Deal or Grill: Panel Caught 5 Properties That Tricked Buyers

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 fifth episode of Deal or Grill Malaysia Property Review, the expert panel at FAR Capital reviewed five of the most discussed property projects across Kuala Lumpur and Johor Bahru.

From a luxury KLCC project with baffling Airbnb return calculations to a Bangsar South office suite that somehow became residential, this Deal or Grill Malaysia Property Review episode delivers the most eye-opening revelations yet.

If you are tired of misleading property ads promising “KLCC address” for properties actually located in Jalan Ampang, or “guaranteed rental returns” that magically differ for locals versus foreigners, this episode will open your eyes.

The panel also highlights a critical issue in the industry: creative marketing. When agents claim a property is “walkable to KLCC” but it actually takes four hours to walk, or when they promise “mortgage RM3,000, rental RM5,000” that cannot possibly be achieved, 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 5 – Armani Hallson, Solarvest, Bangsar Hillpark, Skyline Embassy, Centro JB

Armani Hallson KLCC: 2-Star Own Stay, 2-Star Investment

The first property in this Deal or Grill Malaysia Property Review is Armani Hallson, located in the Kampung Baru area near KLCC. Marketed as a luxury branded residence with some of the best facilities in the KLCC area, this project has generated significant buzz among high-end investors.

What Agents Claim vs. Reality

Agent Claims	Panel Verdict
“Best facilities in KLCC area”	TRUE – Panel agreed facilities are top-notch
“Luxury branded residence”	TRUE – High-end branding and finishes
“Link bridge to KLCC”	UNLIKELY – Would require lobbying KL Holdings and DBKL
“Airbnb-friendly with high returns”	MISLEADING – Separate returns for locals vs foreigners
“Below RM2,000 per square foot”	TRUE – Cheaper than comparable KLCC projects

Key Facts About Armani Hallson

• Price: Approximately RM1,700-1,800 per square foot
• Tenure: Freehold
• Layout: Various sizes including dual-key options
• Unique Features: One of the nicest facilities in KLCC area, premium finishes
• Public Transport: Accessible via multiple highways

The Baffling Airbnb Returns: The panel was completely baffled by the marketing strategy for this project. Unlike typical properties, Armani Hallson advertises separate rental returns for locals and foreigners, something the panel had never seen before.

As Faizul Ridzuan stated, “This is baffling for me. This is baffling for me.” The project is being marketed entirely as an Airbnb play with what the panel considers “very weird returns.”

The Oversupply Risk: The panel gave Armani Hallson 2 stars for both own stay and investment. While the facilities are genuinely impressive, the density concerns and the fact that the whole KLCC-Bukit Bintang area could become oversupplied (95% possibility if no high-speed rail comes) kept the rating low.

The project is essentially being sold as an Airbnb investment, but the panel questioned whether the numbers actually work.

Expert Warning: “Facility side, I think it’s one of the nicest in the whole of KLCC area. Probably the best facilities. But we are giving a 2-star for own stay and 2-star for investment because of negative cash flow and density concerns.” – Faizul Ridzuan

Solarvest Bangsar South: 2-Star Own Stay, 4-Star Investment

The second property reviewed was Solarvest, located in the corporate hub of Bangsar South. Marketed as a seamless connectivity to mall and LRT, this office-suite-turned-residential project targets young professionals and investors seeking positive cash flow.

Why Solarvest Scored 4 Stars for Investment?

Cheapest Entry into Bangsar South

At approximately RM900 per square foot (after rebates), Solarvest is the cheapest property you can buy in the entire Bangsar South area. The median for Bangsar South is about RM910 per square foot, with newer transactions reaching RM940-1,000+ per square foot. As one panelist noted, “If you’re a fresh grad making RM4,000, you can actually own this.”

Key Strengths:

Feature	Rating
Price Point	Excellent – Cheapest in Bangsar South
Rental Potential	Very High – Average studio rents RM2,000-2,500
Connectivity	Excellent – Link bridge to LRT and mall
Cash Flow	Positive – Mortgage RM1,008, rental RM2,005
Supply Risk	Low – Only ~345 units, partly HQ for Solarvest

Key Concerns

The only reason Solarvest did not score higher for own stay is that it was never meant to be a residential property. It is an office suite layout with no swimming pool, only a sky lounge and co-working space. The panel described the facilities as “the worst thing you can buy in Bangsar South” from a livability perspective. But for pure investment, the numbers are hard to beat.

Panel Verdict: “It’s the cheapest thing there is, most likely positive cash flow, whether you do Airbnb, medium-term, long-term, short-term.”

Key Insight: “The only time you lose money is if you deploy the wrong rental strategy. That’s it.” – Faizul Ridzuan

Bangsar Hillpark: 2.5-Star Own Stay, Grill for Investment

The third property reviewed in this Deal or Grill Malaysia Property Review episode is Bangsar Hillpark, located in the coveted Bangsar area. Marketed as a freehold low-density development surrounded by greenery, this project targets buyers who want the Bangsar lifestyle without the Bangsar price tag.

