Cheras · Completed 2022–2023 · Subsale
M Vertica
Five towers of three- and four-bedroom family homes by Mah Sing, about 500 metres from the Maluri MRT and LRT interchange, over a 4.54-acre facility deck.
Replies on WhatsApp from Jason himself · No obligation
Answer block
M Vertica at a glance
Every figure here comes from the developer, published press coverage or the property records named at the foot of the page. Where sources disagree, the range is shown. Where nobody has published a number, it is not on this page.
Development
M Vertica
By Mah Sing Group Bhd
Address
555 Jalan Cheras
Taman Pertama, 56000 Kuala Lumpur
Tenure
Leasehold
Lease expires 14 Aug 2116
Completed
2022 and 2023
Towers A–B June 2022; C–E April 2023
Towers
5 towers
50+ storeys (Mah Sing); other records give 53 to 56, so sources differ
Units
3,684
On 11.25 acres
Layouts
2 types
850 sq ft 3-bed and 1,000 sq ft 4-bed
Foreign buyers
Not eligible
Units are priced below RM1 million
Why this address
Four things buyers weigh at M Vertica
A family product at a Malaysian-buyer price. Here is what that looks like in practice.
An interchange 500 metres away
Maluri station serves both the MRT Kajang Line and the LRT, and Taman Pertama MRT is about 700 to 800 metres away.
Three and four bedrooms, every unit
Only two layouts: an 850 sq ft 3-bedroom and a 1,000 sq ft 4-bedroom corner unit, each with two car park bays.
One of KL’s largest facility decks
More than 40 facilities on a 4.54-acre podium, from a 50 m pool to courts, a 4,000 sq ft gym and a farming garden.
What to weigh: density
3,684 units means a lot of rental and resale competition, and recorded prices have eased since 2023.
The development
M Vertica, decoded
Five towers on 11.25 acres, handed over in two batches in 2022 and 2023.
The towers
Facilities, level by level
Zones as published by Mah Sing and launch coverage.
Ground
Sports Avenue
- Futsal court
- Tennis court
- Basketball court
Podium
Aqua Zone
- 50 m pool
- Wading pool
- Leisure pool
- Jacuzzi
- Children’s splash area
Podium
Active & Passive Zones
- Jogging and cycling track
- Maze garden
- Reflexology trail
- Farming garden
- BBQ area
- Playgrounds
- Yoga deck
- Tea garden
Clubhouse
Indoor
- 4,000 sq ft gym
- Ladies’ gym
- Badminton court
- Multipurpose hall
- EV charging
Where the project is now
Layouts
All 2 M Vertica layouts
2 layout types, from 850 to 1,000 sq ft. Sizes from the developer’s published plans, checked October 2026. Tap any layout and the drawing comes to your WhatsApp.
Type A — 850 sq ft
3 bed 2 bath · 850 sq ft · 3-bedroom family layout
Get this floor planAsk price & availability →
Type B — 1,000 sq ft
4 bed 2 bath · 1,000 sq ft · 4-bedroom family layout
Get this floor planAsk price & availability →Price and rent by layout
What each layout is asking at M Vertica
Asking prices and rents seen on PropertyGuru in October 2026, matched to each layout by size. Asking prices are not sale prices; compare them with the recorded transactions above.
| Layout | Size | Asking price | Asking rent | Listings |
|---|---|---|---|---|
| Type A | 850 sq ft | – | RM2,999–3,500/mo | 5 |
| Type B | 1,000 sq ft | – | RM3,200–4,200/mo | 7 |
| – | about 1,200–1,300 sq ft | – | RM4,200/mo | 1 |
Photos
M Vertica in pictures
Artist’s impression from the developer. For illustration only.
Gallery
M Vertica in pictures
Images from the developer’s marketing material unless stated. Ask for the full set on WhatsApp.
Location & connectivity
Where M Vertica sits
555 Jalan Cheras, Taman Pertama, 56000 Kuala Lumpur.
The recorded numbers
What units here actually sell and rent for
Recorded sales and asking prices are different things. Transacted figures come from deals recorded with the government valuation department and republished by property portals; asking figures are what owners are listing at. Use the first to judge the second.
| Measure | Figure | Source and date |
|---|---|---|
| Transacted price median, 2023–2026 | RM747 psf (down about 6.6%) | iProperty, viewed 2 Oct 2026 |
| Recorded sale January 2023 | RM566k for 850 sq ft (RM666 psf) | iProperty |
| Asking price for sale | RM365k–810k · most 3-bed RM528–600k, 4-bed RM590–700k | PropertyGuru listings, 2 Oct 2026 |
| Asking rent whole unit | RM2,100–4,300 a month | PropertyGuru listings, 2 Oct 2026 |
Portals estimate the gross yield at about 5.3–5.7%. Many listings are room rentals, which inflate the listing count.
Track record
About Mah Sing Group
Mah Sing Group is a listed Malaysian developer known for large Klang Valley townships and high-density family projects.
Mah Sing lists M Vertica as a serviced apartment and retail development, so check whether the strata title is commercial.
M Vertica was handed over in two batches in 2022 and 2023, both ahead of the contractual dates reported at the time.
Around the building
What is near M Vertica
The closest places on the map, measured in a straight line from the building. Driving distances are longer.
