments within this period.

Loan-to-value (LTV)

The relationship between the amount of outstanding home loan and the total value of the property. For example, if you receive a loan of $900,000 on a home that costs $1,000,000, the loan-to value ratio is 90% when you sign up for the loan it reduces as you as you pays down the principal portion of the loan.

Malay reserve land

Land that is exclusively for Malays or Bumiputeras. It cannot be sold to other races including foreigners.

Management corporation (MC)

MC must be formed to take over the JMB’s responsibilities within two years after the handover. An MC consists of owners who have their strata titles and registered themselves as parcel owners. It exists under the Strata Titles Act 1985 and does not need to be registered with the Registrar of Companies or the Registrar of Societies. It is a corporate body that may prosecute and be prosecuted, and has a perpetual succession right.

Market value

Market Value is the estimated amount for which a property should exchange on the date of valuation between a willing buyer and a willing seller in an arm’s-length transaction after proper marketing wherein the parties had each acted knowledgeably, prudently and without compulsion. In simpler terms, it means the price an asset is able to fetch in the marketplace.

Margin of Financing

The margin of financing depends on a few things, the value of the property, your income and your repayment capability. The amount of financing provided by a financial institution depends on the market value (for completed properties only) or purchase price of the house, whichever is lower. For example, if a property is priced at RM500,000 and the Margin of Financing is 90%, the amount of own money is RM50,000.

Master title

A title, or title deed, indicates the owner of a property. In most cases, every property during the stages of development and construction will be under a single Master Title.

Memorandum of Transfer (MOT)

Signed by both the developer or seller and homebuyer after the signing of the SPA and before the payment of balance purchase price. MOT is an official form that needs to be submitted to the Land Office for the ownership transfer of the property to the buyer.

Mortgage Reducing Term Assurance (MRTA)

A home loan life insurance that provides financial protection for property loan borrowers and their families by helping to settle outstanding loan amounts in the event of death or disablement of the borrowers.

National Land Code (NLC)

The main land laws for all states in Peninsular Malaysia. Sabah and Sarawak are governed by Sabah Land Ordinance and Sarawak Land Code respectively.

Overdraft facility

A facility with a credit line granted based on a predetermined limit. There are no fixed monthly instalments as the interest is calculated based on the daily outstanding balance. This provides borrowers with the flexibility of repaying the loan anytime and the freedom to re-use the money. The interest charged is generally higher than the term loan.

Principal and Interest

The principal and interest payment on a mortgage is probably the main component of your monthly mortgage payment. The principal is the amount you borrowed and have to pay back, and interest is what the lender charges for lending you the money.

Repaying both interest and the principal will allow you to gradually increase your equity in the property by reducing the size of your mortgage, and at the end of the loan term you will be the sole owner of your home.

PRIMA (Perumahan Rakyat Satu Malaysia)

PR1MA was established to plan, develop, construct and maintain affordable lifestyle housing for middle-income households (average monthly household income of between RM2,500 to RM7,500) in key urban centres. The government plans to build affordable homes in cities and towns all over Malaysia.

Interest rate / financing Rate

The fee charged by a lender to a borrower for the use of borrowed money, usually expressed as an annual percentage of the principal; the rate is dependent upon the time value of money, the credit risk of the borrower, and the inflation rate.

Quit rent

“Cukai tanah” means land tax. The NLC makes it compulsory for all landowners to pay quit rent annually to the relevant state Land Office usually by every Jan 1.

Real Property Gains Tax (RPGT)

A form of capital gains tax on chargeable gains (profit) from the sale of your property. The rate varies according to your ownership tenure (date of SPA signed to date of disposal). If you want to avoid paying RPGT, it is best to sell your property after at least five years of ownership.

Redemption sum

The outstanding amount owing to the Vendor’s bank (“Redemption Sum”). Where the Redemption Sum exceeds the Purchase Price or the Balance Sum, additional provisions are required to be made for payment of the amount in excess by the Vendor.

Reducing / Diminishing Interest Rate

Sometimes it is called monthly rest or daily rest loan.

