Bayu @ Mori Park Seksyen 13, Shah Alam
Bayu @ Mori Park by Mori Park Sdn. Bhd. (OSK Property) in Seksyen 13, Shah Alam, Selangor. From RM 349,000, Leasehold High-Rise Residential with 549-958 sqft layouts (1–4 bedrooms). Floor plans, distance to the nearest stations and sales gallery appointments on propertyportal.my.
Bayu @ Mori Park gallery
Bayu @ Mori Park project information
| Developer | Mori Park Sdn. Bhd. (OSK Property) |
|---|---|
| Location | Seksyen 13, 40150, Shah Alam, Selangor, Malaysia |
| Property type | High-Rise Residential |
| Tenure | Leasehold |
| Land title | Commercial under HDA |
| Starting price | RM 349,000 |
| Price range | RM 349,000 – RM 672,500 |
| Built-up | 549-958 sqft |
| Bedrooms | 1–4 bedrooms |
| Total units | 1028 (841 Serviced Apartments + 187 Flexi Suites) |
| Blocks / floors | 36 floors |
| Maintenance fee | RM 0.385 psf + 10% sinking fund |
| Completion | Under Construction, 2029 |
| Land size | 3.41 acres |
| Units per floor | 29 |
| Lifts | 5+1 |
| Construction period | Expected completion Q2 2029. Commission payout upon Stage 2A. |
Bayu @ Mori Park at a glance
- From price: RM 349,000 to RM 672,500
- Asking psf: ≈ RM 636–702 per sq ft
- Tenure: Leasehold
- Completion: expected 2029
- Units: 1,028, 36 floors, 1–4 bedrooms
- Density: about 29 homes a floor (1,028 units ÷ 36 floors)
- Walk to rail: 11 min to SA10 Stadium Shah Alam (0.71 km straight-line, estimate)
Bayu @ Mori Park scorecard
Six sub-scores from 0 to 10, each with its formula and inputs. Data-based, not a recommendation; there is no overall total.
- Price vs area: not scored — Not enough data on record. Formula: 5 − (gap % ÷ 5), kept within 0–10. Gap = this project's lowest asking psf against the median lowest asking psf of the other new launches in the same locality (needs 2 or more). Parity = 5; every 5% cheaper adds a point.
- Rail access: 7.0 / 10 — 11 min to SA10 Stadium Shah Alam, 0.71 km straight-line (estimate). Formula: 10 − (walk minutes − 5) ÷ 2, kept within 0–10. Five minutes or less = 10; 25 minutes or more = 0. Walk = measured OpenStreetMap route where one exists, otherwise straight-line × 1.3 at 80 m a minute.
- Density: 1.7 / 10 — 1,028 units ÷ 36 floors = 28.6 a floor; 24 of 144 other projects pack more. Formula: 10 × share of the portal's projects that put more homes on each floor (units ÷ floors). Fewer homes per floor scores higher.
- Supply pressure in area: 7.7 / 10 — 21,683 incoming + planned vs 187,586 standing in Petaling district: 12%. Formula: 10 × (1 − pipeline ÷ 50%), kept within 0–10. Pipeline = condominium/apartment units under construction plus planned, as a share of the units already standing (NAPIC stock table). 0% = 10; 50% or more = 0.
- Affordability vs district income: 10.0 / 10 — RM 349,000 ÷ (RM 10,688 × 12), Petaling 2024: 2.7 years. Formula: 10 − 1.5 × (years − 3), kept within 0–10. Years = entry price ÷ (median monthly household income × 12) for the district (DOSM). Three years or less = 10.
- Developer record: not scored — Not enough data on record. Formula: 10, minus 5 for each sick project, 10 for each abandoned project and 3 for each entry on the TEDUH offence list; minus 2 when TEDUH lists fewer than 2 projects (short record). Not scored until the developer is looked up on TEDUH.
Strengths
- Trains every 8 minutes at the weekday morning peak at Stadium Shah Alam station (GTFS Static, Prasarana via data.gov.my)
- Incoming and planned condominium/apartment supply equals 12% of the 187,586 units standing in Petaling district (NAPIC Residential Property Stock Table, Q2 2026)
- Entry price is about 2.7 years of Petaling's median household income (2024) (DOSM Household Income Survey via data.gov.my)
Watch-outs
- 12.1% of the 6,802 condominium/apartment units launched in Petaling district from Q3 2025 to Q2 2026 were reported sold (NAPIC Table New Launches, Q2 2026)
- About 29 homes a floor (1,028 units over 36 floors)
Bayu @ Mori Park sizes by bedrooms
| Bedrooms | Unit types | Built-up |
|---|---|---|
| 1 | 1 | 549 sq ft |
| 1+1 | 1 | 550 sq ft |
| 2 | 2 | 732 sq ft |
| 3 | 2 | 829 – 958 sq ft |
| 4 | 1 | 958 sq ft |
7 unit types. Each unit is priced by its stack and floor, so there is no single price per type.
