The verdict at Verve Suites is whole-unit, and the fee line — not the rent line — decides this asset. The dedicated six-card Mudah book runs RM2,600-4,500 by plate (2-beds RM2,600-2,700, the central 3-bed class RM3,000-3,600, the top units RM4,500), over a Brickz live base of 33 transactions at a RM770,000 median (RM675 psf, P25 RM470,000, P75 RM1,099,000) that governs over every agency indicative at RM850-1,000 psf. Gross derivations: 5.0-5.7% on the two-bed, 4.7-5.7% on the three-bed — and every one of them is fee-flagged, because the only maintenance print on record is an EdgeProp April-2019 figure of ~RM4.59 psf (~RM3,198 a month), the heaviest rate this fleet has ever recorded: at that print the fee exceeds the rent on every plate. Short-stay is not an upside line here — this is the named-respondent building of the Innab Salil Federal Court ruling that upheld its own House Rule 3 ban. Whole-unit, gross-quoted, fee-verified before anything else.
Three ways to run your unit
Pick a model card and put in your own numbers — the rent field loads RM3,000, the Vibe three-bed card from the dedicated entity, and the purchase field loads RM770,000, the Brickz live-bound median over 33 fresh transactions. The answer updates as you type.
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What can you earn?
First-party first: SPEEDHOME's page reads "Zero Deposit Houses for Rent in Verve Suites Mont Kiara · 21 nearby" — a 21-card Mont Kiara corridor feed with no Verve-named card. The corridor's measured depth: "Kiara Kasih" asks RM2,000-2,200 with 330 chat requests and 44 viewings booked on one plate; "United Point" runs a room at RM600 with 250 chats; "Arte Mt Kiara" RM2,000 with 195; "Changkat View" RM1,700-3,300 with 252; "Plaza Damas 3" RM1,500-1,900 with 155. One trap named and fenced: a corridor capture reading "VERVE RM2,800 @84" came from the Sentul/OUG pool — a different VERVE-class building, never credited to this family.
The dedicated rent book, n=6, tower-tagged. Mudah's entity reads "6 Apartment / Condominium For Rent Verve Suites Mont Kiara in Kuala Lumpur, KL": "RM 2,600 ... 836sq.ft 2Bed 2Bath ... Verve Suites Vibe"; "RM 2,700 ... 921sq.ft 2Bed 2Bath ... VERVE VOX TOWER CONDO FOR RENT"; "RM 3,000 ... 1,126sq.ft 3Bed 3Bath ... BPK VERVE VIBE 3 BEDROOM"; "RM 3,600 ... 1,126sq.ft 3Bed 3Bath ... Verve Suites Vogue"; "RM 4,500 ... 1,394sq.ft 3Bed 3Bath ... THE HIGHEST FLOOR UNIT IN THE BUILDING"; "RM 4,500 ... 1,506sq.ft 4Bed 3Bath ... Duplex ... PENTHOUSE STYLE". One of those Vox cards also prints "NO OWNER STAY ... SHORT TERM ALLOWED" — an agent claim, recorded verbatim below as a conflict against the Federal Court ruling, never a permission.
The denominator, live-bound. Brickz renders "VERVE SUITES, MONT'KIARA" in full: "Median price RM770,000 675 psf"; "Price range RM470,000 (P25) - RM1,099,000 (P75)"; "33 transactions in last 5 years"; plates "min 463 sqft - max 1,394 sqft"; "Age of building is 14 years" — consistent with the phased 2009-2013 handovers. Agency pages ask RM850-1,000 psf; that is a 1.26-1.48x spread over the transacted median, and the transacted side governs. Labelled derivations, gross-only: 2B RM2,600-2,700 × 12 = RM31,200-32,400 on RM675 psf × 836-921 sqft = RM564,000-622,000 = 5.0-5.7% gross (6.6-6.9% on the P25 RM470,000); 3B RM3,000-3,600 × 12 = RM36,000-43,200 on RM760,000 = 4.7-5.7% gross. See the real cost of self-managing a rental.
The fee line, the honest hole that governs. The only maintenance print is an EdgeProp April-2019 transaction report's "~RM4.59 psf (about RM3,198/month for a well-maintained unit)" — plausibly the hotel-style fully-furnished service stack, 2019-dated, and what it includes is unverified. Stress it: RM4.59 × 836 sqft = RM3,837 a month against the RM2,600-2,700 two-bed rent — net minus RM1,137-1,237 a month; RM4.59 × 1,126 sqft = RM5,168 a month against the RM3,000-3,600 three-bed rent — net minus RM1,568-2,168. On that print the fee exceeds the rent on every plate, which is why this page quotes gross only and treats the current MC schedule as the first check, not a footnote. Quit rent: not published. Rooms: no in-building room card this sweep — designer-suite stock, per-room economics unmeasured. Short-stay: zero Verve-named Airbnb cards (the corridor's Arcoris stock at RM860-1,428 per five nights belongs to other buildings).
