Deal or Grill: 4 Out of 5 Properties Got Burned by Experts

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 fourth 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 misleading “50% below KLCC” marketing scam to a property with no living room window, this Deal or Grill Malaysia Property Review episode delivers the most shocking revelations yet. 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 “50% below KLCC market value” but it’s actually located in Kampung Baru, or when they promise “lifetime guaranteed rental returns” that cannot possibly be sustained, 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 4 – Times Square 2, Lofthill, Met 1, Pinnacle Subang, R&F Phase 3

Times Square 2: Grill for Own Stay, Deal for Investment

The first property in this Deal or Grill Malaysia Property Review is Times Square 2, located at the edge of Bukit Bintang near the LaLaport area. Marketed as the cheapest entry point into the Bukit Bintang district with a link bridge to the mall, this project has generated significant buzz among budget-conscious investors.

What Agents Claim vs. Reality

Agent Claims	Panel Verdict
“Cheapest per square feet in Bukit Bintang”	PARTLY TRUE – It’s cheaper, but location is more Pudu than Bukit Bintang
“Link bridge to LaLaport mall”	TRUE – Confirmed direct connectivity
“Airbnb-friendly hotspot”	TRUE – The area has strong Airbnb demand
“Located in Bukit Bintang”	MISLEADING – Address says Bukit Bintang, but it’s closer to Pudu
“Good for family living”	FALSE – Area is not suitable for families

Key Facts About Times Square 2

• Price: Approximately RM1,100-1,250 per square foot
• Tenure: Freehold
• Layout: 1-bedroom at 488 sqft up to 3-bedroom at ~1,000 sqft
• Unique Features: Rooftop pool, sky lounge, link bridge to LaLaport
• Public Transport: 100m to Monorail, 300m to LRT, 700m to MRT Bukit Bintang

Own Stay Analysis: Every panelist agreed that Times Square 2 is not suitable for long-term living. William described the area as having “too much local flavor” and being unsuitable for families. LB shared his personal experience of visiting the area during evening hours and finding the crowds concerning from a safety perspective.

As one panelist put it, “If it’s Bukit Bintang, it’s too cheap. If it’s Pudu, it’s too expensive.”

Investment Analysis: The panel was more divided on the investment front. Sean Tan, who managed to secure units below RM1,000 per square foot, considered it a deal at that price point. William also gave it a deal for investment rating, noting that the rental potential is strong for small units.

However, Faizul Ridzuan gave it a more cautious rating, explaining that for just RM100-200 more per square foot, you could buy in proper TRX or Bukit Bintang walkable to Pavilion, making it a “no-brainer” to pay slightly more for a much better location.

Expert Tip: “We don’t think it’s overly expensive. The only reason why this is not higher from an investment point of view is because we’re buying at similar price point per square foot but in proper Bukit Bintang TRX.” – Faizul Ridzuan

Lofthill: Grilled on Both Counts

The second property reviewed was Lofthill, located near Raja Uda in the Kampung Baru area. This project earned the dubious honor of having the most misleading marketing of the night with agents claiming it was “50% below KLCC market value” and offering a “lifetime guaranteed rental return.”

Red Flags Exposed

1. The “50% Below KLCC” Lie

Agents are advertising Lofthill as being 50% below KLCC market value. The panel exposed this as completely false, the property is located in Kampung Baru, not KLCC. As Faizul bluntly stated, “These guys are literally trying to scam people saying that this is KLCC. They basically literally rewrite the border of KLCC.”

2. The GRR (Guaranteed Rental Return) Scam

The developer is offering a “lifetime” guaranteed rental return of 4-17% through a company called Five Senses which agents initially claimed was Marriott. When pressed, agents admitted it was “a company associated with Marriott.” The panel was deeply skeptical.

As one panelist noted, “I always tell my clients that whenever you see a GRR, which is Guaranteed Rental Return, it means You Run Far.”

3. The Marriott Confusion

The marketing claims association with Marriott, but the actual operator is Five Senses, a completely different company. This deliberate confusion raised major red flags for the panel about the integrity of the marketing.

Key Facts About Lofthill

• Price: Advertised as 50% below KLCC (actual price ~RM1,000+ psf)
• Tenure: Freehold
• Layout: 2-bedroom at 610 sqft up to 1,900 sqft with extra-large balcony
• Unique Features: Private jacuzzi on balcony, fully furnished
• GRR: “Lifetime” 4-17% guaranteed return through Five Senses operator

Panel Warning: “If you see GRR, which is Guaranteed Rental Return, it means You Run Far.” – Sean Tan

Faizul’s Verdict: “Developer, if you’re watching this, please reconsider your agency. The agents are making you look bad.” – Faizul Ridzuan

Met 1 KL Metropolis: Mixed Verdict

The third property reviewed in this Deal or Grill Malaysia Property Review episode is Met 1, the first residential component of the KL Metropolis master plan in Dutamas. Positioned as an integrated development with offices, malls, and hotels, this project targets buyers seeking entry into the growing Metropolis area.