What You Need to Know

• Price: Approximately RM950 per square foot
• Tenure: Freehold
• Layout: Various sizes
• Unique Features: Freehold (rare in Bangsar), low density, surrounded by greenery
• Location: Near Bangsar town centre

The Problem with the Price Point

While Bangsar Hillpark is freehold and located in a desirable area, the panel gave it a grill for investment because at RM950 per square foot, it is significantly more expensive than previous buyers paid. As Faizul explained, “If you are paying RM950 per square foot, it’s RM150 per square foot higher compared to the guys who bought before just one or two years ago, which means it’s a significant disadvantage.”

The Malay Reserve Concern: The panel also noted that the alternative property nearby (Metro Kajang’s project) is on Malay Reserve land at less than RM600 per square foot, making Bangsar Hillpark look expensive by comparison.

Own Stay Verdict: The panel gave Bangsar Hillpark 2.5 stars for own stay. If you love Bangsar and want to own something there at below RM1 million, this is “probably the best thing you can buy today.” But for investment, there are better returns elsewhere.

Expert Comparison: “If you like Bangsar, this is okay. Investment-wise, not the cheapest. Remember that if you are paying RM950 psf, it’s RM150 psf higher compared to those who bought just two years ago.” – Faizul Ridzuan

Skyline Embassy: 3-Star Own Stay, 3-Star Investment

The fourth property reviewed was Skyline Embassy, located at Jalan Ampang near the Jalan Tun Razak intersection. This project has been heavily marketed to both local and foreign buyers, particularly Singaporeans, with agents claiming it is “comparable to KLCC.”

The KLCC Scam Exposed

The panel was unanimous and unequivocal: Skyline Embassy is NOT in KLCC. It is in Jalan Ampang, and there is a very clear border. As Faizul stated, “The moment you pass by Jalan Tun Razak, that’s no longer KLCC.” The marketing claim of being “30-40% below KLCC median” is based on a false location premise.

Key Facts About Skyline Embassy

• Price: Approximately RM1,250-1,350 per square foot
• Tenure: Freehold
• Layout: 1+1 bedroom up to 3-bedroom, dual-key options
• Units: ~1,200 units
• Unique Features: Two swimming pools (rooftop + podium), 300m to LRT/MRT
• Completion: 2027

Why It Got 3 Stars: Despite the misleading marketing, the panel gave Skyline Embassy 3 stars for both own stay and investment because at the current price point, it is actually reasonable compared to everything else in the area. As Faizul noted, “Based on the price point today, we give it 3 stars for both.

Given what everything else is selling as of today, this makes sense.” However, buyers are warned that they are paying the highest price point in the entire Jalan Ampang area.

Panel Warning: “The only thing we’re not happy with is that it’s being marketed as KLCC, which is a confirmed scam. This is not KLCC. This is Jalan Ampang.” – Faizul Ridzuan

Centro JB: Grill for Own Stay, 3.5-Star Investment

The final property in this Deal or Grill Malaysia Property Review is Centro JB, located in the Kan city centre of Johor Bahru. Marketed as a below-market-value property with strategic location near CIQ, this project targets investors looking for entry into the JB market.

Key Facts About Centro JB

• Price: Approximately RM550 per square foot
• Tenure: Freehold
• Layout: Studio (226 sqft) up to 3-bedroom (900 sqft)
• Units: 2,400+ units across 3 residential towers
• Unique Features: Free shuttle bus to CIQ, freehold in prime JB location
• Distance: ~3km to CIQ First Link

Why It Got 3.5 Stars for Investment: The panel gave Centro JB 3.5 stars for investment because at RM550 per square foot, it is genuinely below market value compared to new launches in the area at RM700-750+ per square foot.

However, the panel raised several concerns: the project was pre-launched in 2015 and only got MOC around 2021, the high density of 2,400+ units, and the fact that most remaining units are bumiputera quota units.

Own Stay Concern: The panel gave Centro JB a grill for its own stay because it is “not very livable”. The majority of residents will be tenants, specifically Singaporeans commuting daily. As one panelist noted, “Most likely it’s going to be Singapore commuting tenants, not even Malaysian.”

Panel Verdict: “Investment verdict 3.5 stars. The only downside is density and completion. Stay is not very livable given that majority of people are going to be tenants.”

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
Solarvest Bangsar South	2 stars	4 stars	DEAL – Cheapest in Bangsar South
Centro JB	Grill	3.5 stars	DEAL – Below market value
Skyline Embassy	3 stars	3 stars	MIXED – Reasonable but overmarketed
Bangsar Hillpark	2.5 stars	Grill	GRILL – Overpriced for investment
Armani Hallson KLCC	2 stars	2 stars	GRILL – Negative cash flow, density

Key Takeaways from Episode 5

• “KLCC address” is the most abused marketing term: Skyline Embassy is in Jalan Ampang, not KLCC. The border is Jalan Tun Razak.

• Cheapest does not always mean best, but it helps: Solarvest works because it is the cheapest in Bangsar South with positive cash flow.

• Separate returns for locals vs foreigners is a red flag: Armani Hallson’s baffling marketing strategy raised serious concerns.

• Paying the highest price in the area is risky: Bangsar Hillpark buyers are paying RM150 psf more than those who bought just two years ago.

• JB properties can work for investment but not for own stay: Centro JB’s 2,400 units mean it will be a tenant-dominated development.