The verdict at The Square @ One City is whole-unit, on a clean rent book — with a live in-building short-stay twist the MC letter gates, and no yield printed, because no like-for-like sale basis exists. The book: a 13-card dedicated Mudah entity, every card titled Square@One City — SOFO studios at RM1,400-1,550 on 506 sqft, one-beds at RM1,800-2,000 on 742 sqft, about RM2.75 psf. Brickz is not indexed on any shape; the only price tails are USJ 1 auction stock at RM165-270 psf — a different class, never a comp — so purchase stays yours to fill and this page deliberately withholds a yield. Short stay runs live in-complex: "The Square One City Mall Premium Family 3R2B 8pax — RM 860" with 8 reviews, beside a hotel-brand operator at RM453 per five nights — roughly RM172 a night, a 60%-occupancy ~RM3,100-a-month upside flag, gated on the MC's written position and caveated by an unstated plate. Our own board: zero dedicated. Rooms: none measured. Maintenance: unpublished, under a live unequal-tariff litigation line.
Three ways to run your unit
Pick a model card and put in your own numbers — the rent field loads RM1,400, the SOFO studio floor card from the 13-card book, and the purchase field stays yours to fill: Brickz is unindexed and the auction tails are not a basis, so no denominator loads and no yield is asserted. The answer updates as you type.
Loading the renovation ROI comparison…
What can you earn?
First-party first, a measured zero: our board's page is area-template form — "Properties for Rent in The Square One City | SPEEDHOME" — with a 12-card Puchong/Subang corridor pool and not one card naming Square. The corridor's counters are heavy: Vistaria Apartment at RM1,000 pet-friendly with 461 lifetime requests over 3.5 years, Vista Millennium at RM1,500 pet with 161, Arcadia USJ11 at RM1,500 pet with 118, Main Place Residence at RM1,500 with 91 — USJ demand is measured and converting, around this building.
The rent book, thirteen cards, verbatim class. The dedicated Mudah entity is filed under "One City": "Square@One City SOFO · RM 1,400 · 506 sq.ft."; "RM 1,550 · 506 sq.ft."; "RM 1,800-2,000 · 742 sq.ft." — thirteen cards including agent duplicates. Two plate classes, one clean ladder, no room class anywhere in the book. The office fallback is weak and priced like it: "RM4,800/mo ~= RM1.43 psf for office space at One City - this is on the low side", with a 7,136 sqft MCT Tower office at ~RM24,950 — context for what SOFO-as-small-office competes against.
The sale side, withheld on principle. Brickz renders "Page not found" on both shapes and site-filtered searches come back empty — re-sweep flagged. What the search surfaces instead is auction stock: "Prices from ~RM108,xxx to RM194,xxx for units of 657-721 sqft (roughly RM165-270 psf for auction units)" — USJ 1 SOHO, a different street and class — and an area-level context line, "a median of RM515 psf for non-landed units" at a nearby USJ project, which is not this building. No like-for-like basis, no yield: the page says so instead of inventing one. See the real cost of self-managing a rental.
The alternatives, fenced. Rooms: no in-building room card exists — 506-742 sqft plates are single-household or small-office class; without a doorstep rate there is no split arithmetic. Short-stay is the real twist: two building-named Airbnb units, "The Square One City Mall Premium Family 3R2B 8pax - RM 860 - 8 reviews" and hotel-brand "Kingston Hotel 26 @ One City Subang - 248 - RM 453 - New, no reviews", with Agoda corroborating serviced-suite operators at the address. The caveat travels with the flag: the 3R2B 8-pax plate is unstated against the SOFO book — mall-serviced-suite class suspected, recorded verbatim — so treat ~RM172 a night as an upside signal the MC letter must license, not a plan. Costs: maintenance is unpublished, and the legal context is live — a Federal Court ruling ended unequal maintenance fees and a July 2026 Court of Appeal decision upheld a uniform rate with RM30,000 costs; context for the SOFO tariff dispute, never a rate. Quit rent and assessment: unpublished, commercial-parcel class.
