This post is the map to our April 2026 free cashflow sample — 100 real Malaysian properties that we publish in full across seven regional deep-dive posts. Every property is named, every price and rent is from our 6 April 2026 scrape of live Malaysian portals, and every row is verifiable on PropertyGuru or iProperty before you make any decision.
The free sample is not a product. It is a proof layer. It shows you we have real data, we apply a consistent methodology, and the paid directory is drawn from the same underlying dataset — not marketing fluff. If the numbers in this sample hold up to your verification, that is the signal that the paid directory is worth looking at.
The Seven Regional Deep-Dive Posts
Each post below names 6 to 10 real properties, includes the full 12-cost breakdown on 1 to 3 featured picks, and shows where the simplified surplus diverges from the real full-stack cashflow.
1. 10 Selangor Condos Under RM 400K With Real Positive Cashflow
Selangor is the largest cashflow inventory in Malaysia — 341 positive-surplus properties in our April 2026 data. This post names 10 HIGH and MED confidence picks under RM 400K, including Emerald 9 (55 sale comparables), Alanis Residence (40 sale comps), and Horizon Suites. All 10 sit in the +RM 645 to +RM 690 simplified surplus band — the knife-edge zone where the 12-cost stack determines the actual outcome.
2. 10 KL Condos Under RM 500K With Verified Positive Cashflow
KL has the deepest rental data in Malaysia. This post names 10 HIGH-confidence KL properties under RM 500K, including the standout KL Traders Square (46 sale comparables, 21 rental comparables) and Minest Residence (39 rental comparables). Full 12-cost deep dives show which ones clear the stack under realistic KL vacancy assumptions.
3. 10 Johor Condos With Verified Positive Cashflow (JB Central + Iskandar)
Johor offers more affordable cashflow inventory than anywhere in Malaysia — 150 positive-surplus properties in our April 2026 data, concentrated in JB central and Iskandar Puteri. This post names 10 HIGH-confidence picks, including Grand Medini (93 rental comparables — the data standout) and Pinnacle Tower (43 rent comps, near the RTS terminus at Bukit Chagar).
4. Why +RM 350/Month Is a Trap: 6 Real Listings That Fail a Vacancy Stress Test
The conversion-killer post. Names 6 HIGH-confidence properties (including Wave @ Marina Cove with 102 rent comparables and ARC @ Austin Hills with 125 rent comparables) that look positive at +RM 355 simplified surplus and all fail the base 12-cost analysis. Then walks through the vacancy stress test and rate shock scenarios that compound into RM 300 to RM 1,000 monthly losses. If you only read one post from this series, read this one.
5. Islamic vs Conventional Financing: 5 Real Properties Where Rate Choice Decides the Winner
Most investors pick Islamic or conventional financing by preference, not math. This post runs 5 real sub-RM 500K properties through both 4.0 percent Islamic and 4.3 percent conventional financing, shows the exact instalment difference (RM 41 to RM 99 per month depending on loan size), and explains when the choice actually flips the cashflow outcome.
6. Free vs Paid: What RM 800 More Monthly Surplus Actually Buys You
Direct side-by-side: one free-tier Selangor property (Emerald 9, +RM 673 simplified) against three paid-tier winners (M Arisa, Reizz Residence, D'sara Sentral). Full 12-cost analysis, stress tests, and a 10-year wealth projection showing that the difference compounds into roughly RM 100,000 over the hold period — before capital appreciation.
7. Putrajaya, Penang, Perak & Beyond: 10 Smaller-State Cashflow Properties
Covers the 13 regions outside the KL/Selangor/Johor concentration. Names 10 HIGH-confidence properties including Conezion Residences (75 sale comparables in Putrajaya), Imperio Residence (cheapest at RM 205K in Melaka), and Metropol/Midlands in Penang. Each smaller state has specific tenant demand profiles that change the 12-cost math — the post explains them region by region.
Want to see the same 12-cost framework applied to 10 real properties from the full directory? It's a different slice from the 100 properties above — download the free 5-page sample PDF.
What This Sample Is For
It is a verification tool. Every property named across the 7 posts can be checked on PropertyGuru or iProperty within 60 seconds. Sale prices, rental rates, and development names are all pulled from our April 2026 scrape of live listings. If the numbers hold up to your verification, that tells you the methodology is real.
