Deal or Grill: Reveal the Truth On North KL Properties

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.

If you are considering property in North KL, this Deal or Grill Malaysia Property Review session is critical. Deal or Grill Malaysia Property Review Episode 13 focuses exclusively on North Kuala Lumpur properties. The FAR Capital panel reviews nine developments across Kepong, Damansara, Desa Park City, and Jinjang.

The panel exposed significant price disparities between Kepong (new median ~RM670 PSF, old ~RM580 PSF) and Desa Park City (new median ~RM1,380 PSF, old ~RM1,170 PSF), identified the only studio option in the entire Kepong area, and debated whether developers can genuinely deliver on master plan promises.

Read on for the complete analysis.

Property 1: Aronia Residence Jinjang

Aronia Residence is a leasehold development by KLK Land in Jinjang, fronting Jalan Selayang. This low-density project comprises 631 units across a 36-floor tower. Unit sizes range from 743 sq ft one-plus-one bedroom to 1,399 sq ft three-bedroom layouts. The development achieved VP (Vacant Possession) in 2025.

Pricing starts from approximately RM550 PSF gross, with net effective prices around RM520 PSF after discounts. Notably, all smaller layouts are fully sold. Only larger units from 1,184 sq ft to 1,399 sq ft remain available.

The nearest public transport is the Jinjang MRT Station on the Putrajaya Line. However, it is not within comfortable walking distance, prompting the developer to provide a shuttle bus service. Nearby schools include SJKC Jinjang Selatan and SMK Jinjang, plus one international school ranked among the top three in the area.

Rental comparables from Mizumi Residence show three-bedroom units achieving RM2,200-2,700. Mortgage installments for similar units range from RM2,000-2,600, meaning rental can cover most or all of the monthly commitment. The panel gave Aronia balanced ratings in this Deal or Grill assessment, with the two-star USP reflecting limited differentiation in a crowded market.

Property 2: ZIK Residence Kepong

ZIK Residence is located in Caraway Kepong within the Kiara Bay master plan, adjacent to Kepong Metropolitan Park. This high-density JV development between Sunrise and Malat Asan comprises 1,126 units across 45 floors. Completion is expected in 2027.

The project offers multiple layouts from 450 sq ft studios to four-bedroom units at 1,809 sq ft. A standout feature is the Type E dual-key convertible layout at 1,198 sq ft, ideal for multi-generational living or dual rental income strategies.

Pricing at approximately RM526 PSF sits slightly below the Kepong median of RM534 PSF. The nearest MRT stations are Jinjang and Selayang, both requiring shuttle service as they are not within walking distance. However, the entire Kiara Bay township is planned as a transit-oriented development, which bodes well for future connectivity.

Rental projections show one-bedroom studios from RM1,000 monthly, while larger three-bedroom units reach RM2,800. The three-star cash flow reflects break-even potential with slight positive cash flow. The three-star USP acknowledges the developer’s reputation and the Kiara Bay master plan vision.

Property 3: Armani Residence Kepong

Armani Residence is a leasehold development by Magna Prima located along Jalan Kepong Baru, in the heart of the Kepong proper area. This ultra-low-density project has just 306 units across 39 floors, with only 10 units per floor.

Unit sizes start from 754 sq ft three-bedroom layouts, going up to 1,084 sq ft. The project is expected to complete in 2027. A key selling point is genuine walking distance to two MRT stations: Kepong Baru and Metro Prima, both within 600 metres.

Pricing at approximately RM660 PSF net is notably above the Kepong median of RM534 PSF. However, the panel acknowledged the premium is justified by the low density and genuine MRT walkability. Rental comparables from surrounding projects show three-bedroom units from RM2,200-2,800.

Sean selected Armani as one of his top picks in this Deal or Grill session, citing the walkable access to two commercial hubs (Aeon and upcoming developments) and the low-density living as ideal for families seeking quality of life without needing to drive everywhere.

