M Aspira Taman Desa, Old Klang Road

M Aspira at a glance

• From price: RM 538,800 to RM 983,760
• Asking psf: RM 762–802 per sq ft
• Tenure: Leasehold
• Completion: expected 2029
• Units: 1,618, 69 floors, 2–4 bedrooms
• Density: about 23 homes a floor (1,618 units ÷ 69 floors)
• Walk to rail: 20 min to PY27 Kuchai (1.23 km straight-line, estimate)
• Against completed resale homes in Taman Desa: median about RM 327 psf (23 sales)

M Aspira 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: 2.5 / 10 — 20 min to PY27 Kuchai, 1.23 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: 2.6 / 10 — 1,618 units ÷ 69 floors = 23.4 a floor; 37 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: 7.2 / 10 — 11,145 incoming + planned vs 80,955 standing in Mukim Petaling: 14%. 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: 7.9 / 10 — RM 538,800 ÷ (RM 10,234 × 12), W.P. Kuala Lumpur 2022: 4.4 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 4 minutes at the weekday morning peak at Kuchai station (GTFS Static, Prasarana via data.gov.my)
• Incoming and planned condominium/apartment supply equals 14% of the 80,955 units standing in Mukim Petaling (NAPIC Residential Property Stock Table, Q2 2026)
• 100% of the 126 condominium/apartment units launched in Mukim Petaling from Q3 2025 to Q2 2026 were reported sold (NAPIC Table New Launches, Q2 2026)
• Entry price is about 4.4 years of W.P. Kuala Lumpur's median household income (2022) (DOSM Household Income Survey via data.gov.my)

Watch-outs

• 20 min on foot to the nearest station, PY27 Kuchai (OpenStreetMap)
• Asking range starts RM 435 psf (133%) above the median resale of completed homes in Taman Desa (about RM 327 psf, 23 sales) (NAPIC open transaction data)
• About 23 homes a floor (1,618 units over 69 floors)

M Aspira sizes by bedrooms

3 unit types. Each unit is priced by its stack and floor, so there is no single price per type.

Where the M Aspira asking price sits

Asking psf midpoint RM 782, below the Kuala Lumpur new-launch median of RM 978 (68 projects on this site with an asking psf).

Completed homes resold in Taman Desa: NAPIC median about RM 327 psf, 23 sales in 4 schemes, 2024-01 to 2026-05. A new launch and a completed resale home are different products.

Getting around from M Aspira

Nearest station: PY27 Kuchai (Putrajaya Line); about 2,903 journeys start and 0 end there a day (30-day average); trains every 4 minutes at the weekday morning peak.

• Transit: KB03 Salak Selatan (1.22 km), PY27 Kuchai (1.22 km), SP13 Salak Selatan (1.35 km)
• Schools: Sekolah Kebangsaan Danau Perdana (0.66 km), Sekolah Menengah Kebangsaan Desa Perdana (0.71 km), Sekolah Kebangsaan Taman Desa (0.85 km)
• Shops: 99 Speedmart (0.82 km), Faber Towers (1.06 km), De Market (1.08 km), Plaza Salak Park (2.18 km), The Scott Garden (2.33 km)
• Health: Poliklinik Kumpulan City (0.87 km), Lai Medic Clinic (1.22 km)
• Parks: Taman Desa Recreational Ground (1.16 km), Jalan Desa Bakti Public Playground (1.27 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 M Aspira

• Supply pipeline: about 14% (3,045 building + 8,100 planned against 80,955 condominium and apartment units standing in Mukim Petaling, Q2 2026; NAPIC stock table)
• Sales of new launches: 100% of 126 condominium and apartment units launched in Mukim Petaling from Q3 2025 to Q2 2026 were reported sold (NAPIC)
• House price index (Kuala Lumpur, high-rise): 229.8 in 2026 Q2 (preliminary), +1.5% on 2025 Q2 (NAPIC MHPI, 2010 = 100; covers all of Kuala Lumpur)
• Price against incomes: the entry price of RM 538,800 is about 4.4 years of W.P. Kuala Lumpur's median household income (DOSM)

M Aspira 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.

Full comparisons: M Aspira vs The Atas Residences

Who M Aspira suits

• Transit commuter: Weak match (1 of 3 checks) — – 20 min walk to PY27 Kuchai; ✓ Trains every 4 minutes at the morning peak; – 47 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 (2–4); ✓ Largest layout 1,006 sq ft; – 0 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: Weak match (1 of 3 checks) — ✓ Entry price is about 4.4 years of district median household income; – Smallest layout 706 sq ft, from RM 538,800; – Rail 20 min on foot. Rule: Entry price ≤ 5 years of district median income · smallest home ≤ 700 sq ft · walk to rail ≤ 10 min
• Rental investor: Weak match (1 of 3 checks) — – 20 min walk to rail; – No 1-bedroom layout on record; ✓ Incoming + planned supply is 14% 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 M Aspira may not suit

• Buyers who must move in before 2029 — Completion is expected in 2029, so a purchase signed now waits about 3 years for the keys.

M Aspira: 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.