Deal Or Grill: 5 Projects Ripped Apart, Only 1 Survived the Grill

Deal or Grill Malaysia Property Review is the no-fluff, no-filter property review show.

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 third 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. From the most expensive leasehold property in Malaysia to a surprise deal in Dutamas, this Deal or Grill Malaysia Property Review episode delivers brutal honesty backed by real market data.

If you are tired of misleading property ads promising “guaranteed rental returns” or “luxury living at affordable prices,” this 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 close to 1,000 units, or when they promise “8% 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 3 – Pavilion Square, Clouthaus, Flora Hijauan, The Vybe, Solasta

Pavilion Square Bukit Bintang: Grilled on Both Counts

The first property reviewed tonight is Pavilion Square Bukit Bintang, located in the heart of Kuala Lumpur’s most famous shopping and entertainment district. Marketed as a branded development by the Pavilion Group itself, this project claims strategic location, mature amenities, and direct connection to Pavilion Mall via a link bridge.

What Agents Claim vs. Reality:

Key Facts About Pavilion Square Bukit Bintang:

• Price: Approximately RM2,000-2,005 per square foot
• Tenure: Leasehold (the most expensive leasehold in Malaysia)
• Layout: Small sizes compared to previous Pavilion launches
• Unique Features: Rooftop pool, rooftop gym, link bridge to Pavilion Mall
• Airbnb Policy: STRICTLY PROHIBITED – Only whole unit rental or own stay

Investment Analysis: The panel gave Pavilion Square a grill for both own stay and investment. Faizul Ridzuan called it “probably right now the most expensive leasehold property in the country” and highlighted the lack of margin of safety at RM2,000+ per square foot. With almost 1,000 units, it is hardly exclusive.

Sean Tan described it as a “trophy purchase”. Something you buy for the brand, not for returns. William agreed, calling it a deal only “if you have the money.”

The no-Airbnb policy is a double-edged sword. While it may protect long-term value, it severely limits rental options for investors. As Albee pointed out, “If you have limited options like you only can do one option, then when I want to sell off, people will look at whether this still has investment value.”

Expert Warning: “This is probably right now the most expensive leasehold property in the country. At about RM2,000 per square foot, there is not enough margin of safety.” – Faizul Ridzuan

Clouthaus KLCC: Grilled on Both Counts

The second property reviewed was Clouthaus KLCC, a high-end development positioned near the iconic Petronas Twin Towers. This project earned the dubious honor of “Most Misleading Agent of the Night” from the panel.

Red Flags Exposed:

1. The Airbnb Tower Problem

Clouthaus KLCC is marketed with a hotel tower and a separate “Airbnb tower” — a concept that immediately raised red flags for the panel. As Sean Tan bluntly put it: “You want to fetch the highest price, then the first thing people think about is the lion’s den. Then you throw away the entire association of images.”

2. Pricing That Makes No Sense

At RM2,004-2,005 per square foot, Clouthaus is priced in the same range as Pavilion Square. But unlike Pavilion, it does not have a proven luxury brand behind it. As Albee noted, “This price point is pretty high. So much of units, you have the tower with the hotel, service residence for tower one, and your own service residence. So quite high dense.”

3. Target Audience Mismatch

The panel questioned who would buy a RM2-3 million property for Airbnb returns. As Faizul asked: “You speak to a person who can afford RM3 million. Does he want your 10% annual return? The mindset is already different.”

Clouthaus KLCC Ratings

• Own Stay: GRILL – High density, noisy, better options nearby
• Investment: GRILL – Overpriced, questionable Airbnb strategy
• Key Concern: 1,000 units with hotel + service residence = extremely high density

Panel Consensus: “Even if this is RM800 per square foot, we can understand the strategy. But at RM2,004 per square foot? So they sell you Airbnb to make profit? Get investor to go in?” – Sean Tan

Flora Hijauan Gombak: Grilled on Both Counts

The third property featured in this Deal or Grill Malaysia Property Review is Flora Hijauan, located in Gombak near the MRT station and bus terminal. Marketed as a “luxury condo” at an affordable price point, this project has generated significant buzz online.

What You Need to Know:

• Price: Approximately RM400 per square foot
• Tenure: Malay Reserve land
• Layout: High density at ~1,700 units
• Unique Features: Turkish architecture concept, moss garden, 20+ facilities
• Public Transport: 7-minute covered walkway to MRT and bus terminal

The Problems Nobody Talks About:

1. Extremely Limited Information

Faizul Ridzuan raised a major concern: “The information is very weird. The price point is so low for what is proposed, but the facility list is very low-end, very similar to a room kind of spec.” The developer’s website is also reportedly not well-maintained, which is unusual for a “luxury” project.

2. Developer Rumors

There have been circulating rumors about the developer’s financial standing. As Faizul cautioned, “There are a couple of rumors flying around. We are still verifying. At the end of the day, they haven’t finalized the price point.”

3. Malay Reserve Restriction

Being on Malay Reserve land means the property is only available for Malay buyers, severely limiting the resale market. As Faizul noted, “I suspect this is only relevant for me given that it’s Malay reserve.”