Property 4: Baron Residence Lake City

Baron Residence is part of the Lake City master plan by Country Garden, marketed as a JV with Park City Holdings. Phase One was called Aradia; Baron is Phase Two. The project comprises 777 units across three towers (Tower A: 43 floors, Tower B: 43 floors, Tower C: 41 floors). VP was achieved just two months prior to the review.

The panel raised significant concerns about the Lake City master plan. While agents promise a commercial centre, hospital, offices, and hotel within the master plan, the panel noted that after years of marketing, only two residential towers exist with limited commercial activity.

Pricing at approximately RM670 PSF is above the area median of RM630 PSF. The density is extremely high, with the original master plan envisioning nine phases of three blocks each potentially reaching 27 towers. The panel questioned whether the surrounding infrastructure (Jalan Sibu) can handle the traffic from so many units.

Rental comparables from Aradia show two-bedroom units at RM1,800 – 2,000, three-bedroom units at RM2,600-3,000, and the largest four-bedroom layouts at RM2,800-3,600. The two-star booster reflects the panel’s scepticism about the master plan delivery timeline.

Property 5: 99 Residence Kepong

99 Residence, also known as 99 Legend, is Phase Two of the 99 development in Taman Wah. The project comprises 214 units across two towers of 52 floors each, making it one of the tallest residential buildings in Kepong.

A standout feature is the dual sky pools: one at level 11 podium and another at level 52, making it only the second project in Kepong with a sky pool. However, the panel noted construction has reportedly stalled, with rumours of developer changes affecting the project timeline.

Pricing at approximately RM610 PSF sits below the area median of RM630 PSF. The project is positioned as a luxury residence with facilities including sky gym and sky jacuzzi. However, the panel raised concerns about build quality from Phase One and the extremely high density on a small land parcel.

Rental projections suggest negative cash flow for most unit types. A two-bedroom unit mortgage of approximately RM2,000 faces rental competition from similar units at RM1,800-2,000. The panel cautioned that while the facilities are impressive, the fundamentals of location and density create investment risk.

Property 6: Nora Desa Park City

Nora is located in Desa Park City, one of Klang Valley’s most successful master-planned townships. Developed by Sime Darby (IJM), this 156-unit development is among the lowest-density launches in the area, with most Desa Park City projects ranging from 300-700 units.

Pricing at approximately RM950 PSF compares favourably against the Desa Park City new median of RM1,380 PSF and old median of RM1,170 PSF. The panel praised IJM’s phased launch strategy, which avoids flooding the market with competing units simultaneously.

Desa Park City comes with its own international school, medical centre, shopping centre (The Waterfront), and grocery options. The area has demonstrated consistent capital appreciation year after year, with prices rising steadily since the first launch approximately 20 years ago.

Rental comparables from South Brooks show one-bedroom units at RM3,800-4,500, two-bedroom units at RM4,500-5,500, and three-bedroom units at RM5,500-6,500. Most properties in Desa Park City generate genuinely positive cash flow, a rarity in the KL market.

The panel gave Nora the highest ratings of any property in this session. The five-star booster reflects the proven master plan, five-star cash flow confirms rental covers mortgage with surplus, and 4.3-star capital gain projects strong appreciation over five years.

Property 7: Amaya Residence Damansara

Amaya Residence was previously reviewed in Episode 6/7 and returns for the full eight-filter analysis. Located at the LDP-MRR2 intersection, one of Klang Valley’s busiest junctions, this leasehold development targets the luxury segment.

The project comprises three towers ranging from 550 sq ft to 1,320 sq ft, plus a luxury block with units up to 2,000 sq ft across 68 floors. The development connects to MRT Sri Damansara Central via a link bridge.

Pricing at approximately RM900-1,000 PSF sits at the Damansara new median of RM1,000 PSF. Rental comparables from nearby suites show studios at RM2,200, one-bedroom units at RM2,400, and three-bedroom units at RM4,300.

