Sfera @ Wangsa Maju, connected to LRT Sri Rampai & Wangsa Walk Mall
Powered by NAPIC + DOSM data
Generated 29 April 2026
Developer
—
Location
Wangsa Maju, Kuala Lumpur
Type
Serviced Apartment
Price
RM450k+
Tenure
—
Completion
—
NewProjek Verdict
- •**Pricing & Value**: RM450,000 entry price is competitive for serviced apartments in the mid-tier KL market, though value assessment is constrained by absence of tenure details and completion timeline, which are critical factors in determining true investment returns.
- •**Location & Connectivity**: Prime connectivity via LRT Sri Rampai station and adjacency to Wangsa Walk Mall provide strong accessibility for residents and tenants; however, lack of MRT connectivity limits appeal compared to newer developments in emerging corridors like the Klang Valley MRT zone.
- •**Risk & Timing**: Significant investment risks remain unquantified due to missing critical information including land tenure (freehold/leasehold), completion date, and market absorption rates; delayed completion or extended sales periods could impact buyer sentiment and resale liquidity in an increasingly competitive serviced apartment segment.
NewProjek Score
6.5
Moderate
- • Developer verification status not confirmed
- • 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
RM1,500–2,100
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
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
RM10,234/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 |
|---|---|---|---|
| M Luna Mah Sing Group | Kepong | RM295k | Recently Completed |
| SkyAwani 6 Residences @ Setapak, Kuala Lumpur SkyWorld Development | Setapak | RM300k | New Launch |
| M Nova @ Kepong Mah Sing Group | Kepong | RM318k | New Launch |
Why Consider
- • Direct LRT connectivity to Sri Rampai station for seamless commuting
- • Adjacent to Wangsa Walk Mall for shopping and dining convenience
- • Competitive pricing at RM450k in established Wangsa Maju location
- • Serviced apartment amenities ideal for rental income potential
- • Strategic central KL position for long-term capital appreciation
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 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.