M Azura
Powered by verified data + DOSM
Generated 29 July 2026
Developer
Mah Sing Group
Location
Setapak, Kuala Lumpur
Type
Condominium
Price
RM381k+
Tenure
Freehold
Completion
2028
NewProjek Verdict
- •**Value & Pricing**: RM381,000 entry price is competitive for a freehold condominium in the mid-tier KL market, though affordability depends on unit sizes and finishes; represents reasonable value relative to comparable Setapak developments.
- •**Location & Connectivity**: Setapak offers established residential infrastructure and road access via major arterials, but absence of nearby MRT connectivity is a notable limitation for long-term appreciation and tenant demand compared to transit-oriented developments in other KL zones.
- •**Risk & Timing**: Four-year construction timeline to 2028 extends buyer exposure to market cycles and interest rate fluctuations; investment viability hinges on Mah Sing's execution track record and whether MRT expansion plans materialize in the area during this period.
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
2.9x
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
RM10,802/mo
DOSM 2024
Mean Household Income
RM13,985/mo
DOSM 2024
Households Above RM8k
~61%
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 | Completed |
Why Consider
- • Established developer Mah Sing Group ensures quality construction standards
- • Affordable entry price at RM381,000 for KL property
- • Setapak location offers good accessibility to city centre
- • Freehold tenure provides long-term ownership security and value
- • Strong investment potential in growing residential area
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.