The verdict at Kinrara Mas is the whole-unit value anchor on a six-year operating record — not an ask. One dedicated zero-deposit card has run RM1,450 since October 2020 and carries 408 lifetime chat requests and 101 viewings: the deepest first-party demand artifact in the fleet, a viewing counter three times the previous record. The corridor around it now asks RM1,800-2,600 — which is what "value anchor" means: the record prices the building below its neighbourhood. The sale side is the weakest link: Brickz has no indexed row, the only history is a 2008 launch-era RM100 psf, and the entry guide sits around RM230,000. Worked on that guide, asking-basis, labelled hard, gross, before 2.19%: RM1,450 x 12 = RM17,400 on ~RM230,000 = ~7.5%. Rooms: no in-building room card exists. Short-stay: no building-named unit. Maintenance: "less than RM200 per month" by dated excerpts.
Three ways to run your unit
Pick a model card and put in your own numbers. The rent field loads RM1,450 — the six-year operating record, the only rent in this file with 408 requests behind it — and the purchase field stays yours to fill: no transacted row is indexed and the ~RM230,000 entry figure is a guide, not a sale. The answer updates as you type.
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What can you earn?
First-party first, and it is the headline: card 133260, RM1,450, live since 17 October 2020 — 6.0 years — with 408 chat requests and 101 viewing appointments. That is an operating record, not a listing; the fleet's viewing-counter record and its third-biggest lifetime request counter. The entity title reads "1 Zero Deposit Condos for Rent in Kinrara Mas, Bukit Jalil - 40 nearby".
The corridor sets the price of the anchor. On our own board: The Z Residence at RM2,500 pet-friendly (5 requests), Residensi Riamas at RM2,300 (29), The Nest at RM2,300 pet (13), OUG Parklane at RM2,000 (47), Taman Gembira at RM1,950 pet (32), The Scott Garden at RM1,800 (23), Tiara Mutiara 2 fresh at RM2,000. Kinrara Mas's proven RM1,450 sits under all of it — the value is the gap, and the record says the demand takes it.
The rent picture, honestly one-point. The in-building whole-unit datum is the record itself: RM1,450. PropertyGuru's excerpt — "Rentals start from RM400/month; the building has 18 floors" — is a room-tier floor and is never quoted as the whole-unit price. Rooms: no Kinrara Mas room card exists on the board; the corridor's master-room datum is Arte @ Kuchai Lama at RM1,000 with 41 requests (four kilometres away, a corridor comp, not this building); the registry's room bands (RM600-700 / RM800-900 / RM1000-1200) remain labelled defaults.
The sale side, weakest-link honesty. Brickz carries no indexed row for Kinrara Mas — the search engines largely skip its pages — so the named re-sweep is on-site navigation: Selangor, Puchong, Bandar Kinrara, Kinrara Mas. EdgeProp's history reaches back to "RM100 psf in Feb 2008 for a 700-sqft unit" — launch-era, never a current basis. The entry guide, from dated secondary sources: "unit entry pricing around RM230,000". Worked, asking-basis on the guide, labelled hard: RM1,450 x 12 = RM17,400 on ~RM230,000 = ~7.5% gross, before 2.19%. One trap is fenced: "Kinrara Residence, Puchong — Terrace House, 14 sold, median RM1,280,990 (776 psf)" is a landed project with a near-identical name — never attributed here. See the real cost of self-managing a rental.
The rest. Short-stay: no unit names Kinrara Mas — the geo-search's titles belong to other Kinrara projects: "8 Kinrara 3BR | LRT Access | Near Bukit Jalil" at RM1,185 per five nights (~RM237 a night) and "TEN Kinrara Modern 2R2B" at RM1,299 (~RM260) — corridor band, labelled, never this building's rate. Costs: maintenance "less than RM200 per month" with "a rate of about RM0.15 psf" by dated excerpts; quit rent unpublished. Pets: the corridor is offer-level and the MC position is unpublished — and the offer stands regardless, because SPEEDHOME coliving is cat-friendly — cats welcome in our coliving rooms.