Reducing/ Diminishing balance rate, as the term suggests, means an interest rate that is calculated every month/daily on the outstanding loan amount. In this method, the installment includes interest payable for the outstanding loan amount for the month in addition to the principal repayment. After every installment payment, the outstanding loan amount is reduced. Therefore, the interest for the next month is calculated only on the outstanding loan amount. The formula for calculating reducing balance interest is :

Interest Payable per Installment = Interest Rate per Installment * Remaining Loan Amount

For example, if you take a loan of RM 100,000 with a reducing rate of interest of 10% p.a. for 5 years, then your installment amount will reduce with every repayment. In the first year, you would pay RM 10, 000 as interest; in the second year you would pay RM. 8,000 on a reduced principal of RM 80,000 and so on. In the final year, you would pay only RM 2,000 as interest. Unlike the fixed rate method, you would end up paying lower around RM 130,000 instead of RM 150, 000 for the same rate.

This method is particularly used to calculate the interest payable for housing, mortgage, property loans, overdraft facilities, and credit cards. In this method, you have to only pay interest on the outstanding loan amount. The interest rates quoted for such loans are the Effective Interest Rate, which is similar to the interest rates used for Fixed Deposits (FD) and Savings Accounts.


The process of paying off a portion or the entire amount of the existing loan with the intention of obtaining another loan from the same or another banking institution.

Refinance with cash out

Cashing out means refinancing a loan where the borrower will take out money on their own home. If a home is appraised at $1,000,000 and the borrower’s outstanding mortgage loan is $700,000, it is possible to enter into an 80% cash-out refinance transaction for a loan of $800,000 (80% of $1000,000). The new mortgage of $80,000 will pay off the $700,000 loan and leave $100,000 cash-out to the borrowers.

Sales and Purchase Agreement (SPA)

SPA is actually a written contract representing the seller and buyer in a real estate transaction. It spells out all the terms and conditions of the purchase as well as the role of both parties. In the event there is a default from any one party, the termination and indemnity clause in the agreement will provide protection.

Service charges

Funds collected by the JMB or MC from owners to maintain and manage a strata development.

Semi-dettached house

Also known as Semi-Ds, these are two houses which are built side by side and connected on one side of each house. Semi-D houses have open spaces at its front, rear and any one side. These houses often have generous gardens and backyards.


Shophouses are a row of terraced houses but with one major difference: The ground floor is usually where a shop / business is operated.

Sinking fund

A special fund opened and maintained by the JMB or MC for unexpected costs that may arise and for the long-term structural upkeep or upgrades to the common property such as:

  • painting or repainting any part of the common property
  • purchase of costly materials for the upkeep or upgrade of the common property
  • renewal or replacement of any common facilities
  • any other expenditure as the committee deems necessary.

Stamp duty

For the transfer/assignment (if no individual title is issued), based on the adjudicated value by
the Stamp Office

Strata Title

Strata Title is the separate property deed for each unit in a sub-divided property (multi-storied building or a number of buildings on a piece of land that have common facilities administered by a management committee). These can include: apartments, condominiums, townhouses and sometimes landed house.


Completed existing properties that are available and are usually occupied by owners or renters, or vacant.

SoHo / SoFo / SoVo

SoHo is small office home office, SoFo is small office flexible office and SoVo is small office virtual office. Each is relatively similar but differs in terms of functionality.

Tenancy agreement

A standard tenancy agreement stipulates that the tenant is obliged to pay two months’ rental in advance as a security deposit, one month’s rental as advance rental and a refundable utility deposit that is normally fixed at one month’s rental (subject to both parties’ agreement). It is important to remember that the tenancy agreement is for the benefit of both parties concerned and should be irrefutable

Terrace house

Terraced houses are all connected to each other in a row and usually have open spaces at the front and back. The corner lots are quite similar to semi-detached houses as one side will have more open space compared to the rest. Each row may consist of 10 to 12 units depending on the size of each house, as it must comply with the regulations of the Fire Services Department which state that each row shall not exceed 130 feet in length.