What You Need to Know

• Price: Approximately RM890-1,000 per square foot
• Tenure: Freehold
• Layout: Small units up to dual-key 3-bedroom
• Units: 1,066 units across 55 stories
• Unique Features: Part of 9-component KL Metropolis master plan
• Public Transport: Future MRT3 Dutamas station

The Solasta Problem

The panel’s biggest concern was the direct comparison with Solasta which they had previously rated as a deal at just RM640-650 per square foot. Met 1 is priced RM200-300 higher per square foot but offers inferior facilities. As one panelist noted, “I would rather go for Solasta with much more lower price and better facilities.”

Investment Analysis: The panel gave Met 1 a mixed verdict. Some panelists considered it a deal for investment because it’s the cheapest property in the Metropolis area (excluding Solasta), with good rental potential and proximity to the upcoming MRT3.

However, others gave it a grill for own stay due to basic facilities. The swimming pool is at the UG floor rather than a proper rooftop facility, and the overall specs are considered underwhelming for the price point.

Expert Comparison: “Last time we discussed Solasta at about RM650 per square foot. You’re buying this component at about average RM950 per square foot.” – Panelist

Pinnacle Subang: Grilled on Both Counts

The fourth property reviewed was Pinnacle Subang, located at SS16 in the heart of Subang Jaya. Marketed as a five-star hotel spec development with excellent connectivity, this project has been heavily advertised online and in forums.

The Problems Nobody Talks About

1. No Living Room Window

The most shocking discovery was that many layouts have no window in the living room. The only access to natural light is a small square above the foyer. As Sean Tan put it, “Without that window, it’s a store room but they position it as a two-bedroom.”

2. Extremely High Density

With 32 units per floor on a triangular format sharing four lifts, the density is extremely high. The layout is described as being more like an “office suite” than a residential development.

3. Overpriced at Current Levels

At RM900-960 per square foot, the panel considered it overpriced especially since Sean remembered reviewing it at a much lower price point two years ago. The retail component below (Subang Parade) has also been struggling under new management.

Key Facts About Pinnacle Subang

• Price: Approximately RM900-960 per square foot
• Tenure: Freehold
• Layout: Mostly 2-bedroom at 500-600 sqft (very compact)
• Units: 1,441 units
• Unique Features: Link bridge to LRT/KTM (180m), 40+ facilities
• Completion: 2027

Sean’s Verdict: “At this price, I don’t think I will buy neither. It’s a grill for both because I remember a cheaper price.” – Sean Tan

R&F Phase 3: Grilled on Both Counts

The final property in this Deal or Grill Malaysia Property Review is R&F Phase 3, located at CIQ Johor Bahru – the mega project that has been heavily marketed to foreign buyers, particularly Singaporeans. This was the panel’s most debated property of the night.

The Oversupply Crisis

With more than 4,300 units in Phase 3 alone, and a total of over 10,000 residential units across all three phases, the density is staggering. As the panel noted, when you add in the upcoming competition from Dorsett Waterfront and other new launches, the supply is simply overwhelming.

Key Concerns

1. Water Leakage Issues

William, who owns units in both Phase 1 and Phase 2, confirmed that water leakage issues are still ongoing in Phase 1 — despite the luxury specs. This raises serious questions about the build quality.

2. Rental Cannot Cover Mortgage

Even with room rentals fetching RM1,400-1,800 and car park rentals at RM300 monthly, the panel calculated that buyers still cannot break even at the current selling price. As one panelist noted, “The rentals still can’t go for break even if you buy at this price.”

3. Phase 2 Has Better Location

The panel unanimously agreed that if you must buy R&F, Phase 2 is superior to Phase 3 in terms of view, location, and proximity to amenities. Phase 3 is located next to Phase 1 but further from the best views and access points.

4. The GRR Confusion

Similar to Lofthill, R&F has a GRR scheme that the panel warned buyers about. The distinction between GRR (where the developer pockets your rental income) and working with an Airbnb operator (where you retain more control) is critical and most buyers don’t understand the difference.

Key Facts About R&F Phase 3

• Price: Approximately RM750-1,250 per square foot
• Tenure: Freehold
• Layout: Studio to 4-bedroom
• Units: 4,300+ units in Phase 3, 10,000+ total across all phases
• Unique Features: Walking distance to CIQ, link bridge to RTS station
• RTS: Completion expected end of next year

William’s Verdict: “Grill for both. If you want to go, I will still go for Phase 2 instead. Phase 2 has better view and better location.” – William

LB’s Verdict: “Grill for investment. I’m not sure whether it can fetch the price point they’re selling with the CIQ and things going on.” – LB

Deal or Grill Malaysia Property Review Final Verdict

After hours of brutal expert analysis, this episode delivered the most one-sided results in the show’s history:

Key Takeaways from Episode 4

• “50% below market value” is usually a red flag – Lofthill agents literally rewrote the KLCC border to justify this claim.

• GRR means “You Run Far”– Not a single GRR scheme in KL has been a success story. Avoid them.

• Always check the layout – Pinnacle Subang’s lack of living room windows is a dealbreaker that no amount of facilities can fix.

• Phase 2 is often better than Phase 3 – Whether it’s R&F or any other development, earlier phases typically get better locations and views.

• Foreign-friendly does not mean foolproof – R&F’s heavy targeting of foreign buyers masks serious underlying issues with density and rental yields.