M Adora
Powered by NAPIC + DOSM data
Generated 29 April 2026
Developer
Mah Sing Group
Location
Wangsa Melawati, Kuala Lumpur
Type
Serviced Apartment
Price
RM398k – RM650k
Tenure
Leasehold
Completion
—
NewProjek Verdict
- •**Pricing and Value**: M Adora's entry price of RM398,000 positions it competitively within the serviced apartment segment for the Klang Valley; however, buyers should verify the actual built-up area and compare cost-per-square-foot against nearby completed projects to assess true value.
- •**Location and Connectivity**: Wangsa Melawati benefits from proximity to Wangsa Maju MRT station, enabling efficient access to central KL and employment corridors; the area is well-established with mature amenities, though the location serves primarily residential rather than CBD demand.
- •**Risk and Timing Consideration**: The absence of a specified completion date represents a material uncertainty for purchasers; combined with serviced apartment market sensitivity to occupancy rates and rental yields, investors should secure transparent timelines and demand guarantees before commitment, particularly given broader property market cyclicality.
NewProjek Score
9.5
Strong Buy Signal
- • Verified developer with established track record
- • Leasehold tenure — check remaining lease years
- • Priced below area median — potential value opportunity
Is this project priced fairly?
W.P. Kuala Lumpur — Median Condo Prices (NAPIC)
| 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
RM1,400–1,800
Based on similar properties in Kuala Lumpur
Gross Rental Yield
4.3%–5.3%
Annual rental / property price
Area Price Trend
+9%
NAPIC data 2021–2025
Price-to-Income
3.2x
National avg: 6.8x
Loan Eligibility by Salary
| Monthly Salary | Max Affordable | Can Afford? |
|---|---|---|
| RM5,000 | RM704k | Yes |
| RM7,000 | RM1.0 mil | Yes |
| 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
RM10,234/mo
DOSM 2022
Mean Household Income
RM13,325/mo
DOSM 2022
Households Above RM8k
~58%
Estimated for Kuala Lumpur
Similar projects in Kuala Lumpur
| Project | Location | Price From | Status |
|---|---|---|---|
| M Luna Mah Sing Group | Kepong | RM295k | Recently Completed |
| SkyAwani 6 Residences @ Setapak, Kuala Lumpur SkyWorld Development | Setapak | RM300k | New Launch |
| M Nova @ Kepong Mah Sing Group | Kepong | RM318k | New Launch |
Why Consider
- • Excellent connectivity via nearby Wangsa Maju MRT station
- • Reputable developer Mah Sing Group ensures quality construction
- • Strategic Wangsa Melawati location with established amenities nearby
- • Affordable serviced apartment pricing from RM398,000 entry point
- • Strong rental demand potential in established residential area
Risk Factors
- • Leasehold tenure may depreciate faster than freehold
Sign in to view full review
Free forever. Get rental yield, loan eligibility, comparable projects and risk assessment.
Google sign-in or magic link • No password needed
Disclaimer: This report is generated using publicly available data from NAPIC, 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.