Term loan

A facility with regular predetermined monthly installments that do not change during the entire term of the loan. Each installment payment consists of the loan amount plus the interest.

Title search

A check of the title records to ensure that the seller is the legal owner of the property and that there are no other claims or liens outstanding.


Generally, townhouses are not as popular as other types of houses in Malaysia. They are two properties built on the same piece of land with the lower unit usually occupying the ground and part of the first floor, while the top unit occupies the remainder of the first floor and the second floor. Most of the time, the owner of the lower unit is different from the owner of the top unit.

Vacant possession (VP)

Property handover day! With the delivery of vacant possession, homebuyers will also receive a copy of the CCC.


Valuation establishes an opinion of value utilizing an objective approach based on facts related to the property, such as age, square footage, location, cost to replace, etc.


Property developer or seller of the unit.

Void or Unenforceable

A void contract is a formal agreement that is illegitimate and unenforceable from the moment it is created. There is some overlap in the causes that can make a contract void and the causes that can make it void and unenforceable contract is a valid contract that cannot be fully enforced due to some technical defect.


The interest earned by an investor on an investment, stated as a percentage of the amount invested. The basic formula for calculating rental yield is annual rental income divided by property price.

Zero entry cost / free moving cost loan package

A loan package where borrowers do not have to pay for all or certain charges and fees involved in obtaining / refinancing a loan such as legal fees, stamp duty and disbursement charges.

Analysis Condominium Property Public Transport

Moving 5 train MRT stops away from a KL Sentral train station can strip more than RM500K off property prices

It is not hard to see why residential property located near to train stops is highly demanded. Among the benefits living near to MRT stops are convenience, cutting short travelling time and, saving money from paying tolls and car parking fee. However, like many other great things in life, it cost money.

As per our previous analysis suggests the closer the property to train station, the higher the price is (click here). Nevertheless, what is more important to home price is the distance of the nearest train stations to the city center. The closer the stations to the transportation hub of KL Sentral, much higher the price is. It carries far greater influence to home price. In these article we will focus on distance of the stations to the city center rather than the property distance to nearest train stations.

What we cover in this analysis is how property price within one kilometer to train station changes according to distance and time taken to travel to KL Sentral. For this purpose, we have divided MRT SBK lines into two parts- Muzium Negara to Kajang and, Muzium Negara to Sungai Buloh. As for now, we only cover property price near the stations of south-east bound MRT SBK line from Muzium Negara station to Kajang station.

*Note: Muzium Negara station is connected to KL Sentral station by short walking distance. First, let’s look at the overview of MRT SBK line.

MRT SBK (Sungai Buloh – Kajang)

MRT SBK line started its operation on the first alignment from Sungai Buloh to Semantan on Dec 2016. The entire alignment was completed and started its full operation from Sungai Buloh to Kajang on Jul 2017.

Source :

Highrise residential property price near MRT stops.

We have gathered the current asking price of residential properties within 1 kilometer radius from MRT stations for this analysis. In order to make comparison easier, we put all property units into a common denominator of 1,000 square feet unit and we calculated the median price. Why we use 1,000 square feet is because it is a reasonable size of a decent sized dwelling of 3 bedrooms.

Unlike Singapore or Hong Kong, Malaysia is not land-scarce nation, where options for housing aren’t that many. In Malaysia, we have many land banks and increased in transportation connectivity has given us many more options to choose from.

The analysis

As depicted by the chart below, it is clear that the price of property near MRT SBK stations is strongly correlated to the distance of nearest station to Muzium Negara.

Click chart to enlarge

Total travel time from Muzium Negara to Kajang is around 51 minutes and cost you less than RM4 for one way. Along the the train line, the prices reduce relative to the distance to Muzium Negara. You can rarely find 1,000 feet homes with price below RM800K around city center stops ( Muzium Negara, Merdeka, Bukit Bintang and Tun Razak Exchange ). As you travel further down south to Cochrane station the price drops to below RM700K. If you go further to another stop to Maluri, the price starts to drop around RM500K. All it takes is 19 minutes from Muzium Negara and cost you RM2.60 before discount for one way. If you don’t mind adding more time to your commuting, you can see 1,000 square feet homes price at below RM300K at some of the stops at the end of the MRT SBK line.

