Most cashflow content about Malaysian property lists rules of thumb. "Look for 5 percent yield." "Pick areas near MRT." "Avoid leasehold." Fine as far as it goes, but none of it answers the only question that matters when you are looking at a specific listing: does this property put money in your pocket every month after every real cost?
This post names 10 real Selangor condominiums and service residences, each priced under RM 400,000, each with a positive simplified cashflow surplus based on matched rental comparables from the same development. The data comes from our 6 April 2026 snapshot of roughly 130,000 scraped Malaysian property listings, filtered to the ~1,088 that survive our data-quality and cashflow screens.
All 10 sit in the simplified surplus band of +RM 645 to +RM 690 per month — enough to look positive on a listing page, but close enough to the 12-cost stack that the full analysis matters. We will show exactly what the full picture looks like for two of them below.
The 10 Selangor Properties
| # | Development | Type | Sale Price | Monthly Rent | Mortgage Instalment | Simplified Surplus | Confidence |
|---|---|---|---|---|---|---|---|
| 1 | Residensi Laguna Sunway Belvedere | Condominium | RM 380,000 | RM 2,200 | RM 1,514 | +RM 686 | HIGH |
| 2 | Pacific 63 | Service Residence | RM 382,500 | RM 2,200 | RM 1,524 | +RM 675 | MED |
| 3 | Bayu Residensi | Service Residence | RM 182,300 | RM 1,400 | RM 726 | +RM 673 | MED |
| 4 | Emerald 9 | Condominium | RM 358,200 | RM 2,100 | RM 1,427 | +RM 673 | HIGH |
| 5 | Amcorp Serviced Suites | Condominium | RM 399,500 | RM 2,250 | RM 1,592 | +RM 658 | MED |
| 6 | Horizon Suites | Condominium | RM 250,000 | RM 1,650 | RM 996 | +RM 654 | HIGH |
| 7 | Flexis @ One South | Service Residence | RM 225,000 | RM 1,550 | RM 897 | +RM 653 | MED |
| 8 | Alanis Residence | Condominium | RM 289,500 | RM 1,800 | RM 1,154 | +RM 646 | HIGH |
| 9 | Garden @ One South | Service Residence | RM 390,000 | RM 2,200 | RM 1,554 | +RM 646 | HIGH |
| 10 | One South | Condominium | RM 390,000 | RM 2,200 | RM 1,554 | +RM 646 | HIGH |
Instalments are calculated at 90 percent LTV, 4.0 percent Islamic financing rate, 35-year tenure — standard Malaysian buyer terms. Confidence is HIGH when there are 5 or more sale and rental comparables from the same development; MED means 3 to 4. Deeper data means the price and rent are anchored in real transactions, not a single listing.
Simplified surplus is the naive calculation: rent minus instalment. It does not include the 11 other recurring costs. The deep dives below show what the full picture looks like.
Want to see the same 12-cost framework applied to 10 real properties from the full directory? Download the free 5-page sample PDF.
Deep Dive 1: Emerald 9 — The Highest-Confidence Entry
Of the 10 above, Emerald 9 has by far the deepest data: 55 sale comparables and 52 rental comparables from the same development. That is roughly 5x what a typical HIGH-confidence property carries. When we quote RM 358,200 and RM 2,100, those are medians of dozens of actual transactions — not extrapolations from one aspirational listing.
Full 12-cost breakdown
| # | Cost Line | Monthly (RM) |
|---|---|---|
| 1 | Mortgage instalment (90% LTV, 4.0%, 35yr Islamic) | 1,427 |
| 2 | Maintenance fee (~RM 0.30/sqft × ~900 sqft) | 270 |
| 3 | Assessment rate | 50 |
| 4 | Quit rent | 10 |
| 5 | Fire insurance | 30 |
| 6 | Vacancy provision (8.3% of RM 2,100) | 175 |
| 7 | Sinking fund | 27 |
| 8 | Management/agent fee (5% of annual rent / 12) | 9 |
| 9 | Rental income tax (~3% effective) | 55 |
| 10 | Minor repairs (amortized) | 50 |
| 11 | Mortgage insurance (amortized) | 30 |
| 12 | Miscellaneous/contingency | 20 |
| Total monthly costs | 2,153 | |
| Gross rental income | 2,100 | |
| 12-cost surplus | ~-RM 53 |
The simplified view says +RM 673. The full stack says roughly break-even or slightly negative at -RM 53.
This is the uncomfortable truth about the sub-RM 400K segment: fixed costs are roughly fixed regardless of price band. A RM 270 monthly maintenance fee is 13 percent of RM 2,100 rent but only 2 percent of RM 10,000 rent. The affordable tier has a structural drag on net cashflow because the fixed base eats a larger share of rental income.
