{ "summary": { "user_psf": 600, "market_psf": 495, "difference_pct": 17.5, "verdict": "OVERPRICED", "fair_price": 495000, "estimated_yield": 4, "price_growth": 5.21, "total_listings": 12, "sale_listings": 5, "rental_listings": 7, "recommendation": "This unit is priced 17.5% above the market median of RM 495 PSF. A fair price, based on what comparable nearby units are asking, would be around RM 495,000. Expected rental is around RM 2,000/month (based on 7 nearby listings), giving a moderate gross rental yield of 4%. The area shows positive price growth of 5.21% per year, indicating an appreciating market." }, "market_value": { "comparables": [ { "name": "Mont Kiara Aman", "developer": "SP Setia", "area": "Mont Kiara", "type": "Condominium", "distance": 0.1, "median_size": 980, "psf": 500, "avg_asking_psf": 495, "median_price": 500000, "yield": 4.5, "growth": 6.35, "growth_detail": { "growth_pct": 6.35, "cycle": "growing", "cycle_label": "Growing" }, "cagr": 5.91, "transactions": 200, "sale_count": 3, "rent_count": 3, "completion_year": 2015, "tenure": "Freehold", "latitude": 3.1709, "longitude": 101.65 }, { "name": "Solaris Mont Kiara", "developer": "Sunrise", "area": "Mont Kiara", "type": "Condominium", "distance": 0.5, "median_size": 1035, "psf": 550, "avg_asking_psf": 553, "median_price": 550000, "yield": 3.8, "growth": 5.1, "growth_detail": { "growth_pct": 5.1, "cycle": "growing", "cycle_label": "Growing" }, "cagr": 4.69, "transactions": 50, "sale_count": 2, "rent_count": 2, "completion_year": 2012, "tenure": "Leasehold", "latitude": 3.17, "longitude": 101.6545 }, { "name": "KL Traders Square", "developer": "Mah Sing", "area": "Kepong", "type": "Condominium", "distance": 1.56, "median_size": 1000, "psf": 480, "avg_asking_psf": 490, "median_price": 480000, "yield": 5.2, "growth": 4.19, "growth_detail": { "growth_pct": 4.19, "cycle": "growing", "cycle_label": "Growing" }, "cagr": 3.82, "transactions": 30, "sale_count": 1, "rent_count": 2, "completion_year": 2019, "tenure": "Freehold", "latitude": 3.1591, "longitude": 101.6411 } ] }, "rental": { "median_rent": 2000, "min_rent": 1800, "max_rent": 2600, "listing_count": 7, "comparables": [ { "name": "Mont Kiara Aman", "area": "Mont Kiara", "developer": "SP Setia", "distance": 0.1, "completion_year": 2015, "bedrooms": 3, "median_size": null, "median_rental_psf": null, "median_rent": 2000, "sale_count": null, "rent_count": null, "growth": 6.35, "growth_detail": { "growth_pct": 6.35, "cycle": "growing", "cycle_label": "Growing" }, "cagr": 5.91, "latitude": 3.1709, "longitude": 101.65 }, { "name": "Solaris Mont Kiara", "area": "Mont Kiara", "developer": "Sunrise", "distance": 0.5, "completion_year": 2012, "bedrooms": 3, "median_size": null, "median_rental_psf": null, "median_rent": 2500, "sale_count": null, "rent_count": null, "growth": 5.1, "growth_detail": { "growth_pct": 5.1, "cycle": "growing", "cycle_label": "Growing" }, "cagr": 4.69, "latitude": 3.17, "longitude": 101.6545 }, { "name": "KL Traders Square", "area": "Kepong", "developer": "Mah Sing", "distance": 1.56, "completion_year": 2019, "bedrooms": 3, "median_size": null, "median_rental_psf": null, "median_rent": 1900, "sale_count": null, "rent_count": null, "growth": 4.19, "growth_detail": { "growth_pct": 4.19, "cycle": "growing", "cycle_label": "Growing" }, "cagr": 3.82, "latitude": 3.1591, "longitude": 101.6411 } ], "listings": [ { "date": null, "bedrooms": 3, "size": null, "rent": 2000, "psf": null, "agent": null, "phone": null, "project_name": "Mont Kiara Aman", "area": "Mont Kiara", "completion_year": 2015, "distance_km": 0.1 }, { "date": null, "bedrooms": 3, "size": null, "rent": 2200, "psf": null, "agent": null, "phone": null, "project_name": "Mont Kiara Aman", "area": "Mont Kiara", "completion_year": 2015, "distance_km": 0.1 }, { "date": null, "bedrooms": 3, "size": null, "rent": 1900, "psf": null, "agent": null, "phone": null, "project_name": "Mont