Everyone wants a better life. Being closer to work place is convenient and give you more personal time. The question is, how much additional premium would you pay to have that? Or, should I put it the other way around, how much additional time you can spend commuting in order to save a lot of money? We leave it to you to ponder. Good financial management or live the most convenient life or anything in between?

The map

Map below illustrates MRT SBK stops in the analysis. Click on the link for interactive map.

Map of property near train station. Click her to view dashboard

As such, that’s it for now. We are a social entrepreneurs that aims to help home buyers to make smarter decision. Our articles are data driven, factual and transparent. We promise to deliver you more in depth analysis. Please subscribe to our newsletter to receive future articles in your mailbox.

Condominium Elite Property Serviced Apartment

5 Exclusive Penthouses For Sale In Ampang Hilir – Mar 2019

Ampang Hilir, also known as Embassy Row, is an exclusive neighborhood in the heart of Kuala Lumpur. It is one of the most expensive area in Malaysia. It is the place for the high society. In this article we curate top 5 penthouse listings in Ampang Hilir.

Madge Mansion
  • Price : RM 11.67 million
  • Size : 8,019 sq. ft.
  • Bedroom : 4+1
  • Bathroom : 6

Madge Mansions is designed by Gamuda Land to exude an aura of luxury which is limited for the privileged few with discerning tastes. Each unit at Madge Mansions is articulately designed, maximizing living space for comfort, functionality and entertainment. All the en-suite bathrooms are very spacious, bright and airy, and beautifully designed with a touch of Zen.

The Concierge at Madge Mansions works from 8 am to 8 pm, and performs all kinds of amazing services for the residents of Madge Mansions – from booking your hotel stay to booking a private jet, from arranging concert tickets to arranging hospital check-ups, from dinner reservation to organizing a poolside party. It is almost like having the concierge service of Amex Centurion Card, right at the door step of your residence at Madge Mansion.

The 50 meter lap pool is beautifully designed and is a salt-water pool, something which is a luxury in Malaysia today.

Brunsfield Embassy View

Price : RM 9.75 millions

  • Price : RM 9.75 million
  • Size : 7,500 sq. ft.
  • Bedroom : 4+1
  • Bathroom : 5

Covered Parking, Gymnasium, Playground, Swimming Pool, 24hr Security

Nobleton Crest
  • Price : RM 6 million
  • Size : 5,833 sq. ft.
  • Bedroom : 4+1
  • Bathroom : 6

Nobleton Crest is the latest luxury development to make a mark in the distinguished Ampang Hilir postcode. Developed by Wing Tai Asia, the freehold apartment is set to nestle in the midst of lush and mature green leafy trees in the serene upper class Kuala Lumpur neighborhood, despite being minutes away from bustling Jalan Tun Razak and Jalan Ampang.

Emphasizing on quality, rather than quantity, Nobleton Crest offers a limited number of 25 individually cared for units. Each apartment unit are the brainchild of intelligent architecture and innovative interior designers who insist on not sparing the minute details. Therefore, every haven has an expansive and open living and dining area with airy space, complemented by 3’ x 3’ slab cut imported white marble flooring in living, dining, entertainment areas, powder room and all bathrooms. Meanwhile the bedrooms are decked with white oak timber flooring.

The bathrooms in Nobleton Crest are fully fitted with Kohler sanitary wares and fittings, vanity cabinet, toilet accessories, reflective mirror and tempered glass screen(s), ensuring the residents comfort while getting ready for a day or night out. Hot water system is installed in the dry and wet kitchen, powder room and all bathrooms, except maid room to ensure comfort and convenience.

