The Leafz, Sungai Besi: Rental Investment

The verdict at The Leafz is whole-unit across a nine-layout spread, measured mid-band under a supply overhang: the Mudah dedicated entity's only card asks RM2,000 for a 1,050 sqft 3-bed (by owner, unfurnished), our own dedicated board card at RM1,800 has held 149 chats and 14 viewings on a 4.4-year plate, and Brickz's live read supplies the denominator — RM421 psf and a RM408,625 median across 246 transactions (2015-2025). On those inputs the gross yield re-derives to 5.3-5.9% on the median, 4.9-5.4% at RM421 psf x 1,050 sqft — mid-band, because iProperty carries 30 units for rent and the guide's starting band runs RM1,799-2,800 wide: pricing power sits with tenants. Rooms are a corridor market, not a building one — zero room cards here, and the corridor's RM650 room rate times three tops out at RM1,950, below the whole card. Zero Leafz-named Airbnb. Maintenance: the circulating RM0.25 psf is a 2015 launch rate.

Three ways to run your unit

Pick a model card and put in your own numbers — the rent field loads RM2,000 (the measured by-owner 3-bed card) and the purchase field loads RM408,625, the Brickz transacted median over 246 transactions; the 2025 window is four sales thin, so a dated basis of your own still overrides it. The answer updates as you type.

What can you earn?

First-party first: SPEEDHOME's page reads "1 Zero Deposit Condos for Rent in The Leafz, Sungai Besi · 33 nearby" — one dedicated card, RM1,800, holding 149 chat requests and 14 viewings since May 2022 on a plate 4.4 years live. The corridor feed around it carries the demand counters: Damai Residence's single room at RM650 with 324 chats, Razak City at RM1,500 with 226, Residensi Tasikmas at RM1,500 with 180, The Hipster's room at RM1,200 with 171, RC Residency's pet-friendly RM1,700 with 137.

The measured card, verbatim. Mudah's dedicated entity prints "1 Apartment / Condominium For Rent The Leafz in Sungai Besi, Kuala Lumpur" with exactly one card: "The Leafz Residence · RM 2,000 · Monthly · 1,050 sq.ft. · 3 Bed 2 Bath · Serviced Apartment · Unfurnished · By Owner: Syafiq (09/26)". The area guide frames the spread — excerpt-class, labelled as such: "The starting rent price is RM 1 799 - RM 2 800", studios "from ~RM1,700-1,800/month", the 3-bed 1,025 sqft class "up to ~RM2,800/month". One card is a floor, not a market; the guide band is the ceiling shape.

The denominator, live. Brickz's rendered read: "Median Price PSF RM 421 | Median Price RM 408,625 | Number of Transactions : 246", spanning "All Transactions ( 2015 - 2025 )" with "2025 ( 4 ) 2024 ( 19 ) 2023 ( 18 ) 2022 ( 29 )" — the 2025 window is four sales thin and the P25-P75 subrows did not render. Labelled derivations from those inputs: RM1,800-2,000 across twelve months is RM21,600-24,000 — 5.3-5.9% gross on the RM408,625 median, 4.9-5.4% on RM442,050 (RM421 psf x 1,050 sqft). Supply is why the band sits mid, not top: "iProperty - 30 units for rent at The Leafz".

Rooms, short-stay, costs — the honest holes. Zero room-class cards at the building this sweep; the corridor's room machine — Damai Residence's RM650 room at 324 chats — is a different building on Jalan Sungai Besi. On that corridor rate a 3-bed split tops out near RM1,950, below the RM2,000 whole card on labelled arithmetic. Airbnb: no card title contains "Leafz"; the corridor's short-stay stock (Ku Homestay RM1,088 per five nights, LibertyHome's seven-bedroom RM926, Unistay's master room RM300) is other buildings' trade. Maintenance: "reported at ~RM0.25 per sqft (initial launching rate)" — a 2015 figure, "roughly RM250+ per month" on 1,025 sqft; the current JMB/MC schedule is the only number that counts. Quit rent: not published. See the real cost of self-managing a rental.