The panel noted that while the address is prestigious and the facilities are comprehensive, the cash flow rating of just two stars reflects break-even rather than positive returns. The main consideration for buyers is capital appreciation driven by the Damansara address rather than rental yield.

Property 8: Amnova Kepong

Amnova is the latest M-series development by Ming, a developer with multiple projects in the same Kepong area. Located along MRR2 near the Kepong landmark, this high-density project offers approximately 260-280 units per acre.

Layout sizes follow the standard M-series template: Type A, B, C, D at 700, 850, and 1,000 sq ft for two, three, and four-bedroom configurations. Completion is scheduled for Q4 2027, though construction has already topped out at 32 floors.

Pricing at approximately RM470 PSF is 10-15% below the Kepong median of RM530 PSF, making it the cheapest new launch in North KL at the time of review. The developer’s reputation for build quality and practical designs earned strong ratings.

Rental comparables from nearby 99 Residence and Luna show two-bedroom units from RM1,500-1,800 and three-bedroom units at RM2,000-2,500. At the below-median entry price, rental can cover mortgage with positive cash flow.

Zack selected Amnova as his top pick for its exceptional value proposition. The combination of below-median pricing, developer reputation, and genuine rental demand created the strongest overall ratings of any Kepong property reviewed.

Property 9: Mandá Kepong

Mandá is another Ming development located beside Kepong Lake, though on the Kepong proper side rather than the Caraway side. This low-density mixed-use project comprises 690 units with commercial shops at the ground floor, all overlooking the lake.

The development applies a Japanese-inspired facility concept, with designs ranging from 760 sq ft to 1,167 sq ft for two to four-bedroom layouts. Duplex units span from level 2 to 8 in the 28-floor tower. At the time of review, approximately 90% of the 619 available units were sold.

Pricing at approximately RM550 PSF sits at the Kepong median. Rental comparables from Mizumi Residence (also lake-adjacent) show three-bedroom units at RM2,000-2,600 and four-bedroom units at RM2,500-2,800.

The panel gave Mandá balanced three-star ratings across most criteria. The lakefront location and Japanese-inspired facilities provide genuine differentiation, though the pricing at median levels limits the value proposition compared to below-median alternatives like Amnova.

Panelists’ Top Picks

After reviewing all nine properties, each panelist voted for their top picks:

The panel demonstrated clear preferences based on individual investment strategies. Sean prioritised walkability and quality of life for families. Azrin favoured flexible rental strategies. Zack and William both gravitated toward value entries, with William specifically choosing Amnova for its combination of price, quality, and rental potential.

Conclusion

This Deal or Grill Malaysia Property Review Episode 13 delivers nine honest assessments of North KL properties in the Kepong to Damansara corridor. The panel’s eight-property filter exposed risks at 99 Residence (construction concerns, high density) and Baron Residence (master plan scepticism) while highlighting exceptional value at Amnova (below-median pricing, strong developer) and Nora (proven master plan, positive cash flow).

The key finding is the dramatic price-performance gap within North KL itself. At RM470 PSF, Amnova offers genuine value with four-star cash flow potential. At RM950 PSF, Nora in Desa Park City delivers five-star cash flow through proven rental demand. Meanwhile, projects at RM670 PSF in Lake City struggle to justify their pricing against delivery uncertainty.

For North KL buyers, the Deal or Grill Malaysia Property Review panel’s advice is clear: either buy below median in proven rental areas with MRT access, or pay the Desa Park City premium for a track record that justifies the price. Everything in between requires exceptional due diligence.

Watch the full EP 13 North KL Edition on the FAR Capital YouTube channel for complete panel discussions and property walkthroughs. Explore our previous Deal or Grill Malaysia Property Review episodes covering EP 1 through EP 12 for additional insights across JB, South Klang Valley, Penang, and KLCC.

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