M Luna
Powered by NAPIC + DOSM data
Generated 29 April 2026
Developer
Mah Sing Group
Location
Kepong, Kuala Lumpur
Type
Condominium
Price
RM295k – RM420k
Tenure
Leasehold
Completion
—
NewProjek Verdict
- •**Value & Pricing**: Entry-level pricing from RM295,000 offers accessibility for first-time buyers in the mid-range segment, though actual value depends on unit size, finishes, and comparison with similar Kepong developments; leasehold tenure may limit long-term appreciation potential.
- •**Location & Connectivity**: Kepong provides established residential infrastructure with Metro Prima MRT access supporting public transport connectivity; however, the area is primarily suburban with moderate commercial activity, making it suitable for homeowners prioritizing affordability over prime location prestige.
- •**Risk & Timing**: The absence of a specified completion date presents execution uncertainty and potential delay risks; buyers should clarify developer track record and obtain clear timeline commitments before commitment, as delays are common in Malaysian property development.
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 (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
RM1,000–1,400
Based on similar properties in Kuala Lumpur
Gross Rental Yield
4.3%–5.3%
Annual rental / property price
Area Price Trend
+9%
NAPIC 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 |
|---|---|---|---|
| SkyAwani 6 Residences @ Setapak, Kuala Lumpur SkyWorld Development | Setapak | RM300k | New Launch |
| M Nova @ Kepong Mah Sing Group | Kepong | RM318k | New Launch |
| M Aurora @ Old Klang Road Mah Sing Group | Old Klang Road | RM339k | — |
Why Consider
- • Metro Prima MRT station proximity ensures excellent connectivity
- • Mah Sing Group reputation guarantees quality construction standards
- • Kepong location offers balanced urban accessibility and affordability
- • Competitive pricing from RM295K attracts first-time buyers
- • Strong rental demand potential in established neighbourhood
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 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.