M Luna
Powered by verified data + DOSM
Generated 14 June 2026
Developer
Mah Sing Group
Location
Kepong, Kuala Lumpur
Type
Condominium
Price
RM295k – RM420k
Tenure
Leasehold
Completion
—
NewProjek Verdict
- •**Value & Pricing**: M Luna's entry point of RM295,000 is competitively positioned for Kepong's mid-market segment, though end-user affordability depends on final unit sizes and finishes; pricing appears reasonable relative to similar leasehold developments in the area.
- •**Location & Connectivity**: Metro Prima MRT station proximity provides meaningful public transport access, though Kepong remains a secondary location compared to central KL; connectivity is adequate for mid-range buyers but may limit capital appreciation compared to primary corridors.
- •**Risk & Timing**: The absence of a specified completion date presents execution risk and extends buyer uncertainty; leasehold tenure with unconfirmed lease duration reduces long-term asset value security compared to freehold alternatives in the same price bracket.
NewProjek Score
9
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
RM1,000–1,400
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
2.4x
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 |
|---|---|---|---|
| Leederville Business Park by UOA UOA Development Bhd | Kepong | RM183k | Under Construction |
| sycamore @ KL UOA Development Bhd | Kuala Lumpur | RM190k | Various |
| selayang-damai-residence @ KL UOA Development Bhd | Selayang | RM243k | Various |
Why Consider
- • Metro Prima MRT access provides excellent connectivity to city centre
- • Kepong location offers established residential area with good amenities
- • Mah Sing Group reputation ensures quality construction and reliability
- • Affordable pricing range attractive for first-time homebuyers and investors
- • Strong capital appreciation potential in growing Klang Valley corridor
Risk Factors
- • Under construction — completion delays are possible
- • 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.