The Henge Residence, Kepong: Rental Investment

The verdict at The Henge is whole-unit family flats, and the gross is fleet-strong: Brickz live-binds the estate at a median RM449,625 (372 psf) over 29 transactions, and the dedicated agent ladder asks RM2,200-2,800 for three-bed plates. Worked on the transacted base: RM2,200 × 12 = RM26,400 on RM449,625 = 5.9%; RM2,500 × 12 = RM30,000 = 6.7%; RM2,800 × 12 = RM33,600 = 7.5% — an honest 5.9-7.5% gross. The lever is furnish, not floor area: the fully-furnished 1,236 sqft card at RM2,800 outranks the bigger partially-furnished 1,335 sqft card at RM2,500. The drag line is named: ~RM0.27 psf including sinking fund at listing-field grade ≈ RM300/month on the 1,100 sqft plate — the AGM statement is the only number that counts. No room market, no nightly market, whole-unit default.

Three ways to run your unit

Pick a model card and put in your own numbers — the rent field loads RM2,500, the mid card of the three-card agent ladder, and the purchase field loads RM449,625, the Brickz live-bound median over 29 transactions. Both are starting points you overwrite with your own evidence. The answer updates as you type.

What can you earn?

First-party first: SPEEDHOME's board carries zero dedicated Henge listings — a nine-card Kepong corridor pool, all read, with no card naming this building. The corridor's demand counters belong to other buildings and a different class: United Point's room at RM600 with 250 chat requests (1.6 years live); Magnaville's unit at RM1,500 with 167; Perdana Puri's pet-friendly RM1,300 with 157; PPAM Metropolitan's RM2,000 pet unit with 144 (4.7 years live) and its PPA1M variant at RM1,750 with 97; Opal Apartment at RM880 with 104; East Parc Menjalara at RM2,300 with 61. The deepest counter in the corridor is a cheap-stock room card — proof the corridor rents cheap, not proof this estate competes there. A zero-dedicated seat for a RM2,200-2,800 family flat is a listing opportunity, full stop.

The rent ladder, measured and fresh. Mudah's dedicated entity reads "3 Apartment / Condominium For Rent The Henge Residence in Kepong, Kuala Lumpur" — every card agent-run: "RM 2,200 · 1,162 sq.ft. · 3 Bed 2 Bath · Partially Furnished (listed 1 day ago)"; "RM 2,500 · 1,335 sq.ft. · Partially Furnished (2 days ago)"; "RM 2,800 · 1,236 sq.ft. · Fully Furnished (Sep 25)". Read the gradient as an instruction: full furnishing is worth roughly RM300-600 a month here, and the smaller furnished plate out-prices the larger bare one.

The denominator, live-bound. Brickz renders the estate in full: "Median Price PSF RM 372 | Median Price RM 449,625 | Number of Transactions : 29", with complete year counts — 5 in 2025, 12 in 2024, 7 in 2023, 5 in 2022. That is a young file: the 2024 peak is completion-wave stock clearing, 2025 cooled to five, and medians on 29 transactions will move — the P25-P75 subrows did not render this read and stay a re-sweep flag. History frames, never governs: The Edge Malaysia recorded the phase-2 April 2016 launch from RM530,000 (about RM430 psf) after phase one's 736 units sold out within the first two days, and PropertyGuru's project record lists 2026 secondary asking at RM430,000-650,000, around RM420-510 psf — a dated asking band for comparables homework, not a valuation and not a rent. Worked gross on the transacted median: RM26,400 / RM30,000 / RM33,600 a year on RM449,625 = 5.9% / 6.7% / 7.5%.

The holes, named. Maintenance: ~RM0.27 psf per month including sinking fund, at listing-field grade — a 1,098 sqft unit quotes RM302/month, a sibling-class line reads RM292.90 maintenance plus RM29 sinking fund; excerpt grade, so the AGM pack is the confirm route before net-yield claims (SPEEDHOME listings note maintenance and AGM statements are available for review). Quit rent and assessment: not published — a 99-year leasehold title fact. Rooms: zero Henge room-class objects on any channel read; the nearest corridor rooms are kampung/FRIM class at RM950 with 21 chats — not comps. Short-stay: zero Henge-named Airbnb cards; the nearest named operator, Paxtonz "near Kepong, PJ, IKEA" at RM568 per five nights with 820 reviews, is Segambut-corridor stock — the lakeside address does not monetize as nightly inventory this sweep. See the real cost of self-managing a rental.

