Deal or Grill: The Brutal Truths That Will Save You from Losing Money

What Is Deal or Grill?

Deal or Grill Malaysia Property Review is the no-fluff, no-filter property review show where Malaysia’s hottest real estate projects get put under serious pressure.

Hosted by seasoned experts: Faizul Ridzuan, Iherng, Zakri, Albee, and William, each episode dives deep into five trending projects, unpacking what’s truly worth your money and what’s just hype.

In this explosive second episode of Deal or Grill Malaysia Property Review, the expert panel at FAR Capital reviewed five of the most discussed property projects in the Klang Valley. The show’s unique format rates each property on a 1-to-5 star scale for both own-stay and investment purposes.

If you are tired of misleading property ads promising “guaranteed rental returns” or “low density” projects that actually pack 1,600 units, this Deal or Grill Malaysia Property Review episode will open your eyes.

The panel also highlights a critical issue in the industry: misrepresentation. When agents claim a property is “low density” but it actually has over 1,600 units, or when they promise “guaranteed capital appreciation” based on false comparisons, this show calls out these practices to protect unsuspecting buyers from making costly mistakes.

Whether you are a first-time homebuyer looking for your dream home or an investor seeking positive cash flow, the insights from this episode will save you from potential financial disasters.

Watch the Full Episode:
Deal or Grill EP 2 – Nexus, Skies Maluri, Agile, Artera PJ, Kingswood

Nexus: Grill for Own Stay, 3.5-Star Investment

The first property in this Deal or Grill Malaysia Property Review is Nexus, located in the Taman area near the Chinese cemetery. This freehold development sparked intense debate among the panelists, particularly around the cemetery stigma and its actual impact on pricing and rental demand.

What Agents Claim vs. Reality

Agent Claims	Panel Verdict
“Low density development”	MISLEADING – Under 1,000 units but context matters
“High ROI guaranteed”	UNVERIFIED – No specific numbers given
“Walking distance to MRT”	TRUE – Well-connected via public transport
“Freehold in prime location”	TRUE – Genuine freehold tenure
“Premium facilities”	TRUE – Rooftop facilities with KLCC view

Key Facts About Nexus

• Price: Approximately RM590-650 per square foot
• Tenure: Freehold
• Layout: 2-bedroom at 820 sqft
• Unique Features: Rooftop facilities with KL skyline view, low density
• Location Context: Near Chinese cemetery in Taman area

The Cemetery Factor: LB shared his shocking experience of contacting multiple agents about Nexus. Most agents ghosted him or actively tried to redirect him to other properties instead. Only one agent out of several even replied, and even that agent tried to sell him something else. As Faizul noted, “If the agents themselves don’t believe in the product, the developer should know.”

William, who owns a property near a Chinese cemetery in Kepong, shared that his unit today commands close to RM3,000 rental for a 2-bedroom despite the cemetery factor. As he explained, “You just need to find the right tenant.”

Investment Analysis: The panel gave Nexus grill for own stay but 3.5 stars for investment.

Faizul was “quite neutral” on the project. At today’s price of RM590-600 psf, you’re buying at median. However, if you can get it 10% cheaper (below RM550 psf), Faizul believes “the investment verdict becomes a four-star” and “it becomes a steal.” The key is buying below replacement cost.

Expert Tip: “If you are buying at a cheaper price point versus peers, then cemetery is a non-issue. There’s a couple of properties in TTDI next to cemetery doing very well today above RM1,000 per square foot.” – Faizul Ridzuan

Skies Maluri: 2.5-Star Own Stay, 4.5-Star Investment

The second property reviewed was Skies Maluri, a pre-launch development located opposite Sunway Medical Centre Velocity in Cheras. This property earned the highest investment rating in the history of Deal or Grill Malaysia Property Review at that point.

Why Skies Maluri Scored 4.5 Stars for Investment

Unbeatable Value Proposition

Skies Maluri launched as the cheapest new development in Maluri at just RM499 per square foot gross. With only 303 units in the entire development, this ultra-low supply project offers rooftop pool, rooftop gym, and even a sky cinema, facilities that no other property in Maluri currently offers.

Key Strengths:

Key Concerns

The only reason Skies Maluri did not score a perfect 5-star investment rating is the Indian temple located next to the property. As Faizul explained, “The only reason why we don’t give this five-star is because there’s an Indian temple next door.

Nothing against it, but it’s just that it’s not the perfect property.” Additionally, the surrounding area has quite a fair bit of freehold property competition, which capped the rating at 4.5 stars.

For own stay, the panel rated it 2.5 stars – “not lower than two and a half” because the facilities are designed for young adults and bachelors, not families. As Faizul candidly admitted, “We designed it for the young. For young people, it’s got to be the sexiest thing you can own.”

Faizul’s Verdict: “As of investment point of view, I think this is the highest that we have basically rated so far in the history of Deal or Grill.”

Agile Bukit Bintang: 2-Star Own Stay, 3.5-Star Investment

The third property in this Deal or Grill Malaysia Property Review is Agile Bukit Bintang, located in the heart of the TRX-Pavilion district.

Marketed as the cheapest entry point into the Bukit Bintang financial district, this British colonial-themed development has already completed its first phase and is now selling subsequent phases.