Panel Warning: “If you see really go, BOC booking is free, just book first. No harm. Don’t take loan. Book first.” – Faizul Ridzuan

The Vybe Cyber Jaya: Mixed Verdict

The fourth property reviewed was The Vybe, located in Cyber Jaya. Marketed as a high-demand investment area with 6.5% ROI, this one-bedroom studio unit targets budget-conscious investors.

Key Facts About The Vybe:

• Price: Approximately RM230,000 (one-bedroom studio, 450 sqft)
• Tenure: Freehold
• Layout: Single size only – 450 sqft studio
• Density: ~600-700 units
• Completion: 2027
• Net Price: ~RM510 per square foot

The Cyber Jaya Sentiment

Cyber Jaya has a complicated reputation. Many investors lost money buying at RM600-800 psf a decade ago. But as Faizul explained, “Cyber Jaya suffered similar fate like Medini in many ways. A lot of people lost money because they paid about RM600-700 all the way up to RM800 psf 10 years ago. Of course, if you pay those kind of prices, you’re bound to lose money.”

The Verdict: The panel was divided on this one. Faizul considered it a fair market price, “not cheap, not too expensive.” William gave it a grill for both, citing the lack of proximity to MRT and vibrant retail. LB also grilled it for own stay, calling it a “student-oriented project” with a short lifespan.

However, Sean acknowledged that for a third or fourth property purchase, “it’s okay” as a small portfolio addition.

Expert Tip: “If you can only afford RM200,000 and you want to start investment, my suggestion is to just work harder on your income first. You can afford way safer products at better locations.” – Sean Tan

Solasta Dutamas: A Surprise Deal

The final property in this Deal or Grill Malaysia Property Review is Solasta, located in the Dutamas/Solaris area. This was the surprise winner of the night. The only property that received a genuine “deal” verdict from the panel.

Why Solasta Is a Deal?

Cheapest Entry into Dutamas

At approximately RM640-650 per square foot, Solasta is the cheapest property you can buy in the entire Dutamas area. The median for Dutamas is about RM910 psf, with newer transactions from Solaris Park reaching RM1,100 psf. As Faizul noted, “If the developer is okay and the price point is below, this is medium cost and above, we’ll give it a 3-4 star minimum.”

KL Metropolis Master Plan

The area is part of the government-oriented KL Metropolis master plan, which includes nine components of mixed development. While only about 70% constructed, the long-term potential is significant.

Multiple Rental Options

Unlike Pavilion Square which restricts Airbnb, Solasta allows both whole-unit rental and Airbnb. The convention center nearby generates consistent demand from business travelers.

Key Facts About Solasta:

• Price: Approximately RM640-650 per square foot
• Tenure: Freehold
• Layout: 2-bedroom (~RM2,100 mortgage) and 3-bedroom (~RM2,400 mortgage)
• Unique Features: Cheapest in Dutamas, near international schools
• Public Transport: 800m to MRT3 Dutamas station

The Downsides:

1. Next to Cemetery and PPR

The property is located near a cemetery and PPR (government housing). William, who actually bought multiple units, admitted: “The junction is shared between the government housing people. The road infrastructure is not as great. Block A is facing NKVE highway, so it’s going to be tremendously noisy.”

2. Developer Financial Concerns

The developer’s stock price dropped more than 80% last year due to alleged mismanagement. As Faizul cautioned, “They’ve been targeted and their stock price basically dropped by more than 80%.”

3. High-Density Surroundings

The area around Solasta has a very high density of residents, which could affect traffic and livability.

William’s Verdict: “I’m a buyer. I bought multiple units. To an extent that last year I was asking my team if I should get a few more. That’s why I buy very high floor.” – William (Panelist)

Deal or Grill Malaysia Property Review Final Verdict

After hours of expert analysis, this episode delivered clear winners and losers:

Property	Own Stay	Investment	Verdict
Solasta Dutamas	3 stars	4 stars	DEAL – Cheapest entry into Dutamas
The Vybe Cyber Jaya	Grill	2.5 stars	MIXED – Fair price, limited potential
Pavilion Square Bukit Bintang	Grill	Grill	GRILL – Most expensive leasehold
Clouthaus KLCC	Grill	Grill	GRILL – Overpriced, misleading marketing
Flora Hijauan Gombak	Grill	Grill	GRILL – Limited info, developer concerns

Key Takeaways from Episode 3

• Brand name does not guarantee returns – Pavilion Square charges a premium for the brand, but the numbers don’t work for investors.

• Always verify the actual selling price – Agents advertised The Vybe at below RM200,000, but those were only rumah mampu milik units. Normal units start at RM230,000.

• Buy below median – Solasta works because it’s 30% below the Dutamas median of RM910 psf.

• Developer financial health matters – Both Flora Hijauan and Solasta’s developers have financial concerns. Do your due diligence.

• The no-Airbnb policy limits options – Pavilion Square’s restriction on Airbnb severely limits rental strategies for investors.