Flexi suites and family units about 670 m from Stadium Shah Alam LRT
Bayu @ Mori Park Shah Alam
Bayu @ Mori Park @ Seksyen 13, Shah Alam, Selangor
Seksyen 13, Shah Alam, Selangor
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Project Details
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Development
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Bayu @ Mori Park @ Seksyen 13, Shah Alam, Selangor
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Developer
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Mori Park Sdn Bhd (OSK Property)
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Land Title
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Commercial title under the Housing Development Act
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Land Area
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3.41 acres
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Tenure
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Leasehold
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No. of Towers
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Total Units
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1,028 Units
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Total Floors
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36
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Total Unit Per Floor
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29
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Lifts Per Floor
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5 + 1 service lift
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Unit Size
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Type S1 (Flexi Suite) | 549 sq.ft. | 1 Room
Type S2 / S3 (Flexi Suite) | 732 sq.ft. | 2 Rooms Type B | 829 sq.ft. | 3 Bedroom Type C | 958 sq.ft. | 3 Bedroom Type D | 958 sq.ft. | 4 Bedroom |
What You Get at Bayu @ Mori Park
About 670 m to the LRT
Stadium Shah Alam LRT station is about 670 m away in a straight line and Kerjaya station about 910 m, with a covered walkway to the LRT. Batu Tiga KTM station is about 1.1 km away.
Flexi Suites From 549 sq ft
Type S1 is 549 sq ft with one room and one bathroom; Types S2 and S3 are 732 sq ft with two rooms and two bathrooms. They work as a home office, a first home or a small business space.
Three and Four Bedrooms
Type B is an 829 sq ft three-bedroom, Type C a 958 sq ft three-bedroom and Type D a 958 sq ft four-bedroom, each with two bathrooms and two car parks on Levels 1 to 7.
50 m Infinity Lap Pool
Facilities include a 50 m infinity lap pool, kids' pool, jacuzzi, gym, pickleball court, wellness dome, sensory playground, urban farming plots, a reading room and a musolla.
About Six Units per Lift
With 29 units a floor on five passenger lifts and one service lift, there are about six units per passenger lift, a fair ratio for a building of this size.
Near MSU and a Hypermarket
Management and Science University is about 630 m away, MSU Medical Centre about 770 m and Giant Hypermarket about 520 m, so study, medical care and groceries are all close by.
Bayu @ Mori Park Layout Plans
Seksyen 13, Shah Alam
Ask About Bayu @ Mori Park
Nearest train stations, measured
- Stadium Shah Alam — about 670 m
- Kerjaya — about 910 m
- KD10 Batu Tiga — about 1.1 km
Straight-line distance from Bayu @ Mori Park @ Seksyen 13, Shah Alam, Selangor to each station on OpenStreetMap. The walk is always a little longer.
What Bayu @ Mori Park @ Seksyen 13, Shah Alam, Selangor costs to own
Worked from the published figures on this page.
| Starting price | RM349,000 |
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| Roughly per square foot, at the smallest layout | RM636 |
| Stamp duty on the transfer, Malaysian buyer | RM5,980 |
| Stamp duty on the transfer, foreign buyer (flat 8%) | RM27,920 |
| Stamp duty on the loan agreement | 0.5% of your loan amount |
Transfer stamp duty for a Malaysian buyer is 1% on the first RM100,000, 2% on the next RM400,000, 3% on the next RM500,000 and 4% above RM1 million. Foreign individuals and companies pay a flat 8% from 1 January 2026.
How dense it is
| Total units | 1,028 |
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| Units per floor | 29 |
Who it suits
- Singles and couples, and landlords letting to them. Layouts start at 549 sq ft, which is a one or two person home rather than a family one.
- Buyers who can wait. Completion is expected in 2029, so budget for rent until then.
- Malaysian buyers only. Foreign buyers cannot buy here: it is on a commercial title, Selangor sets RM3,000,000 as the minimum for a foreign buyer of a commercial-title building, and no unit here reaches it.
Who it may not suit
- You need to move in before 2029. Completion is expected in 2029, about 3 years after signing this year, so plan to rent or stay where you are until then.
What to confirm before you sign
- The service charge per square foot. It is the cost you carry every month for as long as you own, and it varies several times over between buildings.