Where the Bayu @ Mori Park asking price sits
Asking psf midpoint about RM 669, below the Selangor new-launch median of RM 697 (60 projects on this site with an asking psf).
| Project | Lowest psf | Highest psf |
|---|---|---|
| Bayu @ Mori Park | RM 636 | RM 702 |
| Atwater Corporate Office Towers | RM 856 | RM 856 |
Getting around from Bayu @ Mori Park
| To | Rail, door to door | Car, no traffic |
|---|---|---|
| KL City Centre | 83 min: walk 11, wait 4, train 55, 1 change, walk 8; Stadium Shah Alam to KLCC | 27 min |
| TRX | 78 min: walk 11, wait 4, train 54, 1 change, walk 3; Stadium Shah Alam to Tun Razak Exchange | 31 min |
| Bangsar South | 64 min: walk 11, wait 4, train 34, 1 change, walk 9; Stadium Shah Alam to Kerinchi | 19 min |
| Mid Valley | 69 min: walk 11, wait 4, train 36, 1 change, walk 12; Stadium Shah Alam to Abdullah Hukum | 19 min |
| Cyberjaya | — | 28 min |
| Petaling Jaya SS2 | 64 min: walk 11, wait 4, train 20, 1 change, walk 23; Stadium Shah Alam to Taman Bahagia | 16 min |
Nearest station: SA10 Stadium Shah Alam (Shah Alam Line); about 1,888 journeys start and 1,928 end there a day (30-day average); trains every 8 minutes at the weekday morning peak.
- Transit: Stadium Shah Alam (0.67 km), Kerjaya (0.91 km), KD10 Batu Tiga (1.08 km)
- Schools: Politeknik Sultan Salahuddin Abdul Aziz Shah (0.46 km), Sekolah Integrasi As-Syakirin (0.46 km), Management and Science University (0.63 km)
- Shops: Giant Hypermarket (0.52 km), 99 Speedmart (0.69 km), Plaza Tol Shah Alam (1.84 km), Space U8 (3.15 km), NU Empire Shopping Gallery (3.2 km)
- Health: MSU Medical Centre (0.77 km), Klinik Qualitas Health (0.78 km)
- Parks: Reflexology Zone at The Central Park (1.67 km), Small Park (2.67 km)
Rail: GTFS Static and Rapid Rail ridership via data.gov.my, walk + half the peak wait + ride + 5 minutes a change. Car: OSRM on OpenStreetMap, no traffic. Places: OpenStreetMap, straight-line distance.
The market around Bayu @ Mori Park
- Supply pipeline: about 12% (16,625 building + 5,058 planned against 187,586 condominium and apartment units standing in Petaling district, Q2 2026; NAPIC stock table)
- Sales of new launches: 12.1% of 6,802 condominium and apartment units launched in Petaling district from Q3 2025 to Q2 2026 were reported sold (NAPIC)
- House price index (Selangor, high-rise): 213.0 in 2026 Q2 (preliminary), +0.9% on 2025 Q2 (NAPIC MHPI, 2010 = 100; covers the whole state)
- Price against incomes: the entry price of RM 349,000 is about 2.7 years of Petaling's median household income (DOSM)
Bayu @ Mori Park against the nearest alternatives
The closest projects in the same area or within 15% of the entry price, on the same facts and the same scorecard.