  • Price : RM 5.8 million
  • Size : 7,128 sq. ft
  • Bedroom : 4+1
  • Bathroom : 6

Dedaun is a low rise development of 38 limited edition luxury residences intimately set in two interlocking ‘L-shaped’ blocks encircling an inner courtyard. Dedaun exhibits discreet simplicity, a perspective of luxury living with spacious living room that flows seamlessly into dining, dry kitchen with exquisite white marble floor.

Spectacular rooms with 3 metre ceiling height, 2.7 metre indoor balcony, with 270 degree view and admit natural light and fresh air. Thicker walls ensure better sound insulation, privacy and accommodates luxurious suites, walk-in wardrobes finished with designer cabinetry.

Amarin Wickham
  • Price : RM 4.75 million
  • Size : 7,128 sq. ft
  • Bedroom : 4+1
  • Bathroom : 5

Low density of 21 units, with rooftop private pool, 4 car park bays, walking distance to ISKL new international school, prestigious location in Taman U Thant, Embassy Row, Ampang Hilir

If you need more options, please click here to view.

That’s all for these month selected high-end property and please subscribe to our newsletter to receive future news in your mailbox.


Property Development That Use Damansara As Their Name

What exactly Damansara is? Now, let’s go back in time to learn about the beginning of Damansara.

The origin

Damansara was originally a small harbour-like settlement that was located near the mouth of the Damansara River along the Klang River. In the mid-1870s, it was the final destination for steam boats used by the British to travel to Kuala Lumpur from Klang as steam boats cannot go as far as the center of Kuala Lumpur near the junction of Gombak River and Klang River. Travelers would then go from Damansara to Kuala Lumpur via the Damansara Road which finished at Brickfields in Kuala Lumpur

Source: Wikipedia

Damansara is probably the most popular word used to name property developments in Klang Valley. Property development that use Damansara in their names stretches from border of Bangsar to Kelana Jaya and all the way up Kepong. You can refer to map below for a clearer picture on distibution of highrise residential development that use the word Damansara in their name.

Area/ Neighborhood

At area or neighborhood level, there are many that use the word Damansara such as:

  1. Bukit Damansara
  2. Pusat Bandar Damansara
  3. Damansara Jaya
  4. Damansara Utama
  5. Damansara Kim
  6. Damansara Intan
  7. Mutiara Damansara
  8. Kota Damansara
  9. Damansara Perdana
  10. Ara Damansara
  11. Sunway SPK Damansara
  12. Bandar Sri Damansara
  13. Damansara Damai.
  14. Kwasa Damansara

Property Development

At area property development level there are many more that use Damansara in their name. Chart below are the list of highrise property
development that used Damansara as their name, their median price and expected monthly income required to buy the property.

For installment and salary calculation, we are using prudent financial rule that 1/3 of income should be for housing need. Further assumptions made are loan duration of 25 years and housing loan interest of 4.5%.

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Analysis Condominium Elite Property Serviced Apartment

The Neighborhoods Of Kuala Lumpur & Selangor, And How Much You Need To Earn To Own A Home

Neighborhood and addresses greatly influence property prices. Your address is a status symbol and gives others perception that you belong to certain socio-economic group. Isn’t this the reason why we often ask someone when we meet them, right after we learn their name – “where do you live?”.

To many discerning buyers, neighborhood plays important decision point on where to buy their houses. Great neighborhoods will make you rub shoulders with the elites and it might turn into business opportunity. Great neighborhoods most likely offer good amenities such as good schools for your children, exclusive community malls, public transportation and lifestyle that fits the elites.

As Malaysia economy progresses, the income level rises with it. Consequently, there are more people that can afford to buy homes with exclusive addresses. This has been driving the demand. In order to fill up the demand, housing developers have been building high-end condominiums and serviced residence aggressively.

Fueled by the availability of credit, low interest rate environment and increased transportation connectivity Malaysia has seen a housing boom that stretch to more than a decade. We have seen a rapid increase in supply of high end high-rise property everywhere. To certain extend it has lead to oversupply in certain areas. So, buyers please be vigilant in this overhang market as it is buyers market, and you deserve a bargain.