- Car park allocation in writing. Some city projects allocate none; you rent a bay monthly instead.
- Years remaining on the lease. Bayu @ Mori Park @ Seksyen 13, Shah Alam, Selangor is Leasehold, and the remaining term affects both financing and resale.
- It sits on a Commercial title under the Housing Development Act. That changes utility tariffs and assessment rates compared with a residential title — ask for the figures before you budget.
- The delivery date in the sale and purchase agreement, not the one in the brochure.
Prices are gross and change with unit and floor. Last checked .
Holding Bayu month to month
For the starting-price unit of Bayu, at RM349,000, a 90% loan of RM314,100 repaid over 35 years at 4% a year, my example rate, costs about RM1,391 a month. The entry unit here, 549 sq ft, carries a service charge of about RM211 a month, and the sinking fund adds RM21. Budget roughly RM1,623 a month, not yet counting assessment tax or quit rent.
Tell me which unit you are considering on WhatsApp, +60 17-880 2526, and I will work it out for that unit.
The 4% is an example rate rather than a quote, and what you sign for is priced unit by unit and floor by floor. For a different loan, scale it up or down with the table below.
Your monthly bill in parts
| Part | Each month | Where it comes from |
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| Instalment on a 90% loan of RM314,100 | RM1,391 | 90% of RM349,000, 35 years at 4% a year |
| Service charge | RM211 | RM0.385 on each of 549 square feet |
| Sinking fund | RM21 | 10% of the service charge, the legal minimum |
| Assessment tax | Two bills a year | Your local council sets it on the annual value |
| Quit rent | One bill a year | Due every 1 January |
| Total a month | RM1,623 | Instalment, service charge and sinking fund |
Work out your own instalment
The bank's formula is monthly payment = P × r ÷ [1 − (1 + r)−n]. P is the amount borrowed, r is the yearly rate ÷ 12, and n is the number of monthly payments: 420 over 35 years.
Most new home loans float. The rate is the Standardised Base Rate (SBR) plus a spread the bank sets for you, and the SBR tracks the Overnight Policy Rate, which Bank Negara has held at 2.75% from 9 July 2025. At 4.5% instead of 4%, that RM314,100 loan costs about RM96 more a month, and a 30-year term instead of 35 adds about RM109. If this would be your third or later home loan, the bank can lend at most 70% of the property's value.
| For each RM100,000, at a rate of | Repaid over 35 years | Repaid over 30 years |
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| 4.0% a year | RM443 a month | RM477 a month |
| 4.5% a year | RM473 a month | RM507 a month |
| 5.0% a year | RM505 a month | RM537 a month |
For a RM650,000 loan at 4% over 35 years, take 6.5 × RM443: about RM2,880 a month.
Service charge and sinking fund
The service charge at Bayu is RM0.385 a month for each square foot, and the sinking fund is billed on top of it. Under the Strata Management Act 2013, the sinking fund is at least 10% of the service charge and is kept for major repairs.
Across the 125 high-rise projects I track, the middle figure is RM0.40 per sq ft (sinking fund added before comparing). Bayu is above it, about RM13 a month more on the smallest unit than a building charging the middle figure.
Frequently asked questions
Where is Bayu?
Bayu is in Seksyen 13, Shah Alam, Selangor.
Is Bayu freehold or leasehold?
Bayu is leasehold. Land title: Commercial title under the Housing Development Act.
How much does a unit at Bayu cost?
Prices start from RM349,000 (gross) and vary with the unit type, floor and facing.
What layouts are available at Bayu?
Sizes range from 549 to 958 sq ft, with 1 to 4 bedrooms.
How many units are there at Bayu?
1,028 units, 36 storeys.
Who is the developer of Bayu?
Bayu is developed by Mori Park Sdn Bhd (OSK Property).
When will Bayu be completed?
Completion is expected in 2029.
Can a foreigner buy at Bayu?
No. Foreign buyers cannot buy here: Bayu is on a commercial title, Selangor sets RM3,000,000 as the minimum for a foreign buyer of a commercial-title building, in every district, and no unit here reaches it. Bayu starts at RM349,000 and the highest price here is RM672,500. Every state's minimum price for foreign buyers →
Where to look next
Other projects I would put beside this one before deciding: similar budget, size or area.