Is Emerald 9 a bad buy? Not necessarily. If the actual maintenance fee on the unit you are looking at is RM 0.25/sqft instead of RM 0.30, that is RM 45/month back in your pocket. If you self-manage and skip the agent fee, save another RM 9. If you negotiate 3 percent off the asking price, the instalment drops by roughly RM 40/month. Stack those three adjustments and Emerald 9 turns mildly positive on the full stack.
What the paid directory gives you is the 12-cost breakdown per property, computed with the actual maintenance fee and sinking fund for each development, so you can see these adjustments already baked in.
Deep Dive 2: Alanis Residence — The Data-Rich Affordable Pick
Alanis Residence in Sepang shows 40 sale comparables in our scrape. At RM 289,500 with RM 1,800 rent, the simplified surplus is +RM 646.
Running the same 12-cost stack (smaller unit, smaller maintenance):
| Line | Value (RM) |
|---|---|
| Mortgage instalment | 1,154 |
| Fixed cost base (lines 2-12, typical ~800 sqft) | ~680 |
| Total | ~1,834 |
| Rent | 1,800 |
| 12-cost surplus | ~-RM 34 |
Same pattern as Emerald 9. Looks positive by RM 646 on the simplified view. Break-even to slightly negative on the full view.
What makes Alanis Residence interesting despite this? The 40 sale comparables mean the RM 289,500 price is anchored by a lot of real transactions — you are unlikely to overpay. If you negotiate even 3 to 5 percent off, the instalment drops by RM 50 to RM 80 per month and you are firmly positive on the full stack. Deep data gives you negotiating leverage; thin-data properties do not.
The Pattern Across All 10 Properties
Every one of the 10 properties above sits in the simplified +RM 645 to +RM 690 band. Apply the typical ~RM 700 fixed cost base for sub-900 sqft Selangor condos, and the full 12-cost surplus falls somewhere between -RM 50 and +RM 0 per month.
These are not "clear winners." They are knife-edge candidates that become positive or negative based on the specific unit's maintenance fee, the buyer's negotiated price, the actual financing rate, and whether the owner self-manages. The simplified listing-level math overstates the surplus by RM 500 to RM 700 for this price band.
The properties in our directory with genuine surplus of +RM 1,000 to +RM 2,000 after the full 12-cost stack tend to cluster in specific patterns:
- Developments with below-average maintenance fees (below RM 0.25/sqft)
- Units above 900 sqft (rent scales faster than fixed costs)
- Buildings with strong tenant waitlists (real vacancy drops from 8.3 percent to ~4 percent)
- Areas where rental demand is anchored by a stable employer base
None of the 10 listed above are in the top-buffer cluster. The paid directory flags which developments are — for every unit, every month, with the full 12-cost breakdown computed individually.
The 10 properties above are the starter tier — good enough to verify our data and learn the methodology. The full directory names 1,088 Malaysian properties with the complete 12-cost breakdown per unit, including the ones that clear +RM 1,000/month surplus after every real cost.
See the full 1,088-property directory →How to Use This List
- Pick 2 or 3 that match your budget and area preference. Do not try to analyze all 10.
- Open our Cashflow Calculator and plug in the exact numbers from the table.
- Adjust the maintenance fee to the actual building rate. Call the JMB or check the management office. Many Selangor buildings charge RM 0.22 to RM 0.28/sqft, not RM 0.30. A small change here moves the 12-cost surplus by RM 40 to RM 60/month.
- Use your actual financing rate. If you are offered 3.85 percent conventional or 3.95 percent Islamic instead of 4.0 percent, the instalment drops by roughly RM 30 to RM 50/month.
- Walk the building. 55 sale comparables cannot tell you whether the lifts work reliably, whether the pool is maintained, or whether the management collects fees on time. Spend an hour on site before you commit.
Why We Publish This
Most property listicles on Malaysian sites are either paid placements or rules-of-thumb posts that never name a building. Neither helps when you are staring at a real listing and trying to decide whether it clears the 12-cost hurdle.
We run the full analysis on every property in our directory — not as a marketing gimmick, but because the simplified view systematically overstates cashflow by RM 500 to RM 700 in the affordable tier, and investors who trust the simplified number get burned.
The 10 properties above are real. Verify them on PropertyGuru, iProperty, or EdgeProp. The sale prices and rents are live market medians from early April 2026. Whether any of them cashflow positive for your specific unit, your specific financing, and your specific management setup depends on terms that change from buyer to buyer. That is what the full directory computes — per unit, across 1,088 Malaysian properties.