The most exclusive addresses

We illustrate below top 20 most expensive neighborhood in Kuala Lumpur and Selangor. Jalan Ampang Hilir, Bangsar, Bukit Tunku, KL City Center, Damansara Heights and Mont Kiara stand out to be the most elite addresses in Malaysia. You can hardly find mid-size property priced 1.25M and below. Furthermore, the built up size of the property in these areas are relatively larger than the rest. In term of income level, the neighborhood belongs to people or family with monthly income of RM 20,000 and above.

KLCC View (Kuala Lumpur City Center)

The median price and qualifying income bracket for each neighborhood

Chart below shows the expected monthly income that you need to earn if you want to own a home in respective areas.

In this analysis we are using asking price and have excluded super house with value more than 5 millions. For installment and salary calculation, we are using prudent financial rule that 1/3 of income should be for housing need. Further assumptions made are loan duration of 25 years and housing loan interest of 4.5%.

Kuala Lumpur, Putrajaya and Selangor median price by neighborhood

Below is the table format of the neighborhood data. We have included built up size and estimated monthly installment as well.

[table id=1 /]

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Tips for First-Time Home Buyers

Buying your first home can be nerve-racking and confusing. Getting into the right mindset can save you future troubles. A careful research and good planning always pays.

These tips will help you navigate the process and avoid common mistakes. We break them into three categories:

  • Mortgage tips.
  • House search tips.
  • First-time home buyer mistakes to avoid.

Mortgage tips

Start saving for a down payment early

It’s common to put 10% down, but some banks now allow much less, and first-time home buyer programs. Allow yourself some time to to save up. Do not overstretch your credit.

Understand your affordability, down payment and mortgage options

There are lots of mortgage options out there, each with their own combination of pros and cons. If you’re struggling to come up with a down payment, check out:

The amount you put down also affects your monthly mortgage payment and interest rate. If you want the smallest mortgage payment possible, opt for a 30-year mortgage. But if you can afford larger monthly payments, you can get a lower interest rate with a 15-year mortgage loan.

Research for government programs

Research on government house ownership programs. Federal government l
program like PRIMA can benefit you greatly if you qualify. Research on state level program as well. Sometimes it is available only for the state that you live in.

Determine how much home you can afford

Before you start looking for your dream home, you need to know what’s actually within your price range and which area that you can afford. In order, to make life easier for you we have built home search tool. Use it to your advantage.

Check your credit and pause any new activity

When applying for a mortgage loan, your credit will be one of the key factors in whether you’re approved, and it will help to determine your margin of financing and possibly the loan terms.

Secondly, check your credit score and improve it. Update your arrears and lower down your credit card balance. Banks calculates credit score based on financial behavior, income, expenses, financial commitment and your demography like age, sex, year of employment, marital status, education level.

To keep your score from deteriorating when you apply for a mortgage, avoid opening any new credit accounts, like a credit card or auto loan, until your home loan approved.

Compare mortgage rates

Many home buyers get a rate quote from only one lender. You can compare mortgage rates from financial aggregator like imoney, gobear and ringgitplus. During campaign period you might get additional goodies. Get at least three quotes from different banks and compare both rates and fees.

You must read the product term sheet to understand mortgage product features. Many banks are offering Flexi Loan where you have the flexibility to pay part or all of your principal early. Research on Islamic Home loan as well as they have discounts for stamp duty, rate ceiling and some other good features.

House search tips

Hire the right professional agent

You’ll be working closely with your real estate agent, so it’s essential that you find someone you get along with well. The right real estate agent should be highly skilled, motivated and knowledgeable about the area.

Pick the right type of house and neighborhood

But even if the home is right, the neighborhood could be all wrong. So be sure to:

Common first-time home buyer makes

With so many things on your mind, it’s not surprising that some first-time home buyers make mistakes they later regret. Here are a few of the most common pitfalls, along with tips to help you avoid a similar mistakes.

