M Azura
Powered by NAPIC + DOSM data
Generated 30 April 2026
Developer
Mah Sing Group
Location
Setapak, Kuala Lumpur
Type
Condominium
Price
RM381k+
Tenure
Freehold
Completion
—
NewProjek Verdict
- •**Value & Pricing**: M Azura's entry price of RM381,000 is competitive for the mid-range condominium segment in Kuala Lumpur, offering reasonable value for first-time buyers or investors seeking affordability, though actual value depends on unit size and finishes which are not detailed.
- •**Location & Connectivity**: Setapak's location provides moderate accessibility to central Kuala Lumpur via road networks, but the absence of nearby MRT connectivity limits public transport options and may reduce long-term appeal compared to developments along the MRT corridor.
- •**Risk & Timing**: The non-specified completion date presents uncertainty for buyers requiring timeline clarity, and Mah Sing Group's track record should be verified; investors should confirm occupancy timelines and market absorption rates in this secondary location before commitment.
NewProjek Score
9
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 (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
RM1,300–1,800
Based on similar properties in Kuala Lumpur
Gross Rental Yield
4.3%–5.3%
Annual rental / property price
Area Price Trend
+9%
NAPIC 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 |
|---|---|---|---|
| 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
- • Established developer Mah Sing Group ensures quality construction standards
- • Freehold tenure provides long-term ownership security and value
- • Strategic Setapak location offers urban convenience and accessibility
- • Affordable entry price at RM381,000 for KL property
- • Potential capital appreciation in developing Setapak residential area
Risk Factors
- • Under construction — completion delays are possible
- • No MRT/LRT station listed nearby — may affect future demand
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.