A three-bedroom here rents for RM 1,400 a month and is typically taken within 37 days. That means the rent alone covers the entire bank installment, with 23% to spare. You top up RM 413 in cash monthly, but RM 258 of the installment becomes your own equity, so holding this asset really costs you about RM 155 a month.
The median three-bedroom here asks RM 1,400 a month and, at the zone's asking psf, costs about RM 273,887 for 900 sq ft. Financed the way most Malaysian buyers finance, this is the arithmetic:
The equity line is real but locked: it is loan principal your tenant's rent repays, realised only when you sell or refinance, and it assumes the value holds. The cash line is what leaves your bank account now. Both are the truth; neither is the whole truth alone.
Running costs assume RM0.33 psf maintenance, one month's vacancy and one month's agent fee per year, 5% repairs, plus quit rent, assessment and insurance. Full itemisation in the methodology. Rental income is taxable at your marginal rate, so a positive figure here is better than reality.
Days on market is a floor, not an exact figure: the source portal expires listings at about 60 days, so a very slow market and a moderately slow one can look the same. Points of interest below are context only; they do not feed this score.
| 1 bedroom | RM 950n=22 |
| 2 bedroom | RM 1,600n=70 |
| 3 bedroom | RM 1,400n=282 |
| 4 bedroom | RM 2,500n=16 |
| 5 bedroom | insufficient sample (n=1) |
| 6 bedroom | insufficient sample (n=1) |
| 7 bedroom | insufficient sample (n=5) |
| Source | Sampled | Advertised | Rent psf | Sale psf |
|---|---|---|---|---|
| mudah | 529 | 6,757 | 1.45 | 299 |
| propertyguru | 201 | 13,980 | 2.48 | 480 |
31 units were advertised on both portals and counted once. Headline figures weight each listing by its portal's reachable inventory, so the median reflects the market rather than how many pages we fetched. The portals disagree here: PropertyGuru's rent psf runs 72% above Mudah's. That gap is a real feature of this zone's market, not an error; the two carry different segments.
Repost collapsing reduced 291 rental listings to 255. Without it the 3BR median would read RM 1,399 instead of RM 1,350. Treat that spread as the uncertainty band on the rent figures above.
Background only. None of this feeds the demand score.
| Industrial sites + offices, 5 km | 40 + 54 |
| Campuses + international schools, 5 km | 10 + 0 |
| Hospitals, 5 km | 4 |
| Malls + F&B, 2 km | 2 + 114 |
| Nearest transit station | none found |
OpenStreetMap coverage is uneven in Malaysia; malls in particular are often untagged. Raw counts shown so the gaps stay visible.
| Block | For rent | For sale | Rent psf | Days listed |
|---|---|---|---|---|
| 12 | 23 | 1.65 | 39 | |
| LBS Skylake Residence | 10 | 2 | 1.70 | 24 |
| ANYA at Shorea Park | 8 | 0 | – | – |
| E Island Lake Haven | 8 | 2 | – | – |
| Koi Tropika | 7 | 4 | – | – |
| O2 Residence @ Puchong South | 6 | 3 | – | – |
| Aurora Residence @ Lake Side City | 5 | 2 | – | – |
| The Cruise Residence | 5 | 3 | – | – |
| Pangsapuri Seri Utama | 5 | 2 | – | – |
| Apartment Teratai, Taman Putra Perdana | 5 | 4 | – | – |
| Saraka Apartment | 5 | 1 | – | – |
| Kiambang Apartment | 4 | 2 | – | – |
| Sri Dahlia Apartment | 4 | 7 | – | – |
| Vierra Residence | 4 | 0 | – | – |
| Pangsapuri Damai Utama | 4 | 0 | – | – |
158 rental and 50 sale listings carry no building identity and count toward the zone medians but not toward any block row. Supply pressure per block is not assessed until we hold verified unit counts.