Why a young lakeside family-flat estate runs whole-unit

The Henge is Sinerjuta Sdn Bhd's Aset Kayamas scheme on 99-year leasehold land beside the 220-acre Kepong Metropolitan Lake — four towers of 41-45 storeys, 1,472 units in two 736-unit phases, completed 2018-2019, with published Type A/A1 plates at 1,300 sqft (3+1 rooms) and Type B at 1,100 sqft (3 rooms), two parking bays per unit, near MRT Metro Prima and the MRR2/DUKE ring. Every published layout is a three-bed family flat, and that is the whole argument: one household, one card, a family that wants the lake and the school run. The estate's very scale — 1,472 doors under one management — writes its rules down and polices access cards; high-density scrutiny is why the written position, not the layout, decides anything beyond whole-unit. With zero room evidence and zero nightly presence, neither alternative has a measured leg to stand on. The durable edge is furnish condition on a young building. The scarce card is the pet-friendly whole unit — pet-friendly setups earn roughly 15-20% more where allowed, market context from the operator registry — and 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

1. Get the AGM pack and fee statements — the check this page cannot finish for you. The RM0.27 psf print is listing-field grade; the maintenance and sinking-fund statements are the only numbers that count. Done: you hold the latest pack, in writing.

2. Read the real title document — 99-year leasehold, DBKL; a 1,472-unit two-phase scheme can mix parcel categories, and the individual issue document of title names yours. Done: you hold the copy.

3. Read the house rules as they stand today — multi-tenancy, pets and short-stay clauses gate every model above whole-unit, and a four-tower estate writes them down. SPEEDHOME coliving is cat-friendly — cats welcome in our coliving rooms — whatever the handbook says. Done: the current by-law text.

4. Price from the transacted base and respect the young file. RM449,625 / 372 psf over 29 transactions governs; the RM430,000-650,000 asking band and the 2016 launch print are context. Quote 5.9-7.5% gross with the fee drag named, never a net. Done: your offer references them.

5. Spend on furnish, not on reconfiguring — the measured gradient says full furnishing earns RM300-600 a month here; RM20,000 lean and RM40,000 premium are SPEEDRENO planning assumptions, not quotes. See the SPEEDRENO fit-out guide. Done: scope stays reversible.

FAQ

What yield does The Henge give?

Gross, on the Brickz live base: RM2,200 × 12 = RM26,400 on RM449,625 = 5.9%; the mid card RM2,500 × 12 = RM30,000 = 6.7%; the furnished RM2,800 × 12 = RM33,600 = 7.5% — honest band 5.9-7.5% gross, fleet-strong for a 2018-vintage tower. The fee drag is ~RM300/month at listing-field grade; net waits on the AGM pack, and the 29-transaction file is young enough that medians will move.

Can you rent out rooms at The Henge?

Zero room-class cards were found on any channel read this sweep — per-room economics are unmeasured here, and the nearest corridor rooms are a different stock class. A physical partition needs the management's prior written approval, and Kuala Lumpur's 2023 commercial-strata partition circular is the cautionary class for build-and-beg partitions. The written position gates any split. See the room rental and co-living guide.

Is short stay allowed at The Henge?

Zero Henge-named Airbnb cards this sweep — the model has no measured presence in this building. Only the current written by-law text settles permission; the corridor's named operators (Paxtonz at RM568 per five nights) are other buildings' stock, never this estate's licence.

Are pets allowed at The Henge?

The MC's stance is not published. Pet-friendly setups earn roughly 15-20% more where allowed — market context from the operator registry, not a measured Henge figure; the corridor's pet cards are other buildings' offers. 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 the pack that hardens the numbers: the title copy (leasehold parcel, individual title) and the current house rules, with the AGM statements turning the RM0.27 psf excerpt into a real cost line. The work is one clean furnished three-bed card to a screened 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 Henge unit with SPEEDHOME — zero deposit, we run the viewings, you approve the tenant.

The own-board pool read, the three-card entity read, the Brickz live bind, the maintenance excerpts and the Airbnb read are reads of 12 October 2026 (evidence file the-henge-residence-kepong-market-evidence-2026-10-12.yaml); the RM26,400, RM30,000, RM33,600, 5.9%, 6.7% and 7.5% figures are labelled derivations from those inputs; the RM449,625 / 372 psf / 29-transaction values are the live-bound Brickz prints; the RM0.27 psf and RM302/month fee figures stay excerpt grade until the AGM pack lands, never an estimate dressed as a rate; the launch and asking-band history is context, never the denominator. More: the room rental and co-living guide and the SPEEDRENO fit-out guide.