Before a single tenant signs, the smallest unit on our list costs about RM2,886 a month in instalment alone, and the largest about RM7,766. Maintenance, sinking fund, insurance, and the months a unit sits empty are on top of that. What a unit actually lets for depends on the market at the time you list it, and you should check current asking rates for the building itself before you commit.
I can run these numbers for your own situation. WhatsApp me at +60 17-880 2526.
Most rental pitches start with a yield number. We start with the cost, because the cost is the part you can work out today and will carry whether or not a tenant appears.
What each project costs you monthly, before rent
| Project | Location | From | Size | Bedrooms | Status | Instalment |
|---|---|---|---|---|---|---|
| SWNK Houze | Bukit Bintang City Centre | RM705,000 | 463–1,238 sq ft | 1-3 | Q2 2026 | RM2,886 |
| Dawn | Kuala Lumpur City Centre | Kuala Lumpur City Centre | RM717,000 | 348–835 sq ft | 1-2 | Q2 2029 | RM2,935 |
| Centrix | Kuala Lumpur City Centre | RM907,800 | 564–1,187 sq ft | 1-3 | Q2 2028 | RM3,716 |
| Phoeniz Suites | Kuala Lumpur City Centre | RM1,016,400 | 484–678 sq ft | 2 | Q2 2029 | RM4,161 |
| FACE Suites Kuala Lumpur | Kuala Lumpur City Centre | RM1,212,000 | 560–1,625 sq ft | 1-4 | Completed | RM4,962 |
| Golden Crown | Tun Razak Exchange TRX | RM1,280,000 | 624–1,238 sq ft | 1-3 | Q4 2026 | RM5,240 |
| Pavilion Square | Bukit Bintang, KL City Centre | RM1,319,000 | 504–1,272 sq ft | 1-3+1 | Residence 2029 | Office 2027 | RM5,400 |
| Oxley Tower 1 | SO Kuala Lumpur | Kuala Lumpur City Centre | RM1,449,000 | 566–995 sq ft | 1-2+1 | Completed | RM5,641 |
| Core Residence | Tun Razak Exchange (TRX) | RM1,442,207 | 624–1,022 sq ft | 1-3 | Completed | RM5,904 |
| Orion Residences | Bukit Bintang | RM1,450,000 | 491–1,329 sq ft | 1-3 | Under construction | RM5,936 |
| The Conlay Residences | Bukit Bintang | RM1,460,000 | 743–1,335 sq ft | 1-3 | Completed | RM5,977 |
| CloutHaus | Kuala Lumpur City Centre | RM1,548,800 | 549–1,216 sq ft | 1-3 | Q1 2029 | RM6,340 |
| Oxley Tower 2 | Jewel KL City Centre | Kuala Lumpur City Centre | RM1,784,000 | 678–2,185 sq ft | 1-2+1 | Completed | RM7,303 |
| Royal Lexis | Kuala Lumpur City Centre | RM1,897,000 | 573–1,225 sq ft | 1-2 | Q3 2029 | RM7,766 |
90% margin, 35 years, 4.2% a year, on the entry price. Maintenance and sinking fund are charged per square foot and are not included. Neither are insurance, repairs, agency costs or income tax.
The four costs that are easy to leave out
- Maintenance and sinking fund. Per square foot, every month, whether the unit is let or empty.
- Vacancy. Every empty month is a full instalment paid out of your own pocket. Build it in before you buy, not after.
- Furnishing and making good. A city-centre unit usually has to be furnished to let, and furnishing is replaced, not bought once.
- Income tax. Rent is income. Some expenses are deductible against it; check the current treatment with LHDN.
What actually makes a unit easier to let
Not the brochure. In practice it comes down to the walk to the nearest rail station, how the building is being maintained, how many identical units are competing in the same tower, and whether the layout suits the people who rent in that area. 10 of the projects on our list start at 578 sq ft or below — smaller units usually let faster but compete with more of their own kind in the same building.
Tenure, if you plan to sell later
10 of these are freehold, 4 are leasehold. For a unit you intend to hold and then sell, a shortening lease affects both the eventual buyer’s financing and your own exit. Ask how many years remain.
When you sell
Real property gains tax applies on disposal. For an individual who is a Malaysian citizen or permanent resident, the rate is 30% within the first three years, 20% in the fourth, 15% in the fifth, and nil from the sixth year onwards. Rates differ for companies and for non-citizens. Confirm the current schedule on the LHDN site.
Next
The cash you need before the keys · What you are actually paying for space · What the wait actually costs
Questions
What does the cheapest unit cost me monthly before rent?
About RM2,886 in instalment on a 90% margin over 35 years at 4.2%, plus maintenance, sinking fund and insurance.
What rental yield can I expect?
What a unit lets for depends on the market when you list it, and on the building itself. Check current asking rates for that specific building before you commit.
What do landlords most often leave out of the sums?
Maintenance and sinking fund, empty months, furnishing that has to be replaced over time, and income tax on the rent.
Does a smaller unit let more easily?
Usually faster, but it also competes with more identical units in the same tower. Both effects are real.
What tax do I pay when I sell?
Real property gains tax. For a Malaysian citizen or PR as an individual: 30% within the first three years, 20% in the fourth, 15% in the fifth, nil from the sixth. Confirm the current schedule with LHDN.
Other buyers
First home · Upgrading · Own stay · Renting it out · A second property
Prices and project details as listed on this site, checked 24 September 2026. Monthly figures are estimates, not quotations.