M Azura
Powered by verified data + DOSM
Generated 14 June 2026
Developer
Mah Sing Group
Location
Setapak, Kuala Lumpur
Type
Condominium
Price
RM381k+
Tenure
Freehold
Completion
2028
NewProjek Verdict
- •**Pricing & Value**: Entry-level pricing from RM381,000 offers accessibility for first-time buyers and investors, though per-unit cost competitiveness requires comparison with similar-sized freehold units in adjacent districts; represents moderate value proposition given freehold tenure.
- •**Location & Connectivity**: Setapak location provides established residential infrastructure and proximity to amenities, but absence of direct MRT connectivity limits appeal for transit-dependent commuters; reliance on bus networks and private transport may impact long-term demand relative to MRT-adjacent projects.
- •**Risk & Timing**: Extended completion timeline to 2028 introduces duration risk including market cycle exposure and construction delivery risk; investors should assess developer track record and staged payment structures carefully, as four-year construction period extends capital commitment and market uncertainty.
NewProjek Score
9.2
Strong Buy Signal
- • Verified developer with established track record
- • Freehold tenure provides long-term ownership security
- • 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
RM1,300–1,800
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
3.1x
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
- • Established Setapak location with mature infrastructure and amenities
- • Mah Sing Group's track record ensures quality construction
- • Affordable entry price at RM381,000 for KL condo
- • Freehold tenure provides long-term ownership and investment security
- • High rental demand area for steady investment returns
Risk Factors
- • Under construction — completion delays are possible
- • No MRT/LRT station listed nearby — may affect future demand
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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.