Not saving enough for after move-in expenses

Once you’ve saved for your down payment and budgeted for closing costs, you should also set aside a fund to pay for what will go inside the house and moving in cost. What goes inside the house includes furnishings, appliances, rugs, updated fixtures, new paint and any improvements you may want to make after moving in.

Buying a home for today instead of tomorrow

It’s easy to look at properties that meet your current needs. But if you plan to start a family, you may need to buy a larger home now that you can grow into. Consider your future needs and wants and whether the home you’re considering will suit them.


A lot can be up for negotiation in the home buying process, which can result in significant savings. Are there any major repairs you can get the seller to cover, either by fully handling them or by giving you a credit adjustment at closing? Is the seller willing to pay for any of the closing costs? If you’re in a buyer’s market, you may find the seller will bargain with you to get the house off the market.

Compare surrounding property prices as well, we have the tool to help you scan the best deals around.

Condominium Property

Sri Putramas 3 (Royal Regent) Condominium Price Drop

We monitor asking price and transacted price movement for property in Malaysia and found put that some developments prices are under pressure. Sri Putramas 3 is one of it.

Asking Price

Here is the summary of Sri Putramas 3 asking price:

  • Number of units on sale is more than 100
  • Average asking price 700K
  • Average asking Price RM 530 per square feet
  • Developer : Mayland
  • Completion Year : 2013
  • Number of units : 654
  • Maintenance Fee Per Square Feet : RM 0.35
  • Developer Interest Bearing Scheme : Yes

From Nov 2018 to Dec 2018, asking price of for Sri Putramas 3 has drop. Of those property listing that drop their prices, the average drop is 7% from the previous month.

Transacted Price

Chart below, illustrates transacted property price. Price and number of units for the development peaked in 2014 and decrease thereafter.

Like many property that was financed under developer interest bearing scheme, Sri Putramas attracted speculators which have the intention to flip the property upon completion or after expiry of loan lock-in period . Can Putramas sustain price per square feet above RM500 ? Interested to know? Subscribe to our newsletter for future updates.


An Era Of Real Estate Prosperity That Will ….

The profile of the price per square feet curves reveal in a flash a whole situation – the history on an era of real estate prosperity. Malaysia residential property price has a great run for the last 2 decades and like other good things, it must come to an end. Peaked in 2014, volume has since slowed down. Prices have been stagnant for most of property types and prices for high end high-rise is currently experiencing downward pressure.

Rising tides lift all boats. It was easy to make money when the real estate industry is prosperous. Fueled by lower interest rate environment, developer interest bearing schemes, huge discount to cover for down payment, EPF withdrawal for installment and down-payment, relaxed bank mortgage lending, low real property gain tax and creative financing the growth of property sales has been astonishing that resulted to the growth of mortgage loan balance more than 10% compounding rates over the last 2 decades. The last group of buyers that jump into the bandwagon are already feeling the heat as the euphoria subsides and selling real estate gets harder everyday.

With such a tiny margin on mortgage loans for the banks, we doubt that some banks could not absorb the impact of credit loss should the property crisis occurs. Crisis that will lead to depreciation of property prices and lengthened disposal of foreclosed properties. As for some banks that proactive that wants to take preemptive measures on managing property loans, they have turn to us to get updates on property prices movement as we unique offerings that no one else offers – a comprehensive property analytics of Malaysia real estate.

We are not trying to say that every property is bad. They are pockets of clear and present dangers that we can avoid and there are also pockets of opportunity that we can take advantage of. Real estate is a game of numbers and we are good at it. We have the sophisticated ability to identify property prices movement faster than anyone else. With our cutting edge predictive model we can accurately estimate the fair value of a property price. Artificial intelligence is our friend and we have been in the banking industry and real estate for a long time. We are area the subject matter expert that are armed with sophisticated tools.

Ok, enough with the brags. Let’s take a look at the charts below, analyze it, and decide for yourself where it might head.

Note: data for year 2018 is only up to Jul 2018.

High-rise residential property

Landed Residential Property

While it is pretty clear that demand for property price below 500K is there, developer are taking more risky bets and build property type of expensive high-rise of above 500K.

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