| Fact | Bayu @ Mori Park | Atwater Corporate Office Towers 9.5 km away, same area | Luminar Residence (Federal Avenue) 1.7 km away, similar price | Helix 2 PJ South 7.9 km away, similar price |
|---|---|---|---|---|
| From price | RM 349,000 | RM 1,236,100 | RM 356,000 | RM 385,000 |
| Asking psf | ≈ RM 636–702 | RM 856 | RM 700 | RM 560 |
| Built-up, sq ft | 549–958 | 1,384–30,077 | 549–1,389 | 572–1,065 |
| Tenure | Leasehold | Leasehold | Freehold | Leasehold |
| Completion | Under Construction 2029 | Completed 2024 | New Launch 2029 | Completed 2025 |
| Units · floors | 1,028 · 36 | 59 · Tower A: 7-storey (Level 2-8), Tower B: 15-storey (Level 2-16) | 751 · 48 | 500 · 33 |
| Homes per floor | about 28.6 | about 3.9 | about 15.6 | about 15.2 |
| Walk to rail | 11 min (estimate), SA10 Stadium Shah Alam | 26 min (estimate), KJ21 Asia Jaya | 14 min (estimate), SA9 Kerjaya | 23 min (estimate), BRT1 Sunway-Setia Jaya |
| Price vs area /10 | — | — | — | — |
| Rail access /10 | 7.0 | 0.0 | 5.5 | 1.0 |
| Density /10 | 1.7 | 9.7 | 5.4 | 5.8 |
| Supply pressure in area /10 | 7.7 | — | — | — |
| Affordability vs district income /10 | 10.0 | — | — | — |
| Developer record /10 | — | — | — | — |
| Where it wins | lowest entry price (RM 349,000); shortest walk to rail (11 min) | largest layout (30,077 sq ft); fewest homes per floor (3.9); earliest completion (2024) | — | lowest asking psf (from RM 560) |
Who Bayu @ Mori Park suits
- Transit commuter: Weak match (0 of 3 checks) — – 11 min walk to SA10 Stadium Shah Alam; – Trains every 8 minutes at the morning peak; – 83 min door to door to KL City Centre by rail. Rule: Walk ≤ 10 min · peak train ≤ 5 min apart · rail to KL City Centre ≤ 35 min
- Own-stay family: Partial match (2 of 3 checks) — ✓ 3-bedroom layouts on the list (1–4); – Largest layout 958 sq ft; ✓ 2 schools listed within a 10-minute walk. Rule: A 3-bedroom layout on record · largest home ≥ 1,000 sq ft · a school within a 10-minute walk
- First-home buyer: Partial match (2 of 3 checks) — ✓ Entry price is about 2.7 years of district median household income; ✓ Smallest layout 549 sq ft, from RM 349,000; – Rail 11 min on foot. Rule: Entry price ≤ 5 years of district median income · smallest home ≤ 700 sq ft · walk to rail ≤ 10 min
- Rental investor: Partial match (2 of 3 checks) — – 11 min walk to rail; ✓ 1-bedroom layouts on the list; ✓ Incoming + planned supply is 12% of standing stock in the area. Rule: Walk to rail ≤ 10 min · 1-bedroom layouts on record · incoming + planned supply < 20% of stock. Rental figures are not on record.
A match is a fit with the numbers, not advice to buy.
Who Bayu @ Mori Park may not suit
- Buyers who must move in before 2029 — completion is expected in 2029; a buyer who signs now needs somewhere else to live for about 3 years.
Bayu @ Mori Park: checked facts
Analysis built 2026-10-30 from the figures on this page and public data: NAPIC, DOSM via data.gov.my, KPKT TEDUH, GTFS Static and Rapid Rail ridership via data.gov.my, OpenStreetMap and OSRM. Asking prices are not valuations.
Unit types and floor plans
| Type | Built-up | Bedrooms | Bathrooms |
|---|---|---|---|
| S1 (Flexi Suite) | 549 sq ft | 1 | 1 |
| S2 (Flexi Suite) | 732 sq ft | 2 | 2 |
| S3 (Flexi Suite) | 732 sq ft | 2 | 2 |
| A | 550 sq ft | 1+1 | 1 |
| B | 829 sq ft | 3 | 2 |
| C | 958 sq ft | 3 | 2 |
| D | 958 sq ft | 4 | 2 |
Facilities
8: Parcourse Station, Jogging Path, Pocket Garden, Games Room, Changing Room, Private Dining, Reading Room, Sunken Lawn, Covered Walkway, Sunlounger Deck, 50m Lap Infinity Pool, Jacuzzi, Dip Pool, Urban Farming · 9: Sensory Playground, BBQ Pavilion, Kids Pool, Gymnasium, Multipurpose Hall, Jenazah Room, Musolla, Pocket Garden, Yoga Zone, Open Lawn, Pickleball Court
Nearest train stations, measured
- Stadium Shah Alam — 670 m
- Kerjaya — 910 m
- Batu Tiga — 1.1 km
Distances are straight-line (OpenStreetMap); routes on foot or by road are longer.
Area and station guides
- New launches in Shah Alam
- New launches near Batu Tiga station — 1.08 km (straight line)
Can foreigners buy Bayu @ Mori Park?
Foreign buyers in Selangor can buy only at RM 3,000,000 or more per unit (the rule for commercial-title property, which covers this project; homes on residential strata title need RM2,000,000 in Zones 1 and 2). Bayu @ Mori Park is listed at RM 349,000 – RM 672,500, below that minimum on the prices on record. Price is only the first test: every foreign purchase needs State Authority approval.