Kiara Aman", "area": "Mont Kiara", "completion_year": 2015, "distance_km": 0.1 }, { "date": null, "bedrooms": 3, "size": null, "rent": 2400, "psf": null, "agent": null, "phone": null, "project_name": "Solaris Mont Kiara", "area": "Mont Kiara", "completion_year": 2012, "distance_km": 0.5 }, { "date": null, "bedrooms": 3, "size": null, "rent": 2600, "psf": null, "agent": null, "phone": null, "project_name": "Solaris Mont Kiara", "area": "Mont Kiara", "completion_year": 2012, "distance_km": 0.5 }, { "date": null, "bedrooms": 3, "size": null, "rent": 1800, "psf": null, "agent": null, "phone": null, "project_name": "KL Traders Square", "area": "Kepong", "completion_year": 2019, "distance_km": 1.56 }, { "date": null, "bedrooms": 3, "size": null, "rent": 2000, "psf": null, "agent": null, "phone": null, "project_name": "KL Traders Square", "area": "Kepong", "completion_year": 2019, "distance_km": 1.56 } ], "psf_trend": [], "default_bedrooms": 3, "all_listings": [ { "date": null, "bedrooms": 3, "size": null, "rent": 2000, "psf": null, "agent": null, "phone": null, "project_name": "Mont Kiara Aman", "area": "Mont Kiara", "completion_year": 2015, "distance_km": 0.1 }, { "date": null, "bedrooms": 3, "size": null, "rent": 2200, "psf": null, "agent": null, "phone": null, "project_name": "Mont Kiara Aman", "area": "Mont Kiara", "completion_year": 2015, "distance_km": 0.1 }, { "date": null, "bedrooms": 3, "size": null, "rent": 1900, "psf": null, "agent": null, "phone": null, "project_name": "Mont Kiara Aman", "area": "Mont Kiara", "completion_year": 2015, "distance_km": 0.1 }, { "date": null, "bedrooms": 3, "size": null, "rent": 2400, "psf": null, "agent": null, "phone": null, "project_name": "Solaris Mont Kiara", "area": "Mont Kiara", "completion_year": 2012, "distance_km": 0.5 }, { "date": null, "bedrooms": 3, "size": null, "rent": 2600, "psf": null, "agent": null, "phone": null, "project_name": "Solaris Mont Kiara", "area": "Mont Kiara", "completion_year": 2012, "distance_km": 0.5 }, { "date": null, "bedrooms": 3, "size": null, "rent": 1800, "psf": null, "agent": null, "phone": null, "project_name": "KL Traders Square", "area": "Kepong", "completion_year": 2019, "distance_km": 1.56 }, { "date": null, "bedrooms": 3, "size": null, "rent": 2000, "psf": null, "agent": null, "phone": null, "project_name": "KL Traders Square", "area": "Kepong", "completion_year": 2019, "distance_km": 1.56 } ], "all_comparables": [ { "name": "Mont Kiara Aman", "area": "Mont Kiara", "developer": "SP Setia", "distance": 0.1, "completion_year": 2015, "bedrooms": null, "median_size": null, "median_rental_psf": null, "median_rent": 2000, "sale_count": null, "rent_count": null, "growth": 6.35, "growth_detail": { "growth_pct": 6.35, "cycle": "growing", "cycle_label": "Growing" }, "cagr": 5.91, "latitude": 3.1709, "longitude": 101.65 }, { "name": "Solaris Mont Kiara", "area": "Mont Kiara", "developer": "Sunrise", "distance": 0.5, "completion_year": 2012, "bedrooms": null, "median_size": null, "median_rental_psf": null, "median_rent": 2500, "sale_count": null, "rent_count": null, "growth": 5.1, "growth_detail": { "growth_pct": 5.1, "cycle": "growing", "cycle_label": "Growing" }, "cagr": 4.69, "latitude": 3.17, "longitude": 101.6545 }, { "name": "KL Traders Square", "area": "Kepong", "developer": "Mah Sing", "distance": 1.56, "completion_year": 2019, "bedrooms": null, "median_size": null, "median_rental_psf": null, "median_rent": 1900, "sale_count": null, "rent_count": null, "growth": 4.19, "growth_detail": { "growth_pct": 4.19, "cycle": "growing", "cycle_label": "Growing" }, "cagr": 3.82, "latitude": 3.1591, "longitude": 101.6411 } ], "sale_bedrooms": [ 2, 3 ], "sale_median_size": { "3": 1000, "2": 800 }, "room_rental": { "popularity": "Low", "avg_rental": [ [ "Your Property", "Master", 1500 ], [ "Your Property", "Middle", 1200 ], [ "Your Property", "Small", 900 ], [ "Your Property", "Studio", 0 ], [ "Your Property", "Balcony", 0 ], [ "Mont Kiara Aman", "Master", 1500 ], [ "Mont Kiara Aman", "Middle", 1200 ], [ "Mont Kiara Aman", "Small", 900 ], [ "Mont Kiara Aman", "Studio", 0 ], [ "Mont Kiara Aman", "Balcony", 0 ] ], "summary": [ { "name": "Master", "rental": 1500 }, { "name": "Middle", "rental": 1200 }, { "name": "Small", "rental": 900 } ], "total_room_rental": 3600, "installment": 2556, "cashflow": 1044, "roi": 7.2, "target_tenants": [], "projects": [ { "name": "Mont Kiara Aman", "distance": 0.1, "latitude": 3.1709, "longitude": 101.65, "rooms": { "Small": 900, "Master": 1500, "Middle": 1200 }, "total": 3600 } ] } }, 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"type": "Condominium", "median_price": 700000, "median_psf": 700, "avg_asking_psf": 720, "completion_year": 2028, "developer": "Future Dev", "tenure": "Freehold", "latitude": 3.2, "longitude": 101.65, "area": "Kuala Lumpur", "breakdown_of_units": [ { "layout_type": "Unknown", "units": 100 }, { "layout_type": "Unknown", "units": 200 } ] } ], "amenities": { "categories": [ { "name": "Banks", "color": "#0ea5e9", "count": 2, "items": [ { "name": "HSBC Bank", "distance": 0.4 }, { "name": "CIMB Bank", "distance": 0.5 } ] }, { "name": "Schools", "color": "#3b82f6", "count": 1, "items": [ { "name": "SK Mont Kiara", "distance": 0.5 } ] }, { "name": "Eateries", "color": "#6366f1", "count": 2, "items": [ { "name": "Starbucks Mont Kiara", "distance": 0.2 }, { "name": "McDonalds Mont Kiara", "distance": 0.3 } ] }, { "name": "Shopping", "color": "#f59e0b", "count": 1, "items": [ { "name": "1 Mont Kiara", "distance": 0.6 } ] }, { "name": "Hospitals", "color": "#dc2626", "count": 1, "items": [ { "name": "Mont Kiara Medical", "distance": 1 } ] }, { "name": "International Schools", "color": "#ec4899", "count": 1, "items": [ { "name": "MKIS", "distance": 0.8 } ] } ], "demand_intelligence": { "bms_score": 8.5, "pli_score": 36, "bms_index": 36, "dominant_index": "PLI", "bms_raw": 8.5, "pli_raw": 36, "bms_multiplier": 1, "bms_adjusted": 20.9, "starbucks_count": 1, "mcdonalds_count": 1, "foreign_bank_count": 1, "local_bank_count": 1, "sm_ratio": 1, "t20_confidence": 0.33, "t20_pct": 53.1, "m40_pct": 40.6, "b40_pct": 6.3, "dominant_segment": "T20", "mcf": 0.58, "mcf_area_age": 0.85, "mcf_area_age_years": 11, "mcf_township": 0.3, "mcf_township_count": 3, "mcf_diversity": 0.6, "mcf_diversity_count": 6, "actual_psf": 600, "expected_psf": 507, "price_residual_pct": 18.3, "price_verdict": "fair", "buyer_profile": "Investor (Yield Play)", "buyer_profile_desc": "Yield-focused investor targeting affordable units near universities or industrial areas for rental income.", "maturity_tier": 3, "maturity_label": "Approaching Maturity", "signal_counts": { "eateries": 2, "bank_branches": 0, "shopping_malls": 0, "train": 0, "bus_terminals": 0, "schools": 1, "international_schools": 1, "higher_education": 0, "hospitals": 1, "clinics": 0, "convenience_stores": 0, "petrol_stations": 0, "police_station": 0, "preschools": 0, "private_education": 0, "public_education": 0, "tier1_malls": 0, "tier2_malls": 0, "tier3_malls": 1 }, "signal_table": [ { "label": "Starbucks", "count": 1, "avg_dist": 0.3, "t20": 0.95, "m40": 0.6, "b40": 0.1 }, { "label": "McDonald's", "count": 1, "avg_dist": 0.3, "t20": 0.15, "m40": 0.75, "b40": 0.55 }, { "label": "Foreign Banks", "count": 1, "avg_dist": null, "t20": 0.97, "m40": 0.1, "b40": 0.02 }, { "label": "Local Banks", "count": 1, "avg_dist": null, "t20": 0.4, "m40": 0.8, "b40": 0.7 }, { "label": "Int'l Schools", "count": 1, "avg_dist": 0.8, "t20": 0.97, "m40": 0.08, "b40": 0.01 }, { "label": "Malls", "count": 1, "avg_dist": null, "t20": 0.75, "m40": 0.6, "b40": 0.2 }, { "label": "Eateries", "count": 2, "avg_dist": 0.3, "t20": 0.3, "m40": 0.65, "b40": 0.7 }, { "label": "Hospitals", "count": 1, "avg_dist": 1, "t20": 0.7, "m40": 0.5, "b40": 0.3 } ], "ai_analysis": null, "ai_status": "pending" } } }