Why a 324-unit SOFO tower above a mall runs whole-unit
The Square is MCT Homes' (now Avaland) freehold 324-unit SOFO tower above the One City retail podium at USJ 25 — approximately 2016 completion, MBSJ jurisdiction, 506-742 sqft plates, USJ 21 LRT about 1.2-1.5 km away. The SOFO format is the whole story: a commercial-parcel building that lives like a studio apartment but is titled, tariffed and by-lawed like commercial property — which is why the title document and the written house rules come before any model choice here. Above a mall with a live serviced-suite trade, the differentiated whole-unit let — furnished, zero-deposit, pet-friendly where allowed — is the clean base; the hospitality upside is the option the letter unlocks. Pet-friendly 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; the offer is our policy, the by-law variance is one line in the same letter.
5 checks before you commit
-
Get the written house rules from management — short-stay, multi-tenancy and pets gate every model above whole-unit, and this building has a live short-stay trade the rules either license or forbid. Done: the current by-law text, in writing.
-
Read the real title document — the SOFO commercial-parcel category decides tariffs, assessment and what the unit may lawfully be used for. Done: you hold the individual issue document of title.
-
Get the current maintenance and sinking-fund statements — unpublished, with the unequal-tariff rulings making the rate a live legal question at mixed-parcel complexes. Done: the latest pack, in writing.
-
Do not underwrite on auction psf. RM165-270 psf is distress stock on a different street; bring your own dated sale — none exists in the public file. Done: your own comparables, like-for-like.
-
Price the studio on condition, and treat short-stay as an option, not a plan. RM1,400-1,550 on 506 sqft is the book; the RM860-per-five-nights operator shows the ceiling the letter might unlock. See the SPEEDRENO fit-out guide. Done: scope stays reversible.
FAQ
What yield does The Square @ One City give?
None is printed, on principle: Brickz is not indexed, the RM165-270 psf tails are auction stock on a different street, and the RM515 psf area median belongs to a nearby USJ project. With rent measured at RM1,400-2,000 and no like-for-like sale basis, quoting a yield would be inventing a denominator. Bring your own dated sale and run it in the calculator.
Can you rent out rooms at The Square @ One City?
No in-building room card exists in the thirteen-card book; 506-742 sqft SOFO plates are single-household or small-office class. See the room rental and co-living guide.
Is short stay allowed at The Square @ One City?
It runs live: "The Square One City Mall Premium Family 3R2B 8pax" at RM860 per five nights with 8 reviews, and a hotel-brand Kingston operator at RM453. Whether your parcel may do the same is decided by the MC's written by-law text and the commercial-parcel title — treat it as an upside flag, roughly RM172 a night at the observed rate, never the base.
Are pets allowed at The Square @ One City?
The management's position is not published. Corridor context is offer-level — Vistaria, Vista Millennium and Arcadia fly pet flags nearby — and pet-friendly 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; the offer is our policy, and the by-law variance travels in the same letter.
What running it looks like
Setup is three documents plus one discipline: the title copy (the SOFO category settled), the written house rules (the short-stay stance settled), the fee schedule — and book pricing: quote inside the RM1,400-2,000 ladder your plate and condition earn. The work is one furnished SOFO studio or one-bed to a Subang commuter or the mall's own trade — 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 Square @ One City unit with SPEEDHOME — zero deposit, we run the viewings, you approve the tenant.
The own-board read, the thirteen-card "One City" dedicated Mudah entity full read, the Brickz not-indexed result, the auction and area-context excerpts, and the Airbnb entity read are of 12 October 2026 (evidence file the-square-one-city-market-evidence-2026-10-12.yaml, lane bi-mine-17, server readers only); no yield is printed anywhere on this page - no like-for-like transacted basis exists (Brickz unindexed, re-sweep flagged; RM165-270 psf is USJ 1 auction stock, fenced; RM515 psf is a nearby USJ project's area median, fenced); the RM860/RM453 short-stay cards are recorded verbatim with the 3R2B plate unstated vs the SOFO book - the ~RM172/night and ~RM3,100/month figures are labelled 60%-occupancy flags gated on the MC letter, never the base; the unequal-tariff rulings are legal context, never a rate; the Vistaria, Vista Millennium, Arcadia and Main Place numbers belong to other buildings, fenced. More: the room rental and co-living guide and the SPEEDRENO fit-out guide.