M Adora
Powered by verified data + DOSM
Generated 14 June 2026
Developer
Mah Sing Group
Location
Wangsa Melawati, Kuala Lumpur
Type
Serviced Apartment
Price
RM398k – RM650k
Tenure
Leasehold
Completion
—
NewProjek Verdict
- •**Value & Pricing:** M Adora's entry price of RM398,000 is competitive for serviced apartments in the mid-tier KL market; however, buyer returns depend heavily on rental yield and capital appreciation, which remain moderate given the saturated serviced apartment sector and the project's leasehold structure that will depreciate over time.
- •**Location & Connectivity:** Wangsa Melawati benefits from proximity to Wangsa Maju MRT station, providing direct access to central KL, though the area is established rather than emerging, limiting significant connectivity upside compared to newer transit-oriented developments in outer zones.
- •**Risk & Timing:** The absence of a specified completion date presents execution risk and potential delays in asset deployment; additionally, the serviced apartment market faces headwinds from short-term rental regulation changes and post-pandemic normalization, making purchase timing and holding period critical to investment outcomes.
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 (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
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%
Verified 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 |
|---|---|---|---|
| selayang-damai-residence @ KL UOA Development Bhd | Selayang | RM243k | Various |
| Arte Star Arte Corp | Sungai Besi | RM245k | New Launch |
| M Luna Mah Sing Group | Kepong | RM295k | Recently Completed |
Why Consider
- • Excellent connectivity via Wangsa Maju MRT station nearby
- • Established neighbourhood with good amenities and facilities
- • Reputable developer Mah Sing Group ensures quality construction
- • Affordable serviced apartment pricing for first-time buyers
- • Strong rental potential in vibrant Wangsa Melawati area
Risk Factors
- • 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.