The verdict at Vista Lavender is the whole-unit let on a measured band: seven live Mudah cards bound RM1,400-1,600, and our own board holds a two-and-a-half-year operating card at RM1,480 with 82 chat requests and 21 viewings since March 2024 — the ask is proven at-band, first-party. The sale side is an excerpt, not a ledger: Brickz names 14 transactions with a RM230,000 median at 249 psf but no dated window, so the yield prints asking-basis only — about 7.7-8.3% on the median, 11.1-12.0% at the RM160,000 P25, both sides labelled. Rooms are unmeasured in-building; the split is marginal on corridor arithmetic and not wired. Maintenance is not published — the RM0.275 psf figures you will find in search belong to a different Vista Lavender in Serdang. Whole-unit default, leasehold discipline on the title.
Three ways to run your unit
Pick a model card and put in your own numbers. The rent field loads RM1,480 — our own operating card, live since 20 March 2024 with 82 chat requests behind it, sitting mid-band in the measured RM1,400-1,600 portal range. The purchase field stays empty on purpose: the Brickz row is excerpt-grade with no dated window, so the calculator waits for your own dated price. The rooms card is not wired — no in-building room rate exists. Every load is labelled with its basis; the answer updates as you type.
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What can you earn?
First-party first: one card, and it is ours. Our Vista Lavender entity pool serves 28 cards with 7 genuinely local, including one dedicated in-building card: "Vista Lavender Apt ... price 1480, bedroom 3 ... chatRequestCount 82, viewingAppointmentCount 21, dateCreated 2024-03-20". A two-and-a-half-year operating record at the band's midpoint is the strongest rent statement this class can make — the ask is not a guess.
The portal band agrees. The Mudah entity reads "7 Apartment / Condominium For Rent Vista Lavender in Puchong, Selangor", spanning "RM 1,400 3Bed 2Bath" to "RM 1,600 3Bed 2Bath Fully Furnished" — seven live cards, mixed partial and full furnishing, on the 852-1,017 sq ft three-bed plates. That is the measured whole-unit band: RM1,400-1,600, and our own card sits inside it at RM1,480.
The corridor converts — measured on our own platform. This is the part that makes Bandar Kinrara different from a generic low-rise: the neighbours run proven SPEEDHOME machines. "Kinrara Mas, Bukit Jalil ... price 1450 ... chatRequestCount 409, viewingAppointmentCount 101" — live since October 2020, a six-year record. "Sri Sunway, Bandar Kinrara ... price 900, petFriendly true ... chatRequestCount 205". "Palm Terrace ... price 1150 ... chatRequestCount 143". Demand in this corridor demonstrably routes through us; Vista Lavender holds one card where the corridor pattern says it could hold more.
Rooms — corridor arithmetic only, marginal. The one measured room datum nearby is a Pangsapuri Merak roommate card at RM600 with 56 lifetime chat requests; three rooms at that class of rate grosses RM1,800-plus against a RM1,400-1,600 whole band. That is marginal upside on arithmetic built entirely outside the building — zero in-building room evidence exists, so nothing is wired and nothing is promised. The management's written multi-tenancy position gates any sharing model; see the room rental and co-living guide for the operating checks.
Sale — an excerpt, labelled as one. Brickz: "VISTA LAVENDER, BANDAR KINRARA ... 14 sold Apartment Transactions. Median price RM230,000(249 psf), Price range RM160,000(P25) - RM290,000(P75)". Count and name are there; the dated window is not, and the live row never surfaced — so the number is quoted, never loaded. The arithmetic, asking-basis, both sides labelled: RM1,480-1,600 × 12 = RM17,760-19,200 a year over the RM230,000 median is about 7.7-8.3%; over the RM160,000 P25 it is 11.1-12.0%. A thin 14-transaction, leasehold-2000, excerpt-grade denominator — hard label, no blending. Short-stay: zero building-named Airbnb stock; the search grid rendered in SGD, a locale artifact, so nightly rates are not quoted. Maintenance: not published for this building. Running costs default to RM330 a month as a fenced placeholder; council is MPSJ.
