Own a unit at Sfera Residency (or buying one)? Run it whole-unit — and this is the building where the split loses on paper, not just on rules. The 3-bed band asks RM1,800-2,200, while the one measured room rate here is RM550: three rooms gross RM1,650, less than the whole unit. About 4.2-5.4% a year gross on the RM490,000-510,000 band — entry price governs the return. Leasehold commercial strata, so the title check comes first and short-stay has zero building-named units today.
Three ways to run your unit
Pick a model card, tell the tool which unit you own, then put in your own numbers. The answer updates as you type, and the charts show the trade-offs.
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What can you earn?
The measured band, read card-by-card on 12 Oct 2026 from the building's 23 live listings: 3-beds (960-1,000 sqft) ask RM1,500-2,600, with the typical cluster at RM1,800-2,200 — an agent-dominated ladder, freshest card end-September at RM2,200. The 4-bed plates (1,889-2,003 sqft) have no measured rent card at all; one portal card renders "4-bed / 985 sqft", which is a listing error against the family's unit record — treat it as a 3-bed class card.
Worked out: RM2,000 x 12 = RM24,000 divided by RM510,000 = 4.7% a year gross; the band runs 4.2-5.4%. Be careful with the denominator: the quoted transacted median (RM510,000, about RM538 psf for 2021-2025) sits ABOVE the live asking band of RM405,000-530,000 (RM411-532 psf) — a conflict recorded, not resolved; the registry row for this project does not exist (its page 404s). Only the sub-RM420,000 ask tail pushes toward 5.3-6.5%. Buy the entry, not the median.
The room datum is the interesting number here. Our own board's only dedicated Sfera card is a room at RM550, pet-friendly, holding 65 chat requests across 3.4 years — real demand, proven. But three rooms at RM550 gross RM1,650 against the RM1,800-2,200 whole ask: the split loses money before it earns a single extra chore. Most buildings in this fleet show rooms winning; this one does not, and the calculator shows it the moment you type the numbers.
Short-stay: zero building-named units. The Airbnb page serves 3 Elements and Meta Residence stock — the corridor's product, not this tower's. The management's letter gates any change to that.
Why whole-unit wins here
Sfera is a 2018 YNH tower at the Putra Permai neck — 519 units over 46 storeys, between the Equine Park MRT belt and the Seri Kembangan town grid. The 3R2B plates (978-996 sqft) are family-format, and the whole-unit band clears the split arithmetic without touching a wall. Two structural facts shape the buy more than the rent: the leasehold term (finite, and your exit buyer's bank cares) and the commercial-strata title — it is why utility rates run commercial and why the per-parcel title category is the first document you pull. The podium carries retail and office strata; your unit's paper decides what an approved tenancy looks like.
Costs: maintenance is quoted around RM0.28 psf including sinking fund, but that is a 2015-vintage single-source figure — about RM274 a month on a 978 sqft plate if it still holds. On the 4-bed plates the same rate would run RM529-561 a month, a quarter or more of a 3-bed's rent — which is exactly why no measured 4-bed rent card surviving at scale would surprise you. Confirm the current schedule before underwriting. Quit rent is not published; the pet and short-stay positions are not public (our room card is pet-friendly at the offer level).
5 checks before you buy
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Get the real land title document — leasehold, commercial strata: the remaining term and the parcel category decide your exit as much as the price. Done: you hold the title copy.
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Get the management's rules in writing — short-stay, a second occupant, pets. One letter answers all three. Done: you have the letter.
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Get the real running costs — the RM0.28 psf figure is a decade-old quote; get the current schedule and the sinking-fund position. Done: a number on paper. See the real cost of self-managing a rental.
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Show your renovation plan to MPKJ before you sign anything. Selangor names no blanket partition ban, but strata alteration approvals still apply — furniture yes, structure no. Done: the council tells you in writing.
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Until checks 1 and 2 are done, buy nothing you cannot undo. A reversible SPEEDRENO rental fit-out converts the unit back in a day.
FAQ
Can you rent rooms at Sfera Residency?
Room demand is real — our own room card at RM550 drew 65 chat requests over 3.4 years — but the split loses: 3 x RM550 = RM1,650 against the RM1,800-2,200 whole band. Whole-unit wins on arithmetic here before any by-law question. See the room rental and co-living guide.
What yield does Sfera Residency give?
About 4.2-5.4% a year gross on the typical RM1,800-2,200 band over the RM490,000-510,000 figure band; only sub-RM420,000 entries reach 5.3-6.5%. The transacted record conflicts with the asks and the registry row 404s — asking-side all the way down. Run your own numbers in the calculator above.
Is short-stay allowed at Sfera Residency?
Zero building-named short-stay units exist today, and only the management's written by-laws can open the channel — Malaysia's top court confirmed a management can ban it outright (Verve Suites ruling, 2020). Get the letter before spending money.
Are pets allowed at Sfera Residency?
The building's rules are not public; our own room card here is pet-friendly at the offer level. SPEEDHOME coliving is cat-friendly — cats welcome in our coliving rooms — and pet-friendly rooms earn about 15-20% more. The offer is SPEEDHOME policy; building rules can vary.
What running it looks like
Setup is the two documents: title (term and category read) and the management's letter. The work is one tenant whole-unit — a family on the 978-996 sqft plate — with the cycle of one listing, viewings, a stamped tenancy agreement, then rent day. The differentiated card (furnished, zero deposit, priced inside the measured cluster) is the one that moves in a 23-card agent ladder; SPEEDHOME runs the listing, the viewings and the screening, and you approve the tenant before the agreement is signed. Keep the fit-out reversible, and re-price on dated comparables at renewal.
Ready? List your unit with SPEEDHOME — zero deposit, we run the viewings, you approve the tenant.
All figures are asking rents read card-by-card on 12 Oct 2026 from the building's 23 live listings plus our own board's operating record; sale figures are excerpt-grade with a recorded conflict. More: the landlord investment decision guide.