Costs on top of the Bayu @ Mori Park price
| Item | On the RM 349,000 starting price |
|---|---|
| Transfer stamp duty, Malaysian buyer | RM 5,980 (1% on the first RM100,000, 2% up to RM500,000, 3% up to RM1,000,000, 4% above). |
| Transfer stamp duty, foreign buyer | 8% flat; no listed unit reaches the RM 3,000,000 foreign-buyer minimum (flat 8% on residential property from 1 January 2026, for non-citizens and foreign companies; permanent residents pay the Malaysian rate) |
| Loan agreement stamp duty | 0.5% of your loan |
| Legal fees | Bought from a licensed developer: 70% of the standard scale at this price (standard: 1.25% on the first RM500,000, 1% on the next RM7,000,000), a share fixed by Table B of the Solicitors' Remuneration Order 2023; plus 8% service tax |
Bayu @ Mori Park starts below RM500,000. The first-home stamp duty exemption (market value up to RM500,000, sale and purchase agreements signed from 1 January 2021 to 31 December 2027) is written for homes: LHDN's declaration form leaves out serviced apartments and SOHOs, while the Finance Act counts them as homes; the Malaysian Bar raised this with LHDN (circular 128/2026).
Bayu @ Mori Park monthly maintenance fee
The stated rate is RM 0.385 psf + 10% sinking fund. On the 549 sq ft unit that is about RM 211 a month, and about RM 369 on the 958 sq ft unit. The sinking fund is charged on top of that.
Bayu @ Mori Park compared with other Selangor projects
This site has only 1 other priced project in the same area, so the table adds the Selangor projects on this site whose starting price is closest to Bayu @ Mori Park's. Projects outside the area sit in different neighbourhoods, so location, access and surroundings will differ.
Among these 6 projects, Bayu @ Mori Park has the 2nd lowest entry price per sq ft, at RM 636.
| Project | Starting price | Entry price per sq ft | Sizes (sq ft) | Completion |
|---|---|---|---|---|
| Bayu @ Mori Park | RM 349,000 | RM 636 | 549–958 | 2029 |
| Atwater Corporate Office Towers | RM 1,236,100 | RM 893 | 1,384–30,077 | 2024 |
| Luminar Residence (Federal Avenue) | RM 356,000 | RM 648 | 549–1,389 | Est Q4 2029 |
| Loop City @ Puchong | RM 365,610 | RM 812 | 450–750 | 1 May 2028 (54 months from SPA) |
| Helix 2 PJ South | RM 385,000 | RM 673 | 572–1,065 | 2025 |
| D'Nuri Residences @ Kwasa Damansara | RM 270,000 | RM 491 | 550 | 2030 |
Entry price per sq ft = starting price ÷ built-up of the smallest layout; bigger layouts and higher floors give other figures.
Frequently asked questions about Bayu @ Mori Park
How much is Bayu @ Mori Park?
List prices run RM 349,000–RM 672,500. A new release can carry different prices, so the latest price list is the one that counts.
What tenure and land title does Bayu @ Mori Park have?
Leasehold, Commercial title, sold under the Housing Development Act. Developer: Mori Park Sdn. Bhd. (OSK Property).
Which unit sizes does Bayu @ Mori Park offer?
549–958 sq ft, 1–4 bedrooms. 7 types (type, sq ft, bedrooms in brackets): S1 (Flexi Suite) 549 (1); S2 (Flexi Suite) 732 (2); S3 (Flexi Suite) 732 (2); A 550 (1+1); B 829 (3); C 958 (3); D 958 (4).
How many homes are in Bayu @ Mori Park?
1,028 units (841 Serviced Apartments + 187 Flexi Suites only) over 36 floors; units per floor as listed: 29.
When is Bayu @ Mori Park due for completion?
Completion is expected in 2029 (under construction).
What will maintenance cost at Bayu @ Mori Park?
RM 0.385 a sq ft each month, with the sinking fund charged on top. For the smallest 549 sq ft unit that comes to about RM 211 a month.
Which rail station is closest to Bayu @ Mori Park?
Stadium Shah Alam (straight-line distance 670 m), followed by Kerjaya (straight-line distance 910 m). Walking routes are longer than these distances.
How do I get the Bayu @ Mori Park price list and floor plans?
Message Yee Woei Shyan (REN 46305, IQI Realty Sdn Bhd) on WhatsApp at +60 10-827 8932; the current price list, floor plans and a sales gallery slot are sent there.
Enquiries and sales gallery appointments: Yee Woei Shyan, REN 46305, IQI Realty Sdn Bhd. WhatsApp +60 10-827 8932.
Other projects in Seksyen 13
- Atwater Corporate Office Towers — Seksyen 13, Selangor · Leasehold · Office · from RM 1,236,100
All new launches in Seksyen 13
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