M Nova @ Kepong
Powered by verified data + DOSM
Generated 29 July 2026
Developer
Mah Sing Group
Location
Kepong, Kuala Lumpur
Type
Condominium/Apartment
Price
RM328k+
Tenure
Leasehold
Completion
2028
NewProjek Verdict
- •**Value & Pricing**: RM328,000 entry price is competitive for the Kepong market segment, offering reasonable affordability; however, investors should verify unit specifications and built-up areas against comparable projects to ensure genuine value proposition given the 2028 completion timeline.
- •**Location & Connectivity**: Kepong lacks direct MRT access, limiting public transport convenience compared to MRT-adjacent developments; connectivity relies on bus networks and personal vehicles, which may constrain appeal to commuters and potentially impact future resale demand.
- •**Risk & Timing**: Extended 4-year construction period (until 2028) presents execution risk typical of major developers, though Mah Sing's track record provides some mitigation; leasehold tenure carries long-term depreciation considerations, and market conditions may shift significantly before completion, affecting exit valuations.
NewProjek Score
8.5
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
RM1,100–1,500
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
2.5x
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 |
|---|---|---|---|
| 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
- • Kepong's established neighbourhood with strong rental demand potential
- • Mah Sing Group's proven track record of quality developments
- • Affordable entry price at RM328,000 for KL property
- • Strategic location near major highways and commercial hubs
- • Long lease tenure suitable for long-term investment holding
Risk Factors
- • Under construction — completion delays are possible
- • Leasehold tenure may depreciate faster than freehold
- • 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.