Whole-unit family let on a formed LRT-walk market — that is the verdict at M3 Residency, and the denominator is the deepest of this cohort. Twelve live cards on the Mudah entity read RM1,550-2,000: 3-bed plates (908-1,000 sqft) run RM1,550-2,000 with furnished units asking RM2,000, and 4-bed plates (1,000-1,100 sqft) hold RM1,700-1,900. Brickz indexes the building under its full name — Medan Mega Melati (M3) Residency — with 35 transactions, median RM412,500 (390 psf), P25 RM330,000: asking-basis 4.5-7.3% gross across P25-to-median denominators, the P25 pairing the strong side. The room split is marginal-to-losing: corridor rooms start at RM300 and one in-building room-class card asks RM900, so the arithmetic only wins at rates this corridor does not support. Short stay: zero building-named Airbnb. Our board: zero dedicated listings. Leasehold to 2111, maintenance not published anywhere.
Three ways to run your unit
Pick a model card, put in your own numbers — the loaded price is the RM412,500 Brickz median and the loaded rent is the RM1,780 twelve-card band mid. The answer updates as you type.
Loading the renovation ROI comparison…
What can you earn?
First-party first: SPEEDHOME's entity page reads "Zero Deposit Condos for Rent in M3 Residency · 35 nearby — Verified" — zero M3-named cards in the 34-card pool, first-mover vacancy. The corridor demand record next door is deep: PV3 Platinum Hill's RM1,700 cards carry 92 chat requests (live since 2019, a 7.7-year vintage) and 83 more on a 2023 twin; The Ridge KL East RM3,000 at 43; Vista Wirajaya 2 RM2,000 at 19; Serini Melawati RM3,100 pet-friendly at 3. Context, not M3 comparables.
The measured market, every card read. Mudah's entity prints "12 Apartment / Condominium For Rent M3 Residency in Setapak, Kuala Lumpur", cards three days to four weeks old, eleven of twelve agent-run. The 3-beds: "RM1,600 983 sqft 3/2 'MURAH MURAH ... DEKAT LRT'", "RM1,600 908 sqft 3/2 'Actual Unit'" (the one private card), "RM1,550 925 sqft 3/2 '[BELOW MARKET]'", "RM2,000 925 sqft 3/2 FF '4-aircond Walk To LRT'". The 4-beds: "RM1,900 1,000 sqft 4/3", "RM1,700 1,092 sqft 4/3 'Below Market'", "RM1,800 1,100 sqft 4/3 '3aircond M3Mall'", "RM1,799 1,089 sqft 4/3". Half the copy sells the walk to Taman Melati LRT and the mall below — that is the demand engine, and it prices family plates, not rooms.
Worked arithmetic, both pairings labelled. Median-basis: RM1,550-2,000 x 12 = RM18,600-24,000 over RM412,500 = 4.5-5.8% gross. P25-basis: the same rents over RM330,000 = 5.6-7.3% — the strong side of the building, and the honest reason an entry-priced unit beats a median-priced one here. Both are asking figures; the Brickz row is an excerpt over 35 transactions, the deepest denominator in this batch.
Rooms: the only in-building signal is a room-class card — "Service Residence for Rent in M3 Residency by PL Tan - Bedroom ... RM 900 /mo" — one point, plate unbound, search-excerpt grade. The corridor machine is deep and cheap: iBilik prints "64 rooms for rent in Taman Melati, updated October 2026 ... from RM300 per month". So the split arithmetic runs RM900-2,700 on the 3-bed and RM1,200-3,600 on the 4-bed — a range so wide it only beats the RM1,550-2,000 whole band at top-of-band room rates this corridor does not support at M3 itself. Whole-unit default; rooms stay corridor context.
Short stay: the Airbnb search returns "Homes near M3 Residency" with no listing title containing M3 — "Lobby Block B - M3 Residency" is a photo caption, not a title. The 12 nearby listings at RM364-6,380 per five nights are other properties.
Running costs: maintenance and sinking fund are NOT PUBLISHED — the probe returned only generic guides, no M3-specific figure anywhere. See the real cost of self-managing a rental.
Why a mall-podium estate prices family plates
M3 Residency is Mega Planner Jaya's 412-unit scheme — two 16-storey blocks atop the M3 Shopping Mall podium, completed around 2015-2016, facilities on the Level 6 podium, 250-300 metres from Taman Melati LRT with TAR UMT in the catchment. The geometry decides the product: a mall-and-LRT address serves commuters, students and small families who want a whole unit with everything one escalator away. That is why eleven of twelve live cards are agent-run family lets and none is a room card — the demand that pays here is whole-household demand. The 2018 auction archive (a 1,092 sqft unit at a RM364,500 reserve) is history, not a comp, but it carries one live fact: the leasehold term runs to 2111.
5 checks before you commit
-
Get the real title document — leasehold with the term dated to 2111 on the archive record; your own issue document settles the remaining term, category and parking. Done: you hold the copy.
-
Get the management's written position on multi-tenancy, short stay and pets — one letter answers all three. SPEEDHOME coliving is cat-friendly — cats welcome in our coliving rooms — whatever the handbook says for the corridors. Done: the letter itself.
-
Get the real running costs — maintenance, sinking fund, quit rent; none published anywhere, and the AGM pack carries the audited accounts. Done: the latest statement.
-
Show your fit-out plan to DBKL before structural work — reversible refresh yes, partitions never without written approval. Done: written reply.
-
Until the letter and the statement are in hand, commit nothing you cannot undo. A reversible SPEEDRENO fit-out keeps the family whole-unit play alive without closing any door. Done: scope stays reversible.
FAQ
Can you rent rooms at M3 Residency?
The only in-building signal is one RM900 room-class card on iProperty, plate unbound. Against a measured RM1,550-2,000 whole band, the split needs RM500-900 sustained per room — corridor rooms start at RM300 and the corridor does not support those rates at M3 itself. Marginal-to-losing; letter-gated regardless. See the room rental and co-living guide.
What yield does M3 Residency give?
4.5-7.3% gross asking-basis: RM1,550-2,000 rents over the RM412,500 Brickz median (35 transactions, full-name row, excerpt grade) on the weak side, over the RM330,000 P25 on the strong side. Enter your own dated numbers above.
Is short-stay allowed at M3 Residency?
Zero building-named Airbnb units were measured — the "Lobby Block B" photo caption is not a listing title. Treat short stay as closed until the management's written position says otherwise.
Are pets allowed at M3 Residency?
The building's own position is not published. SPEEDHOME coliving is cat-friendly — cats welcome in our coliving rooms — and pet-friendly setups earn roughly 15-20% more where allowed, market context rather than an M3 measurement. The offer is SPEEDHOME policy; the by-law variance is one line in the same letter.
What running it looks like
Setup is two documents: the title copy (leasehold, mall podium) and the management letter. The work is one family in one plate — listed inside the measured band, furnished to the four-aircond FF standard the RM2,000 cards set, one escalator from the mall and a short walk from the LRT. Zero deposit, professional screening, and SPEEDHOME runs the listing, the viewings and the rent collection while you approve the tenant before anything is signed; if the unit needs condition work first, that is one company too, not a contractor who leaves after handover.
Ready? List your unit with SPEEDHOME — zero deposit, we run the viewings, you approve the tenant.
The zero-dedicated board read, the 12-card Mudah entity, the Brickz full-name row, the iBilik corridor print and the Airbnb search are reads of 11 October 2026 (evidence file m3-residency-market-evidence-2026-10-11.yaml); yields are labelled derivations on asking figures. More: the Gombak rental guide and the Setapak rental guide.