Why the named-respondent building of Malaysia's short-stay jurisprudence runs whole-unit
Verve Suites is BKP's freehold four-tower estate — Viva 2009, Vibe 2010, Vogue 2011, Vox end-2013 — on 5.87 acres at 5 Jalan Kiara 5, 933 designer suites recorded at the final handover against 881 in the portal databases, a conflict the strata plan resolves. And it carries the country's most citable piece of building-specific strata law: in Innab Salil & Ors v Verve Suites Mont' Kiara Management Corp ([2020] 10 CLJ 285), the Federal Court on 5 October 2020 upheld the management corporation's House Rule 3 — the short-stay ban passed at an EGM by 96 votes to 4 — as legal and valid under the Strata Management Act 2013. Any seller pitching nightly-income upside here is pitching against a Federal Court ruling in this estate's own name; the one Vox agent card that prints "NO OWNER STAY ... SHORT TERM ALLOWED" is a conflicting claim to record, not a permission to underwrite. What remains is the quality game: furnished designer stock where every unit looks alike, so the durable edges are condition, the expat-and-school-calendar tenancy cycle, and who pays — screened, stable, credit-checked. The scarce card is the pet-friendly furnished whole unit — pet-friendly setups earn roughly 15-20% more where allowed, market context from the operator registry, with Sunway Mont's, Ceriaan's, Royalle's and Duta Ria's pet cards as corridor offer-level signals — 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
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Get the current MC fee schedule — the check that precedes every other check. The RM4.59 psf print is 2019-dated, fleet-heaviest, and unverified as to what it includes; at it, the fee exceeds the rent on every plate. The latest AGM pack carries the revisable rate, the audited reserves, the sinking fund and the maintenance load of four themed sky lounges plus the 37th-floor Sky Beach. Done: the latest pack, in writing.
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Read the real title document — freehold, DBKL; the individual issue document of title names the parcel, the tower and the category, and the 933-vs-881 count conflict resolves on the strata plan. Done: you hold the copy.
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Read the house rules as they stand today — House Rule 3's short-stay ban is the decided floor, but multi-tenancy, pets and renovation rules are separate clauses with their own history. SPEEDHOME coliving is cat-friendly — cats welcome in our coliving rooms — whatever the handbook says. Done: the current by-law text.
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Price from the transacted base, not the indicative. 33 transactions at RM675 psf median governs; agency pages at RM850-1,000 psf are a 1.26-1.48x spread and the P75 RM1,099,000 tail is the large-plate class. Your dated basis is a valuation plus a same-week dedicated-entity scan. Done: your offer references them.
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Refresh what wears, skip the redesign — RM20,000 lean and RM40,000 premium are SPEEDRENO planning assumptions, not quotes; the suites were designer-furnished at handover, so the marginal ringgit buys upkeep, not another look — and any structural change goes to the MC and DBKL in writing first. See the SPEEDRENO fit-out guide. Done: scope stays reversible.
FAQ
Is short-stay letting allowed at Verve Suites?
No — and this is not an assumption. The Federal Court on 5 October 2020 upheld the management corporation's House Rule 3 banning short-term letting in this building (Innab Salil & Ors v Verve Suites Mont' Kiara Management Corp, [2020] 10 CLJ 285). One agent card prints "SHORT TERM ALLOWED" — a conflicting claim, never a permission. Zero Verve-named Airbnb cards were measured this sweep. Underwrite zero short-stay income.
What yield does Verve Suites give?
Gross-only, fee-flagged: two-beds RM2,600-2,700 × 12 = RM31,200-32,400 on the Brickz median basis RM564,000-622,000 = 5.0-5.7% (6.6-6.9% on the P25 RM470,000); three-beds RM3,000-3,600 = RM36,000-43,200 on RM760,000 = 4.7-5.7%. Net is unquotable until the current MC schedule verifies: at the 2019 print of ~RM4.59 psf the fee exceeds the rent on every plate.
Can you rent out rooms at Verve Suites?
No in-building room card was found on any channel read this sweep — per-room economics are unmeasured, and the designer-suite stock has no room tradition on the record. The written house-rule position on unrelated sharers gates any split. See the room rental and co-living guide.
Are pets allowed at Verve Suites?
The MC's stance is not published; the corridor's pet-friendly cards (Sunway Mont, Ceriaan Kiara, Royalle, Duta Ria) are offer-level signals, not this building. 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 plus the pack that outranks them: the title copy (freehold parcel, tower named), the current house rules (House Rule 3's ban is the floor), and — first — the current MC fee schedule, the number that decides whether this asset nets anything at all. The work is one furnished whole-unit card to a screened household on the assignment-and-school calendar — 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 Verve unit with SPEEDHOME — zero deposit, we run the viewings, you approve the tenant.
The own-board parse, the dedicated six-card Mudah read, the Brickz live bind, the fee excerpt and the Airbnb read are reads of 12 October 2026 (evidence file verve-suites-mont-kiara-market-evidence-2026-10-12.yaml); the RM31,200-32,400, RM36,000-43,200, RM564,000-622,000, RM760,000, RM3,837, RM5,168, 5.0-5.7%, 6.6-6.9%, 4.7-5.7% and 1.26-1.48x figures are labelled derivations from those inputs; the RM4.59 psf fee stays a 2019-dated excerpt until the MC schedule replaces it; the Innab Salil ruling (Federal Court, 5 October 2020, [2020] 10 CLJ 285) governs short-stay and the Vox agent print stays a recorded conflict; the Sentul-pool "VERVE RM2,800 @84" capture stays fenced. More: the room rental and co-living guide and the SPEEDRENO fit-out guide.