Why a leasehold 2000 low-rise at the Kinrara edge runs whole-unit
Vista Lavender is Talam Transform Berhad's leasehold multi-block low-rise — roughly 500 units, completed 2000, three-bed/two-bath plates of 852 and 1,017 sq ft, on the Bandar Kinrara side of the Puchong/Bukit Jalil border under MPSJ, with LRT Awan Besar and Muhibbah as the rail anchors. Three facts govern the play. First, the corridor record: Kinrara Mas at 409 lifetime chat requests on a six-year card is measured demand a few minutes out, and this building's own card already converts at-band — the model is proven, the inventory is not. Second, the 2000-vintage leasehold discount: the entry price is the RM160,000-290,000 class, and what protects it is the remaining-term read on the title, not the decor budget. For the durable-minimal scope that suits a plate like this, see the SPEEDRENO fit-out guide. Third, the name trap: a different, freehold Vista Lavender in Serdang Hill (897-1,017 sq ft, around RM427k-608k) pollutes search results, and its maintenance figures — "RM0.275 psf (including 10% sinking fund)" and a cited "RM0.18" — were discarded from this sweep; never read them onto this building. Pets: no published position here — but 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 by-law variance travels in the same letter.
5 checks before you commit
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Read the real title document — leasehold, so read the remaining term. The issue document settles the parcel, the block, the parking and the years left; financing and exit both price off that number. Done: you hold the individual issue document of title.
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Get the management's written stance — short-stay, multi-tenancy and pets in one request; with rooms unmeasured, this letter is what would ever open the second model. Done: the clauses, in writing, with the COB filing date.
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Ask for the fee schedule and the sinking-fund balance — nothing is published for this building, and the figures search does surface belong to the Serdang same-name; a 2000 low-rise's roofs and water tanks are exactly what special levies fund. Done: the current schedule and the last three years in writing.
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Re-date the rent evidence before you price — the 7-card band and our operating card are of 11 October 2026; your own dated rows decide the list price. Done: your own dated comps, in writing.
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Name-read every row you touch — the Serdang Vista Lavender shares the name and half the sqft range; wrong-building rows are the classic silent error here. Done: address, block and title match on every comp.
FAQ
What yield does Vista Lavender give?
On a labelled asking-basis: RM1,480-1,600 × 12 = RM17,760-19,200 over the Brickz excerpt median RM230,000 is about 7.7-8.3%; over the RM160,000 P25 it is 11.1-12.0%. The denominator is a 14-transaction excerpt with no dated window — asking basis, thin leasehold-2000 base, no blending. Run the calculator on your own dated numbers.
Can you rent out rooms at Vista Lavender?
In-building room evidence is zero. The corridor arithmetic (a RM600 roommate card nearby, three rooms ≈ RM1,800-plus) is marginal against a RM1,400-1,600 whole band — not a case, and the management's written multi-tenancy clearance gates any sharing model.
Is short stay allowed at Vista Lavender?
No building-named short-stay stock was found, and the search grid's SGD pricing is a locale artifact. Treat short-stay income as zero until the written by-law text says otherwise.
Are pets allowed at Vista Lavender?
Not published. 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. Pet-friendly setups earn roughly 15-20% more where allowed, market context from the operator registry.
What running it looks like
Setup is three documents plus one discipline: the title with the remaining lease years on it, the management's written stance, the fee schedule — then presentation-first spending on a 2000-vintage plate where condition and price are the only scarce things. The work is one clean household per unit — 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 Vista Lavender unit with SPEEDHOME — zero deposit, we run the viewings, you approve the tenant.
The entity-pool read, the Mudah entity full read, the Brickz search and the Airbnb fetch are of 11 October 2026 (evidence file vista-lavender-market-evidence-2026-10-11.yaml, lane bi-mine-13b, server readers only); RM1,400-1,600 is the 7-card live portal band and RM1,480 our own 2.5-year operating card — asking rents and platform record, not tenancies; RM230,000/RM160,000/RM290,000 at 249 psf are excerpt-grade with no dated window, quoted never loaded; RM17,760-19,200 and 7.7-8.3%/11.1-12.0% are asking-basis arithmetic over that excerpt. Rooms, maintenance, quit rent and the pet policy are not published or not collected at this building. More: the room rental and co-living guide and the self-management cost calculator.