Own a unit at PPA1M Larai? The default is the whole-unit let, and the measured plate is steady: RM1,400-1,650 on the uniform 1,022 sqft three-bed, mode RM1,500, on a seven-card entity where every advertiser is a private owner — civil-servant landlords, no agent book. The margin engine is the fleet's cheapest management on record: RM112 a month, scheme-subsidized. Yield is a paper band — 4.3-6.2% over the RM320,000-389,000 asking band — because no transacted denominator exists: Brickz holds no row, and the 10-year sub-sale moratorium counted from your SPA date is what makes the exit, not the rent, the decision. Rooms: no market here, and scheme rules discourage sharing. Short stay: one homestay unit at RM210 a night — a compliance flag, not an upside. Run the tenancy numbers, then check your moratorium window, before committing anything.
Three ways to run your unit
Pick a model card, put in your own numbers — the loaded price is the RM320,000 asking floor and the loaded rent is the measured RM1,500 mode plate. The answer updates as you type.
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What can you earn?
First-party first: SPEEDHOME has no dedicated Larai slug — the area page serves a 15-card Putrajaya/Cyberjaya pool with zero Larai-named cards (CyberSquare RM1,300-1,380 with 67-127 chat requests, The Domain 4 at RM1,500 with 431) — so in a 1,680-unit estate your card would be the only live dedicated zero-deposit one. That pool is corridor context, not Larai evidence.
The measured market is small and clean: seven live cards, all private advertisers, asking RM1,400-1,650 for the uniform 3/2 1,022 sqft plate — RM1,650 late September, RM1,400 early September, two RM1,600 "Renovated" cards, mode RM1,500. No agents means no relaunch churn: a steady one-card-a-week owner drip, which is also the competition — other civil-servant landlords, priced by condition. The sale side is asks only: the raw Mudah sale feed prints "3 bedroom units for sale from RM 320 000" with a renovated corner at RM389,000 — live asks sitting in tension with the 10-year moratorium, recorded as asks and never as transactions. Brickz holds no Larai row, coherent with the moratorium; portal summaries (PG from RM370k, EdgeProp RM400,000) are parked unverified. So the honest yield statement: RM1,400-1,650 over RM320,000-389,000 asks is 4.3-6.2% gross, a labelled paper band with no transacted denominator — and the nearest kin row (PPA1M Pudina, median RM320,000) is a different building, never merged.
Running costs are the story in your favour: RM112 a month on a 1,000 sqft three-bed listing field — roughly RM0.11 psf, the cheapest management figure the fleet has recorded, scheme-subsidized. Single-listing grade, so confirm it at the JMB; the EdgeProp RM155 figure is summarizer-grade and parked. Short stay: exactly one building-named unit in the grid, "Putrajaya Homestay Precinct 6 Near PICC Larai" at RM210 a night with a 4.63 rating — and that is a scheme-compliance flag (PPA1M conditions sit against homestay use), priced as a defect to avoid, not an upside to copy.
Why the moratorium is the investment
PPA1M Larai is a leasehold civil-service scheme — 1,680 units in nine 24-storey blocks on 17.7 acres at Presint 6, CCC awarded 15 March 2017 to Protasco Development Sdn Bhd — with three-bed formats of roughly 1,000-1,200 sqft and four-beds about 1,500. Portal records conflict on tenure; the parcel's title file settles it. The scheme rules are the alpha and the constraint: purchases are LPPSA-funded, renting to government and private tenants is permitted, and original buyers face the 10-year sub-sale moratorium counted from the SPA date — not from completion, and the purchase wave preceded construction.
What that means in practice: the tenancy is the trade. Inside the window a parcel rents but does not trade on the open market, which is why the live asks at RM320,000-389,000 are a signal of intent, not a market — and why the RM112-a-month management and the steady civil-service demand carry the whole return. The demand base is the federal administration itself; the supply base is 1,680 near-identical units, so condition and the zero-deposit channel decide your vacancy. Your parcel's own SPA date and title file — not this page, not the completion year — settle whether and when the exit opens.
5 checks before you buy
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Get the real title document — and the SPA date. Leasehold with a tenure conflict in portal records, inside a moratorium scheme: the issue document plus the SPA settle tenure, category and the exit window in one read. Done: you hold both.
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Get the written scheme and management positions in one letter — multi-tenancy, short stay, renovation, pets. Take it from the scheme manager and the JMB both. Government-scheme covenants bite differently from a private MC's by-laws. Done: the letter itself.
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Get the real running costs. RM112 a month is a listing field, the cheapest the fleet has recorded; the latest maintenance and sinking-fund statement — and the sinking-fund balance — is the number that holds. Done: the latest statement. See the real cost of self-managing a rental.
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Show your renovation plan to PPj before you sign anything. Furniture yes, structure no, partitions never without written approval — and scheme conditions first. Done: written reply.
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Until the moratorium question and checks 1 and 2 are settled, buy nothing you cannot undo. A reversible SPEEDRENO rental fit-out with family-durable finishes serves the whole-unit play the measured plate supports — and it converts back in a day.
FAQ
Is PPA1M Larai a room-rental investment?
No — the entity is 100% whole-unit, PPA1M scheme rules discourage sharing, and no in-building room rate exists to measure. The uniform 1,022 sqft three-bed is a family or shared-professional home, let whole. SPEEDHOME coliving is cat-friendly — cats welcome in our coliving rooms — whatever the scheme decides about sharing.
What yield does PPA1M Larai give?
A labelled paper band: 4.3-6.2% gross — RM1,400-1,650 measured rent over the RM320,000-389,000 asking band, with no transacted denominator (Brickz nil, moratorium-coherent) and the asks themselves sitting inside a legally gated transfer window. The RM112-a-month management is the margin that makes the low rent work. Enter your own dated numbers in the calculator above.
Is short-stay allowed at PPA1M Larai?
One homestay unit runs at RM210 a night in the grid — and it is a compliance defect, not a signal: PPA1M government housing running homestay inventory sits against scheme conditions. Treat short stay as closed here until the written scheme position says otherwise.
Are pets allowed at PPA1M Larai?
No in-building pet flag was measured this sweep. SPEEDHOME coliving is cat-friendly — cats welcome in our coliving rooms; the roughly 15-20% premium class is market context, applied only when pet-friendly is confirmed for your unit. The scheme-level position is not published and can vary; the offer is SPEEDHOME policy.
What running it looks like
Setup is two documents: the title with the SPA date (which settles the moratorium window) and the written scheme position (which settles multi-tenancy, pets and short stay). The work is one household in one cleanly kept 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; if the condition tier needs 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 7-card private entity, the raw sale-feed asks, the Brickz nil and the Airbnb grid are reads of 11 October 2026; the yield is a labelled derivation on the asking band. More: the landlord investment decision guide.