The Lumayan in Bandar Sri Permaisuri, Cheras is a 2008 leasehold development by Danau Lumayan Sdn Bhd comprising three blocks of a single 830 sq ft, three-bedroom, two-bathroom layout. Located near Taman Tasik Permaisuri and HUKM, units suit long-term whole-unit tenancies driven by hospital staff and Salak Selatan rail commuters.
How do you make the unit eligible for the scarce segments?
Before the building record, decide what demand you are fitting this unit for. Pet-friendly whole-unit tenancies and properly managed co-living sit on the thin-supply side of Malaysian rental demand, while generic one-year lets compete against every identical listing in the postcode. That scarcity is a reason to convert deliberately: you run your own numbers through the calculator below before committing capital.
The upstream move is fit-out, not marketing. A SPEEDRENO rental fit-out is a reversible, condition-led renovation that makes the unit eligible for the segment you choose — pet-durable finishes for the pet-friendly whole-unit play, shared-space standards for co-living — and the finished unit then lists on SPEEDHOME against that demand. Keep the conversion inside what the management's written position allows; the MC letter gates the model, the fit-out only serves it.
The Lumayan record: what is verified, and what is not
Verified: The Lumayan is a three-block, single-layout middle-cost scheme in Bandar Sri Permaisuri by Danau Lumayan Sdn Bhd. StarProperty's project record states the developer as Danau Lumayan Sdn Bhd at Jalan Tasik Permaisuri 2, Bandar Tun Razak, 56000 Kuala Lumpur, describing a middle-cost apartment with full condominium facilities in Bandar Sri Permaisuri, between KL city centre and Petaling Jaya. The record states a leasehold tenure, three blocks, a November 2008 completion, a launch price from RM94,990 after the 5% Bumiputera discount, and one published layout — 3 bedrooms and 2 bathrooms at 830 sf, with an attached master bath and an entrance hall opening to living and dining areas with a yard. No storey count, total unit count or per-parcel title category appears in that record, and this page states none. Because several Lumayan-branded schemes sit in the same Bandar Sri Permaisuri precinct, confirm the parcel against the 2008 Danau Lumayan scheme before relying on any listing copy: the PropertyGuru project record and the iProperty project record both carry this 2008 three-block development and its 830 sf layout.
| Question | Public-record answer |
|---|---|
| Developer and location | Danau Lumayan Sdn Bhd, Jalan Tasik Permaisuri 2, Bandar Tun Razak, Bandar Sri Permaisuri (StarProperty) |
| Blocks, storeys, units | 3 blocks; storey count and total unit count are not stated in any cited record — the strata register settles them |
| Layout | single published layout of 830 sf, 3 rooms, 2 baths (StarProperty) |
| Tenure and launch | Leasehold; from RM94,990 at launch after the 5% Bumiputera discount (StarProperty) |
| Completion | November 2008 (StarProperty; handover and certificate-of-completion records) |
| Title category per parcel, current rents, management position | not in the public record; obtain the title and the current written by-law text |
That table is deliberately one honest row per question. A single-layout 2008 middle-cost block is exactly where invented unit counts and phantom "phases" creep into listing copy — this page admits none of them, and keeps the unit count explicitly approximate.
Which model is even on the table?
Nothing beyond a conventional whole-unit letting is on the table until the management answers in writing. The operating model is set by the parcel's actual layout and the management's written position on short-stay, multi-tenancy and renovation—not by bedroom count. Get the MC letter first; the model table follows.
| Model | Status here | What decides it |
|---|---|---|
| Whole-unit, 12-month | Recommended base case — the single published layout is a 3-room household format | One household, the 830 sf layout as built, dated comparable for the actual unit — healthcare staff, medical students and government-hospital employees near HUKM are the evidenced demand |
| Existing-bedroom sharing | Conditional | Written management position on multi-tenancy plus viewing proof the common areas work — a 3-room, 830 sf floor plan makes this a written-permission question, not a space question |
| Co-living service | Do not assume | A workable service plan, shared-space standard and explicit management clearance — in a uniform-layout middle-cost scheme the JMB's written position and DBKL building by-law compliance sit at the centre of the answer |
| Short stay | Do not underwrite | Current written by-law permission; nothing public settles it |
A Bandar Sri Permaisuri point: this is an established, self-contained neighbourhood around a lake-and-stadium district — Taman Tasik Permaisuri and Hospital Canselor Tuanku Muhriz (HUKM) are the anchors, with access via the Salak Selatan LRT and KTM stations — and an 18-year-old middle-cost block here competes on condition, not on facilities. A dated unit loses to a refreshed one at the same address. That is a fit-out question before it is a rent question, which is why the calculator run comes before any spend. If the sharing gate clears, the room rental and co-living guide is the next read — it is not evidence that this building has cleared it. The Cheras rental guide covers the tenant side of the wider district.