Why a 643-unit rail-junction spread runs whole-unit

The Leafz is EXSIM's 643-unit, three-block scheme at Jalan Hang Tuah 2, Taman Salak Selatan, completed Q2 2015 with a GBI certificate dated August 2016 and the Salak Selatan LRT/KTM interchange, Kuchai MRT and Taman Naga Emas MRT in its transit set. Nine layouts from 750 to 1,430 sqft make two markets inside one address: the compact 1-beds let themselves near the guide's RM1,700-1,800 studio class, while the 3-bed plates across the A1-to-D2 spread need the furnish lever to reach RM2,800 — same-vintage stock sets the ceiling, not your renovation. The supply overhang (30 iProperty units) rewards the priced-right, condition-clean card, which is exactly what a 4.4-year plate at RM1,800 with 149 chats proves this corridor absorbs. Two record conflicts stay open and resolve on documents, not portals: the storey count (22 versus 28 across sources — read the strata plan) and tenure (portal "freehold" labels are excerpt-class; the issue document of title governs). The scarce card remains the pet-friendly whole unit — 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 for the corridors; the offer is our policy, the by-law variance is one line in the same letter.

5 checks before you commit

1. Read the real title document — tenure and title category are document facts, and the storey-count conflict (22 versus 28) resolves on the strata plan, not the brochure. Done: you hold the copy.

2. Get the MC's written position on short-stay, multi-tenancy and pets — the nine-layout mix makes the sharing question per layout class, and the letter, not the bedroom count, answers it. SPEEDHOME coliving is cat-friendly — cats welcome in our coliving rooms — whatever the handbook says. Done: the letter itself.

3. Get the real running costs — the RM0.25 psf fee is a 2015 launch rate; the AGM pack carries the revisable schedule, the sinking-fund balance and the drainage record since EXSIM's 2022 rainwater-downpipe statement. Done: the latest statement.

4. Price against the estate's internal comparables — 30 competing units and a RM1,799-2,800 starting band mean the price is the problem, not the finish, when a same-layout unit re-lets faster. Done: your asking rent references the measured band, not a corridor average.

5. Keep the fit-out reversible and condition-first — RM20,000 lean and RM40,000 premium are SPEEDRENO planning assumptions, not quotes; drainage, sanitary and electrical precede redesign on a GBI-era tower, and structural change goes to the management in writing first. See the SPEEDRENO fit-out guide. Done: scope stays reversible.

FAQ

Can you rent out rooms at The Leafz?

No room-class card was measured at the building — zero this sweep. The corridor's room machine (Damai Residence, RM650, 324 chats) is a different building on Jalan Sungai Besi; on that corridor rate a 3-bed split tops out near RM1,950, below the RM2,000 whole card. Whole-unit wins on labelled arithmetic before the by-law question even opens. See the room rental and co-living guide.

What yield does The Leafz give?

5.3-5.9% gross on the Brickz transacted median (RM408,625 across 246 transactions) against the measured RM1,800-2,000 band; 4.9-5.4% on RM442,050 (RM421 psf x 1,050 sqft). These are labelled derivations dated 12 October 2026 — the 2025 transaction window is four sales thin, so re-check the denominator before an offer.

Is short-stay allowed at The Leafz?

Zero Leafz-named Airbnb presence was measured — no card title contains "Leafz". The Sungai Besi and Chan Sow Lin short-stay trade runs from other buildings' stock, and management corporations hold statutory authority over transient lets — the Federal Court confirmed that power in 2020. Nothing here underwrites a guest clock before the MC's written position.

Are pets allowed at The Leafz?

The MC's stance 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 from the operator registry. The offer is SPEEDHOME policy; the by-law variance travels in the same letter.

What running it looks like

Setup is two documents: the title copy (tenure and plate named) and the MC letter (short-stay, multi-tenancy, pets). The work is one clean card in the measured band with zero deposit — this corridor's 149-chat, 4.4-year plate is the proof the demand absorbs supply — while 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 The Leafz unit with SPEEDHOME — zero deposit, we run the viewings, you approve the tenant.

The own-board corridor read (34-card feed with lifetime counters), the Mudah dedicated single-card entity read, the Brickz live read and the Airbnb read are reads of 12 October 2026 (evidence file the-leafz-sungai-besi-market-evidence-2026-10-12.yaml); the RM21,600-24,000, 5.3-5.9%, 4.9-5.4% and RM1,950 figures are labelled derivations from those inputs, and the maintenance figure stays launch-rate-flagged. More: the room rental and co-living guide and the SPEEDRENO fit-out guide.