M Vertica @ Cheras
Powered by verified data + DOSM
Generated 15 July 2026
Developer
Mah Sing Group
Location
Cheras, Kuala Lumpur
Type
Condominium/Apartment
Price
RM479k+
Tenure
Freehold
Completion
—
NewProjek Verdict
- •**Pricing & Value**: Entry-level pricing of RM478,800 is competitive for the Cheras market, offering affordability for first-time buyers, though value proposition depends on unit size, finishes, and amenities relative to comparable freehold developments in the vicinity.
- •**Location & Connectivity**: Cheras provides established residential appeal with reasonable accessibility to shopping centres and schools, but the absence of nearby MRT connectivity limits long-term capital appreciation potential compared to developments along the Klang Valley's expanding transit corridors.
- •**Development Risk & Timing**: The lack of a specified completion date presents execution and occupancy uncertainty; buyers should verify project timeline and Mah Sing's track record for on-time delivery, as delayed launches can impact both investment returns and occupancy planning.
NewProjek Score
9.5
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
RM1,600–2,200
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
3.7x
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
- • Cheras location offers vibrant commercial and residential community
- • Affordable entry price under RM500k for urban living
- • Freehold tenure provides long-term ownership security and value
- • Strategic KL location supports strong rental and capital appreciation
Risk Factors
- • 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.