Own a unit at 1120 Park Avenue? The default is the whole-unit let, and the measured cards say RM1,350-1,900 — our own zero-deposit listing at RM1,350 for an 881 sqft three-bed, and the building's only two Mudah cards at RM1,600 and RM1,900. Against 27 live sale asks of RM325,000-400,000 that is about 4.0-6.0% gross, asking basis — no transacted price published anywhere this sweep, so label it honestly. The gated upside is rooms: zero room cards exist in-building, but the PJ corridor runs 412 live rooms at RM480-850, and a three-bed split at those rates grosses roughly RM2,000-3,000 — beating the whole-unit ask by about RM300 a month at the low end once the management's written consent arrives. Short stay: zero building-named units. Note the shape of this market — 27 sellers against 2 live rentals — and price accordingly.
Three ways to run your unit
Pick a model card, put in your own numbers — the loaded price is a live 870-sqft asking card and the loaded rent is our own board's zero-deposit card. The answer updates as you type.
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What can you earn?
The rent evidence is three measured cards. Our own board carries the building's only in-building zero-deposit listing: RM1,350 a month for an 881 sqft three-bed two-bath with two car parks, move-in now. The Mudah entity carries exactly two more — RM1,600 for an 870 sqft 2-bed with kitchen cabinet listed by an agent 20 days ago, and RM1,900 for a partially furnished 1,193 sqft 3-bed listed by a private advertiser since 25-08-2026. That is the working whole-unit band, RM1,350-1,900, and it sits below the corridor's new-build comps — Riverville at RM2,600, The Z Residence at RM2,500, PJ Midtown at RM3,000. A 2013 medium-cost block does not price like the new stock beside it; that gap is the value story or the ceiling, depending which side of the deal you are on.
The room floor is corridor-priced, not building-measured — no room card inside 1120 Park Avenue exists on any channel read. The PJ area page carries 412 live rooms with a page-1 band of RM480-850, and the operator co-living bands run small RM600-700, medium RM800-900, master RM1,000-1,200. The split arithmetic on a three-bed plate: roughly RM2,000-3,000 gross, beating the whole-unit ask by about RM300-1,100 a month before furnishing and opex. That only becomes a plan when the JMB's written position on multi-tenancy says yes; until then it is arithmetic, not advice.
The sale side is live and crowded: 27 Mudah sellers asking RM325,000-400,000 on the 870-1,027 sqft plates — roughly RM350-402 psf, with fresh listings hours old — and the entity FAQ prints a starting band of RM325,000-455,000. No transacted price is published on any accessible page this sweep (the big portals served bot-walls), so the honest yield statement is: RM1,350-1,900 on RM325,000-400,000 is about 4.0-6.0% gross, asking basis, both ends labelled. The launch band of RM162,000-265,000 is history, not a valuation.
Short stay: zero building-named units on the Airbnb page read. The corridor's generic stock runs RM242-356 a night, implying RM4,356-6,408 a month at an assumed 60% occupancy — an assumption, and other buildings' demand. Treat nightly income as unavailable here until the written position says otherwise. Running costs: nothing published — no maintenance figure, no sinking fund, no quit rent, on any page read. The latest JMB statement is the only number that counts.
Why the scale decides everything
1120 Park Avenue is five 16-storey leasehold blocks on 12 acres in PJ South — 1,120 units, which is where the name comes from — with four published layouts (S1 3-room and S2 2-room-plus-study at 870 sqft, M at 1,020, L at 1,193), two parking bays per unit, and December 2013 completion on the record. NPE and Federal Highway access feeds mid-tier commuter demand towards KL and Sunway.
Scale cuts both ways here, and the evidence shows the cut: 27 live sale listings against 2 live rentals is an exit-pressured, rental-thin community — the crowd you compete with on exit is sellers, not landlords. Uniform rules across a thousand-plus households are easier to obtain in writing than informal arrangements are to sustain, so the JMB letter is both the gate on the rooms play and the thing that keeps the whole-unit case clean. Management is by Peter's Holding under Park Avenue Sdn Bhd, under MBPJ.
5 checks before you buy
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Get the real title document. Leasehold 99-year, the parcel's actual plate inside the 870-1,193 sqft band, and any encumbrance. Done: you hold the issue document.
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Get the JMB's written positions in one letter — multi-tenancy, pets, short stay, renovation. In a 1,120-unit community this letter settles the model decision for hundreds of identical plates at once. Done: the letter itself.
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Get the real running costs. Nothing is published; the latest maintenance and sinking-fund statement is the number, and in a scheme this size arrears and special levies move the maths more than in a small block. Done: the latest statement. See the real cost of self-managing a rental.
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Show your renovation plan to MBPJ before you sign anything. Furniture yes, structure no, partitions never without written approval. Done: written reply.
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Until checks 1 and 2 are done, buy nothing you cannot undo. A reversible SPEEDRENO rental fit-out serves both the whole-unit ladder and a consented rooms plan — it converts back in a day.
FAQ
Is 1120 Park Avenue a room-rental investment?
The arithmetic says maybe: at PJ corridor room rates (RM480-850 measured on the area page, operator bands RM600-1,200) a three-bed split grosses roughly RM2,000-3,000 against a RM1,350-1,900 whole-unit ask. But zero room cards exist inside the building, one band is area-class not building-class, and the JMB's written position gates the model. Whole-unit is the default; the split is the gated upside.
What yield does 1120 Park Avenue give?
About 4.0-6.0% gross on the asking basis — RM1,350-1,900 in rent against RM325,000-400,000 in live asks. No transacted price published this sweep, so both ends carry the asking label. Enter your own dated numbers in the calculator above.
Is short-stay allowed at 1120 Park Avenue?
Zero building-named short-stay units exist and no by-law text is public. The corridor's nightly demand (RM242-356) belongs to other addresses. Treat nightly income as unavailable until the written position says otherwise.
Are pets allowed at 1120 Park Avenue?
No building-level position is published — the PJ rooms page-1 scan found zero pet-allowed mentions. SPEEDHOME coliving is cat-friendly — cats welcome in our coliving rooms — and pet-friendly setups earn about 15-20% more where they exist. The offer is SPEEDHOME policy; the JMB's rules can vary.
What running it looks like
Setup is two documents: the title (which names your plate) and the JMB letter (which settles multi-tenancy, pets and short stay). The work is one household in one three-bed — a listing, viewings, a stamped tenancy agreement, then rent day. Zero deposit, professional screening, and SPEEDHOME runs the listing, the viewings and the rent collection while you approve the tenant before anything is signed. In a block where the eviction step is what owners fear most, the documented process is the one that lets.
Ready? List your unit with SPEEDHOME — zero deposit, we run the viewings, you approve the tenant.
The three rent cards, the 27-card sale entity, the 412-room corridor page and the Airbnb area read are reads of 10 October 2026; the yields are labelled derivations over those reads on the asking basis. More: the landlord investment decision guide.