Why a 2010 two-block freehold holds the record
Kinrara Mas is HR Group's freehold pair on Jalan Kinrara 1 — two 18-storey blocks, 569 units (285 + 284 by the three-source family record), Type A 1,091 sqft 3-beds with Type B and C at 1,231-1,240 sqft, completed March 2010 with Certificate of Fitness, under MBSJ, filed on our side under Bukit Jalil. The model is the record's model: family and professional households on 12-month zero-deposit terms, priced under the corridor, renewed by demand the counter can see. Fifteen years in, the plant and common-area cycle is the hold-plan line — read the sinking-fund history before buying. 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, and the by-law variance is one line in the same letter.
5 checks before you commit
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Read the real title document — freehold is the record; confirm the per-parcel category and the quit-rent line. Done: you hold the individual issue document of title.
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Get the MC's written stance — short-stay and multi-tenancy in one request; the by-law text, not a verbal yes. Done: the clauses, in writing, with the COB filing date.
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Get the sinking-fund and special-levy history — a 2010 building's major-asset cycle is the capex risk; the "<RM200" maintenance line does not cover a re-painting levy. Done: the last three years in writing.
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Verify the sale side yourself — no transacted row is indexed; the on-site Brickz path is Selangor, Puchong, Bandar Kinrara, and the RM230,000 guide is a starting point, not a comp. Done: your own dated sale.
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Price the anchor deliberately — the record says RM1,450 clears at fleet-record velocity; the corridor says RM1,800-2,600 exists a mile away. Choose your end on purpose. Done: your ask, justified in writing. See the SPEEDRENO fit-out guide.
FAQ
What yield does Kinrara Mas give?
Worked, asking-basis on the entry guide and labelled hard: RM1,450 x 12 = RM17,400 on ~RM230,000 = ~7.5% gross, before the 2.19% processing fee. The sale data is thin — Brickz is unindexed here — so treat the figure as a guide until your own dated sale.
Can you rent out rooms at Kinrara Mas?
No in-building room card exists on the board, so no room rate is asserted. PropertyGuru's RM400 "start from" is room-tier context only; the corridor's master-room datum (Arte, RM1,000) belongs to another building. See the room rental and co-living guide.
Is short stay allowed at Kinrara Mas?
No unit names the building. The corridor's short-stay band (~RM237-260 a night) belongs to 8 Kinrara and TEN Kinrara — different projects — and the MC's written stance gates the model regardless.
Are pets allowed at Kinrara Mas?
The management's position is not published. Corridor context is offer-level — The Z Residence, The Nest and Taman Gembira cards run pet-friendly — 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; the offer is our policy, and the by-law variance travels in the same letter.
What running it looks like
Setup is three documents plus one discipline: the title copy, the MC's written stance, the sinking-fund history — and family-grade furnishing priced for the anchor position, because the record clears on value, not on gloss. The work is one clean household on a 1,091-1,240 sqft 3-bed — 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 Kinrara Mas unit with SPEEDHOME — zero deposit, we run the viewings, you approve the tenant.
The dedicated-card read with its lifetime counters, the corridor reads, the Brickz non-indexing, the EdgeProp launch-era history, the entry-guide excerpt, the maintenance excerpts and the Airbnb corridor read are of 11 October 2026 (evidence file kinrara-mas-bukit-jalil-market-evidence-2026-10-11.yaml, lane bi-mine-07, server readers); the RM17,400 figure is a labelled asking-basis derivation on the ~RM230,000 entry guide — no transacted file exists and the on-site Brickz re-sweep is the named gap; the RM400 PropertyGuru line is room-tier, never the whole-unit floor; the short-stay band belongs to other Kinrara projects; the "Kinrara Residence" landed row is a different project, never attributed; maintenance "<RM200/month (~RM0.15 psf)" is excerpt-grade; rooms are unmeasured beyond the floor. More: the room rental and co-living guide and the SPEEDRENO fit-out guide.