New launch or subsale: the four numbers that decide it

Completion year is a cost, not a detail

Live launches around Kuala Lumpur are quoting completion anywhere from 2026 to 2031. A tower quoting 2031 means five years of paying rent elsewhere, or five years of holding a second commitment. Price that in before comparing psf against a subsale unit you could move into next quarter.

Total exposure, not the headline

A launch quoting from RM483,000 at RM603.75 psf and a completed unit at RM566.40 psf are not comparable until you add the launch’s progressive interest, the furnishing you will need, and the maintenance charge once vacant possession lands.

Rental evidence exists for one of them

A completed block has a rental history you can read. A launch has a projection. In Maluri, three-bedroom units of a similar size are letting at RM3,500 to RM4,000 a month right now, which is evidence. A gallery yield table is not.

The exit

Real property gains tax steps down with holding period, and the agency fee on the way out is capped at 3 percent plus SST. Cost the exit at the point you buy, particularly on a launch you will not be able to sell until it completes.

Figures quoted are asking prices and rents from public property portal listings sampled on 23 July 2026. Ask us for stamped transaction evidence on a specific block before you rely on them.