What Agents Claim vs. Reality

Agent Claims	Panel Verdict
“Walking distance to TRX”	TRUE – Genuine walking distance
“High ROI for Airbnb”	OVERHYPED – No specific numbers provided
“Cheapest in TRX-Bukit Bintang”	TRUE – Lowest entry price in the area
“Freehold”	TRUE – Genuine freehold tenure
“Flexible convertible layouts”	TRUE – Some units can be converted to dual-key

Key Facts About Agile Bukit Bintang

• Price: Approximately RM1,350 per square foot
• Tenure: Freehold
• Layout: 1+1 bedroom at 625 sqft, 2-bedroom at 750 sqft, 3-bedroom at 770 sqft
• Unique Features: Colonial design, short-term rental friendly
• Public Transport: Walking distance to TRX MRT and Bukit Bintang Monorail

Investment Analysis: Faizul rated Agile 2 stars for own stay and 3.5 stars for investment. He praised it as “the cheapest thing you can buy in the whole of TRX-Bukit Bintang” and noted that FAR Capital has already completed three batches of purchases for their clients.

The key concern is the potential oversupply of Airbnb-style units as developers follow the same playbook. As Sean warned, “When everybody thinks it’s too good, all developers will follow the same playbook. Then suddenly one day it might turn around.”

Expert Warning: “The other thing that people don’t know is that this property literally, if you buy it with the right strategy, you actually get buy one free one.” — Faizul Ridzuan (referring to cash flow strategy)

Artera PJ: Grilled on Both Counts

The fourth property reviewed was Artera PJ, located at Section 51 near the Sheraton Hilton PJ site. This project has been widely discussed in forums for years, and the panel had some harsh words about the marketing tactics being used.

Red Flags Exposed

1. “Low Density” Claim

The developer markets Artera as a “low density” development. However, with Phase 1 and Phase 2 already launching more than 1,600 units, and a potential Phase 3 that could push the total above 2,000 units, the panel called this claim outright misleading. As Faizul bluntly put it: “You call 106 units low density? What the hell?”

2. False Capital Appreciation Promises

Agents are comparing Artera to Ryan & Miho in Section 13 to justify capital appreciation claims. The panel debunked this comparison immediately. As Faizul explained, “Section 13 is more vibrant with commercial activity. This area has no commercial nearby. You have to drive about 1.5km to the nearest shopping center. Not comparable.”

3. Potential Rescue Units in Phase 3

Forum discussions revealed that Phase 3 of Artera could potentially include affordable units or rescue units, which would affect the overall quality and exclusivity of the development.

Artera PJ Ratings

• Own Stay: GRILL – Located in a light industrial area, limited amenities
• Investment: GRILL – Better options available at similar or lower price points
• Key Concern: Phase 1 already includes affordable units priced at RM250K-270K

Panel Warning: “Some agents are not honest at all. Low density and high capital gain is just BS in my opinion.” — Faizul Ridzuan

Kingswood Bukit Jalil: Grilled on Both Counts

The final property in this Deal or Grill Malaysia Property Review is Kingswood Bukit Jalil, marketed as a strategic location near Pavilion Bukit Jalil with access to recreational parks and the so-called “million dollar road.”

The Oversupply Crisis Nobody is Talking About

The panel dropped a bombshell about Bukit Jalil that every buyer must know. According to their research, approximately 8,000 new units are currently under construction in the area, on top of the existing 5,000 new units completed in the last 5 years.

That makes 13,000 supposedly high-end properties all being marketed at an average of RM900-1,000 per square foot.

Key Facts About Kingswood Bukit Jalil:

• Price: Approximately RM800 per square foot
• Tenure: Leasehold
• Layout: Very compact — 1-bedroom at ~500 sqft, catering to small sizes
• Location: Near Pavilion Bukit Jalil, but on a different micro-location
• Supply Risk: CRITICAL — 8,000+ new units coming up by 2028-2029

Investment Analysis: Every single panelist rated Kingswood grill for both own stay and investment. Sean, who owns a property in Bukit Jalil himself, did not hold back: “I would encourage people to rent. I will not buy.” The rental market simply cannot support this level of supply.

As Faizul starkly warned, “If there’s going to be an oversupply, potentially a crash in Bukit Jalil, we have called it as of 2nd February 2025. Five years ahead, guys.”

Sean’s Verdict: “I will grill. I would not buy. I will encourage people to rent.” — Sean (Panelist)

Faizul’s Warning: “Why hasn’t anyone picked up on this? Am I missing something? 13,000 high-end properties all marketed at 900-1,000 psf. That’s even a higher number compared to Mont Kiara from a supply point of view.”

Deal or Grill Malaysia Property Review Final Verdict

After two and a half hours of brutal expert analysis, this episode delivered clear winners and losers:

Property	Own Stay	Investment	Verdict
Skies Maluri	2.5 stars	4.5 stars	DEAL – Best investment
Nexus	Grill	3.5 stars	DEAL – Investment only
Agile Bukit Bintang	2 stars	3.5 stars	DEAL – Below median entry
Artera PJ	Grill	Grill	GRILL – Avoid
Kingswood Bukit Jalil	Grill	Grill	GRILL – Massive oversupply risk

Key Takeaways from Episode 2

• Always verify agent claims: “Low density” can mean 1,600+ units. “Guaranteed capital appreciation” has no basis.

• Cemetery is not always a deal-breaker: If priced correctly, properties near cemeteries can deliver excellent rental returns.

• Buy below median: Properties purchased 10-20% below median generally yield better returns.

• Watch the supply: 13,000 new units in Bukit Jalil is a crisis waiting to happen.

• Unique facilities command premium: Skies Maluri’s rooftop pool and sky cinema are first-in-area features that justify the rating.