It is a methodology demonstration. The free sample shows how we compute the 12-cost stack, how we apply regional vacancy adjustments, how we stress test, and why simplified surplus and full surplus diverge in the affordable tier. Once you understand the methodology on the free sample, the paid directory becomes much easier to read.
It is a proof layer, not a shortlist. The 100 properties in the free sample are mostly in the knife-edge zone — simplified surplus of +RM 300 to +RM 700, where the full 12-cost stack determines whether the property actually cashflows. Most of them land between slightly negative and slightly positive on the full analysis. They are real, verifiable, and honestly documented — but they are not the properties you would most want to buy.
What the Paid Directory Adds
| Feature | Free Sample (7 blog posts) | Standard SGD 999 | Pro SGD 1,499 |
|---|---|---|---|
| Number of properties | ~100 named in posts | All 1,088 | All 1,088 |
| Simplified surplus band | ~+RM 300 to +RM 700 | All bands, including +RM 1,000 to +RM 2,000 winners | All bands |
| Per-unit 12-cost breakdown | Shown for ~8 featured | Every property | Every property |
| Islamic + Conventional comparison | Demonstrated in 1 post | Every property | Every property |
| Vacancy stress test | Demonstrated in 1 post | Not included | Every property |
| OPR rate shock stress (+1%, +2%) | Not included | Not included | Every property |
| PropScore ranking | Not included | Not included | Included |
| Fair Value vs NAPIC delta | Not included | Not included | Included |
| CSV export | Not included | Not included | Included |
| Refresh cadence | One-time April 2026 snapshot | Current directory | Current directory |
| Confidence scoring | Shown for featured properties | Every property | Every property |
| Malaysian + Foreign buyer editions | Malaysian only | Both | Both |
The simplest way to frame the decision: the free sample proves the data is real. The paid directory contains the ~280 properties with genuine +RM 1,000 or higher simplified surplus that we held back — the ones you would actually build a rental portfolio around.
Every property in the free sample can be verified on PropertyGuru in 60 seconds. If the data holds up, the paid directory is drawn from the same source using the same methodology, with the ~280 strongest cashflow properties included. The SGD 999 Standard tier pays for itself in approximately two months of surplus on a single strong pick.
See the full 1,088-property directory →How to Use This Sample
- Pick the regional post that matches your target area. If you are looking at Selangor, read the Selangor post. If you are comparing free-tier vs paid-tier, read the Free vs Paid post.
- Pick 2 or 3 properties that match your budget. Do not try to analyze all 100.
- Verify them on PropertyGuru. Confirm that the development exists, that current listings roughly match our quoted median prices, and that rental listings roughly match our quoted rents. Spend 10 minutes doing this — it is the trust check.
- Run the Cashflow Calculator with your specific financing terms, maintenance fee assumptions, and vacancy rate.
- If the top picks do not clear the full 12-cost stack with a meaningful buffer (+RM 500 or more), upgrade to the paid directory to see the properties that do. If they do clear with buffer, you have everything you need — the paid directory is optional.
Methodology, Briefly
We scrape approximately 130,000 Malaysian property listings from public portals and match sale listings with rental listings from the same development. Every matched property with sufficient comparables (minimum 3 sale + 3 rent) is scored on a 12-cost model:
- Mortgage instalment (90% LTV, 4.0% Islamic rate, 35yr tenure default)
- Maintenance fee (per-sqft rate by development where known)
- Assessment rate (local council tax)
- Quit rent (state land tax)
- Fire insurance
- Vacancy provision (default 8.3% = 1 month/year, adjusted by region)
- Sinking fund
- Management/agent fee (5% of annual rent)
- Rental income tax (effective rate by investor bracket)
- Minor repairs (amortized annual budget)
- Mortgage insurance (MRTA/MLTA amortized)
- Miscellaneous/contingency
Each property gets a confidence score (HIGH = 5+ comparables on both sides, MED = 3-4, LOW = below threshold and excluded from the directory). The free sample shows only HIGH and selective MED properties.
The Bottom Line
The free sample is what it claims to be: 100 real Malaysian cashflow-positive properties, published in full across 7 regional deep-dive posts, drawn from our April 2026 directory snapshot. It is not the best of the directory. It is a representative slice of the knife-edge zone, published so you can verify our data and methodology before considering the paid directory.
Start with the regional post that matches your target area. Run the calculator on 2 or 3 properties. Verify on PropertyGuru. Then decide whether the paid directory is worth it for your specific investment thesis.