🚉 Getting around
- Maluri~500 m
- Maluri~600 m
- Taman Pertama~700 m
🛍️ Malls
- AEON Taman Maluri Shopping Centre~700 m
- Sunway Velocity Mall~1.0 km
- Viva Mall~1.1 km
🎓 Schools
- SK Seri Cheras~400 m
- SJK (C) Naam Kheung~500 m
- Kompleks Seri Bintang~700 m
- SMK Miharja~800 m
🏛️ Colleges and universities
- Wawasan Open University~400 m
- Saito University College~400 m
- Sunway College @ Velocity~1.1 km
🏥 Hospitals
- Sunway Medical Centre Velocity~1.2 km
- Hospital Rehabilitasi Cheras~1.6 km
- Hospital Pakar Kanak-Kanak Universiti Kebangsaan Malaysia~2.0 km
Map data © OpenStreetMap contributors. Names as recorded on the map; check opening and enrolment details yourself.
Is it for you?
Which kind of buyer are you?
The same building suits different people for different reasons. Pick the line that sounds like you.
🏠 Living here yourself
Layouts here run from about 850 to 1,000 sq ft. Ask me which stacks get the better view and the least afternoon sun; that changes the price more than the floor.
💰 Buying to rent out
Compare the recorded rents in "The price numbers" above with the instalment on your loan. Smaller layouts usually rent faster; larger ones hold tenants longer.
👨👩👧 Family with children
Check the school and clinic distances in the location section, the number of car parks per unit and how busy the lifts are at 7.30 am.
✈️ Buying from overseas
Foreigners can only buy above the state minimum price and pay 8% stamp duty from 2026. Ask me which units here qualify before you shortlist.
Straight talk
What I will not hide from you
Every project has trade-offs. These are the ones I would want to know before paying a deposit.
- ⚠️ A newer project, so many owners are renting out at the same time. Expect competition for tenants for the first few years.
- ⚠️ Leasehold title. Check how many years remain on the lease; banks lend less, and buyers pay less, as the lease gets shorter.
- ⚠️ Asking prices are not sale prices. Compare any offer with the recorded transacted price per sq ft above before you commit.
The real cost
What buying here costs in 2026
Worked example for a unit at RM600,000, around the typical asking price here. Your figures will differ with the price and the bank.
| Malaysian buyer (90% loan) | Foreign buyer (70% loan) | |
|---|---|---|
| Purchase price | RM600,000 | RM600,000 |
| Down payment | RM60,000 | RM180,000 |
| Loan amount | RM540,000 | RM420,000 |
| Stamp duty on transfer (MOT) | RM12,000 | RM48,000 |
| Stamp duty on loan (0.5%) | RM2,700 | RM2,100 |
| Lawyer, sale agreement (incl. 8% SST) | RM7,830 | RM7,830 |
| Lawyer, loan agreement (incl. 8% SST) | RM7,182 | RM5,670 |
| Cash needed before keys | RM89,712 | RM243,600 |
| State consent fee for foreigners | – | Set by each state; ask me for the figure |
Estimates only. Stamp duty: 1–4% tiers for Malaysians and PRs, 8% flat for foreigners from 1 Jan 2026. Legal fees follow the Solicitors’ Remuneration Order 2023. First-time Malaysian buyers of homes up to RM500,000 may get a stamp duty exemption until 2027. Valuation, disbursements and moving costs are not included.
Get these numbers for a real unitCalculate my exact costs →Straight answers
Frequently asked questions
Is M Vertica freehold?
No. It is leasehold, with the lease expiring on 14 August 2116.
How far is M Vertica from the MRT?
About 500 metres to the Maluri MRT and LRT interchange by covered walkway.
What are the unit sizes?
Two types only: an 850 sq ft 3-bedroom unit and a 1,000 sq ft 4-bedroom corner unit.
Can foreigners buy M Vertica?
Generally no. Units are priced below RM1 million, the minimum for foreign buyers in Kuala Lumpur. Malaysian first-home buyers may qualify for the stamp duty exemption on homes up to RM500,000.
What is the maintenance fee?
It was RM0.30–0.35 per sq ft a month at launch. Ask the management office for the current figure.
Which schools are near M Vertica?
On map data, the nearest schools are SK Seri Cheras (~400 m), SJK (C) Naam Kheung (~500 m), Kompleks Seri Bintang (~700 m). Distances are straight-line from the building.
Is there a train or bus station near M Vertica?
The nearest stations on map data are Maluri (~500 m), Maluri (~600 m), Taman Pertama (~700 m).
What is the nearest hospital and mall to M Vertica?
The nearest hospital on map data is Sunway Medical Centre Velocity (~1.2 km), and the nearest mall is AEON Taman Maluri Shopping Centre (~700 m).
How much cash do I need to buy at M Vertica?
For a unit at RM600,000,, a Malaysian buyer with a 90% loan needs about RM5,670 before getting the keys, covering the down payment, stamp duty and legal fees. A foreign buyer with a 70% loan needs about RM89,712, before the state consent fee. The full table is in "What buying here costs in 2026".
Compare
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View project →Get recent prices and units available at M Vertica
Owners’ asking prices move and the better units go first. Tell me your budget and whether you are buying to live in or to rent out, and I will send back the units that fit, with the recorded prices beside them.
Buying, selling or renting: one conversation, no obligation.
Jason Lim
10 years in Malaysian property · Johor Bahru & Kuala Lumpur · REN 84424 · IQI Realty Sdn. Bhd. E (1) 1584/6
I work with local families, investors and buyers from overseas. If a unit is not right for what you need, I will say so; that is usually worth more than a brochure.