BL Avenue (Ayer Itam): Whole-Unit Verdict (2026)

The verdict at BL Avenue is whole-unit to a Farlim household — on a market small enough to read whole. Every live rental card is quoted on this page: five Mudah cards, three at RM1,400 and two at RM1,600 for 1,000-1,100 sqft three-beds, and that is the entire visible supply. iProperty's floor print reads RM1,700 with two for rent — the two portals disagree by RM100-300, and the market clears where the five cards sit. Our own board holds zero dedicated BL Avenue listings (two nearby shown). No transacted file exists: iProperty prints "Past transactions ... No transactions found" and Brickz returned nothing on a bounded search — so every yield here is ask-basis on the RM490,000 asking floor: 3.4-3.9% gross on the measured band, 4.2% at the portal floor, before the 2.19% processing fee. One conflict named plainly: a PropertyGuru search snippet claims "Selling prices in BL Avenue start from RM 315,000" — it conflicts with the live RM490,000 floor, and the live page wins.

Three ways to run your unit

Pick a model card and put in your own numbers — the rent field loads RM1,400, the mode of the five measured cards, and the purchase field stays yours to fill: with no transacted file in existence, three asking prices are a queue, not a denominator. The answer updates as you type.

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What can you earn?

First-party first, and the finding is clean: zero dedicated cards on the board — the page reads "Zero Deposit Houses for Rent in Bl Avenue Ayer Itam · 2 nearby", and the two nearby cards are other buildings (Artis 3 in Jelutong at RM1,600, Ideal Residency in Gelugor at RM2,000). In a fully-readable five-card market, a zero-deposit listing would be the only no-deposit option in the building.

The denominator does not exist. iProperty's live profile prints "Past transactions ... No transactions found"; Brickz returned nothing on a bounded search; and the PG snippet's RM315,000 start-price is an unverified outlier against the live page — recorded, not adopted. What asks exist: "Asking prices from RM 490,000 ... 3 For Sale", with RM490,000 and RM498,000 cards in the available-units block — roughly RM445 psf at 1,100 sqft. Worked, ask-basis and labelled, gross, before the 2.19% processing fee: RM1,400-1,600 annualises to RM16,800-19,200 — 3.4-3.9% on RM490,000; the RM1,700 iProperty floor annualises to RM20,400 — 4.2%. See the real cost of self-managing a rental.

The alternatives, fenced. Rooms: no room card on any channel read — both feeds are whole-unit only, and the room market at this building is unmeasured; at operator band rates a 3-bed split grosses RM1,800-2,700 against the measured RM1,400-1,600 whole-unit band, arithmetic context only, gated on the management's written position. Short-stay: the channel was not collected this sweep — treat transient income as zero until the written by-law text says otherwise. Costs: maintenance fee, pet policy and quit rent are not published on any checked page — your latest statement is the only number that counts.

Why a 168-door Farlim block runs whole-unit

BL Avenue is Reka Indah Development's freehold apartment on the Farlim side of Ayer Itam — one 19-storey block of 168 units completed 2009, published 1,100 sqft three-bed plates (live cards also carry 1,000 sqft), minutes from Kek Lok Si, governance under MBPP. The listing copy itself names the demand — Lam Wah Ee hospital, Farlim's town centre, the schools belt — domestic and steady, not tourist traffic. Small scale cuts both ways: fewer competing landlords inside the gate, fewer transactions to price against, so evidence discipline is the edge. The pet picture is unpublished — no MC position exists in any record read — and pet-friendly setups earn roughly 15-20% more where allowed, market context from the operator registry. SPEEDHOME coliving is cat-friendly — cats welcome in our coliving rooms — whatever the handbook says; the offer is our policy, the by-law variance is one line in the same letter.

5 checks before you commit

Get the current maintenance and sinking-fund statements — the check this page cannot do for you. No fee figure is published anywhere this sweep; a 2009 single block carries real lift and roof history, and 168 doors spread less of it. Done: the latest pack, in writing.
Read the real title document — freehold parcel, and it settles the block-and-count question for your own records: one 19-storey block of 168 per the live read and its corroborators, or the larger two-block figure some portals group. Done: you hold the copy.
Read the house rules as they stand today — multi-tenancy, pets and short-stay clauses gate every model above whole-unit. SPEEDHOME coliving is cat-friendly — cats welcome in our coliving rooms — whatever the handbook says. Done: the current by-law text.
Re-read the live cards before you price. This is a five-card market with no hidden supply — discount every ask, bring your own dated transaction (none exists publicly), and price at the cards, not the snippet. Done: your comparables, dated and same-format.
Spend on condition, not on reconfiguring — RM20,000 lean and RM40,000 premium are SPEEDRENO planning assumptions, not quotes; the "Full furnish premium reno" card at the band's top tells you renovation prices here. See the SPEEDRENO fit-out guide. Done: scope stays reversible.

FAQ

What yield does BL Avenue give?

Worked ask-basis and labelled: 3.4-3.9% gross for the measured RM1,400-1,600 band on the RM490,000 asking floor, 4.2% at the RM1,700 portal floor. No transacted file exists for this building — iProperty prints "No transactions found" and Brickz is absent — so bring a dated transaction before quoting anything.

Can you rent out rooms at BL Avenue?

No room card exists on any channel read — both feeds are whole-unit only, and the room market here is unmeasured. Operator band arithmetic (a 3-bed split grossing RM1,800-2,700) is context, not evidence. See the room rental and co-living guide.

Is short stay allowed at BL Avenue?

The short-stay channel was not collected in this sweep — this page makes no claim either way. Management corporations hold statutory authority over transient lets, and no by-law text is public for this scheme; treat transient income as zero until the written rules arrive.

Are pets allowed at BL Avenue?

The management's position is not published on any checked page. Pet-friendly setups earn roughly 15-20% more where allowed, market context from the operator registry. SPEEDHOME coliving is cat-friendly — cats welcome in our coliving rooms; the offer is our policy, and the by-law variance travels in the same letter.

What running it looks like

Setup is two documents plus one discipline: the title copy (block count settled), the current house rules, and card-priced discipline — every ask discounted, no yield quoted without your own dated transaction. The work is one clean 3-bed to a Farlim household — zero deposit, SPEEDHOME runs the listing, the viewings and the rent collection, and you approve the tenant before anything is signed. The plans sit on top: Standard at RM799 + SST a year, Protect at one month's rent, Protect+ at one and a half.

Ready? List your BL Avenue unit with SPEEDHOME — zero deposit, we run the viewings, you approve the tenant.

The own-board read, the five-card Mudah entity read, the iProperty profile read and the Brickz bounded search are reads of 10 October 2026 (evidence file bl-avenue-ayer-itam-market-evidence-2026-10-10.yaml); the RM16,800-19,200 and RM20,400 annualised figures are labelled derivations and the 3.4-3.9% / 4.2% ranges are ask-basis arithmetic — no transacted denominator exists for this building; the RM315,000 PG snippet is a recorded conflict, not adopted; the room split RM1,800-2,700 is operator-band arithmetic, not a measurement; the short-stay channel was not collected this sweep; maintenance, pet policy and quit rent are not published. More: the room rental and co-living guide and the SPEEDRENO fit-out guide.