Which numbers must you run before committing any capital?
Enter current evidence for this exact unit and test whether extra capital earns a marginal return. Purchase basis, refurbishment, furnishing, annual charges, vacancy allowance and rent are editable precisely because no public source establishes current figures for this building.
Loading the renovation ROI comparison…
- Enter the purchase basis and a dated whole-unit comparable for the same format and condition — not a portal asking price.
- Add the actual strata charges, insurance, repairs and a vacancy allowance from the latest statements rather than a generic yield percentage.
- Compare condition-critical work against a higher-spend scope; if the extra spend does not lift economic NOI enough to justify itself, it is dominated.
- Add a sharing scenario only after management has answered in writing and a viewing proves the common areas work.
The self-management cost calculator separates recurring operations from a one-off fit-out. The output is a decision range.
What exact diligence should you run before an offer or renovation?
The title, the management record and the actual parcel matter more than the neighbourhood name. Obtain these before committing capital: The parcel sits under Dewan Bandaraya Kuala Lumpur (DBKL), the local authority for Kuala Lumpur building and land matters.
- The issue document of title and parcel plan — including the title category, which decides what an approved residential tenancy even looks like here.
- Current JMB/MC by-laws or house rules, and the written approval process for renovation, existing-bedroom sharing, pets, short stay and submeters — lift and parking density makes diligent JMB oversight and DBKL building by-law compliance part of the day-to-day here, so read how the committee enforces.
- The latest maintenance and sinking-fund statement, AGM material and any special-levy notice — an 18-year-old block's major-repair cycle is a real line item, not a hypothetical.
- Dated, same-format whole-unit comparables with condition recorded; ask SPEEDHOME for current listing evidence rather than reusing old asking prices.
What are the downside risks and stop rules?
The main downside is spending for an operating model the parcel, market or management will not support. If written rules do not support sharing, revert to the whole-unit case. If the actual common areas do not work for separate occupants, do not solve that with a partition — a partition needs the management's prior written approval. If the high-spend fit-out shows a weak marginal return, narrow the scope to condition-critical work — in an older block, condition-critical work usually dominates.
Short stay stays a stop rule until written management evidence says otherwise; a well-connected Cheras address attracts homestay marketing, but heavy marketing around a building is not permission, and a management corporation can prohibit short-term letting by by-law. Preserve the inspection and handover record whichever tenancy is chosen.
FAQ
Is The Lumayan a room-rental investment?
The single published layout is a 3-room, 830 sf household format — sharing it is a written-permission question, not a space conclusion. Whole-unit long-term is the base case until your title, the management's written position and a viewing of the actual parcel are documented.
Who developed The Lumayan, and when was it completed?
Danau Lumayan Sdn Bhd, per the StarProperty project record, with completion stated as November 2008. The contracting entity on your sale and purchase agreement governs your parcel.
Can an owner run short stay here?
Only the current written by-law text from the management settles it. Obtain that in writing before buying guest equipment or advertising.
Does an older block change the fit-out maths?
It changes the ordering, not the rule: condition-critical work comes first, and any premium spend must beat it through the calculator after the latest strata statements. A refreshed unit at the same address is what wins here — never a maximally pretty one.
What should be checked before a fit-out?
The parcel's title and plan, the management's written application process, annual strata costs from the latest statement, actual condition, and dated comparable evidence. Then use the calculator to test whether the proposed spend earns a return after those costs.
Who is this page for?
An owner who already holds, or is about to hold, a unit in this building and must choose an operating model. It is not a buy recommendation, and it is not a tenant listing — the Cheras rental guide covers the renting side of the wider district.
Matched SPEEDHOME landlord close
If you would rather not run the unit yourself, this is the part where one company takes the whole journey. A contractor leaves after the handover, an agent leaves after the signing, a handyman leaves after one fix — and rent follow-up, tenant problems and repairs fall back on you. Not because anyone failed; because it was never anyone's job in between. SPEEDRENO gets the unit rent-ready for the tenant you actually want (with a clear skip list, so you don't pay for work the market won't reward), SPEEDHOME rents it out and manages the tenancy — rent collection, tenant issues, lawful eviction when needed — and SPEEDFIX handles repairs at one price.
Owners stay with SPEEDHOME because things move fast, and because there is a company with a full-time team behind the tenancy, not an individual agent. The landlord protection plans sit on top of that service — Protect at one month's rent, Protect+ at one and a half, or the flat Standard plan at RM799 + SST a year with no protection cover.
For a Lumayan unit in an 18-year-old block, the practical first move is the quote: a SPEEDRENO assessment prices the reversible, condition-led work that makes an 830 sf unit compete on condition again — with a skip list that keeps you from paying for upgrades this market will not reward. Start on the landlord page, or work through the landlord investment decision guide first if the operating model itself is still open.