J.Rayon Residences
Powered by verified data + DOSM
Generated 15 July 2026
Developer
—
Location
Seputeh, Kuala Lumpur
Type
Apartment
Price
RM1.1 mil+
Tenure
Leasehold
Completion
2028
NewProjek Verdict
- •**Value & Pricing**: RM1.1 million entry price is moderate for central KL apartments, though per-unit cost competitiveness depends on built-up size; leasehold tenure with unspecified lease duration may impact long-term resale value and financing accessibility.
- •**Location & Connectivity**: Seputeh offers established residential appeal with proximity to mid-valley commercial areas, but the absence of nearby MRT connectivity is a notable limitation compared to competing projects, relying on road-based transport and future transit developments.
- •**Risk & Timing**: Four-year completion timeline (2028) carries typical construction and market delivery risks; buyers should verify developer track record and clarify MRT expansion plans for the area, as infrastructure delays could affect property desirability at completion.
NewProjek Score
5.8
Moderate
- • Developer verification status not confirmed
- • Leasehold tenure — check remaining lease years
- • Priced 29% above area median
Is this project priced fairly?
W.P. Kuala Lumpur — Median Condo Prices (Verified)
| Year | Median Price | YoY Change |
|---|---|---|
| 2021 | RM780,000 | — |
| 2022 | RM800,000 | +2.6% |
| 2023 | RM820,000 | +2.5% |
| 2024 | RM835,000 | +1.8% |
| 2025 | RM850,000 | +1.8% |
Est. Monthly Rental
RM3,700–5,100
Based on similar properties in Kuala Lumpur
Gross Rental Yield
4.3%–5.3%
Annual rental / property price
Area Price Trend
+9%
Verified data 2021–2025
Price-to-Income
8.5x
National avg: 6.8x
Loan Eligibility by Salary
| Monthly Salary | Max Affordable | Can Afford? |
|---|---|---|
| RM5,000 | RM704k | No |
| RM7,000 | RM1.0 mil | Stretch |
| RM10,000 | RM1.5 mil | Yes |
| RM15,000 | RM2.3 mil | Yes |
| RM20,000 | RM3.2 mil | Yes |
Based on 4.5% interest, 35-year tenure, 70% DSR, RM500 existing commitments, 90% loan margin
DOSM income data for Kuala Lumpur
Median Household Income
RM10,802/mo
DOSM 2024
Mean Household Income
RM13,985/mo
DOSM 2024
Households Above RM8k
~61%
Estimated for Kuala Lumpur
Why Consider
- • Prime Seputeh location in established KL neighbourhood
- • Strategic position near major business and commercial hubs
- • Competitive pricing at RM1.1 million entry point
- • Long-term investment potential with 2028 completion timeline
- • Leasehold tenure in high-demand residential area
Risk Factors
- • Under construction — completion delays are possible
- • Premium pricing relative to area median may limit resale upside
- • Leasehold tenure may depreciate faster than freehold
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Disclaimer: This report is generated using publicly available data from the government, DOSM, and developer disclosures. Rental estimates, yield projections, and risk assessments are indicative only and do not constitute financial advice. Market conditions may change. Consult a licensed property valuer or financial advisor before making investment decisions. NewProjek is not responsible for any decisions made based on this report.