On this page I will give my own analysis on a new property which I had visited and reviewed. 

Puchong South

Reflexion Puchong South


This is a build and sell development just completed located in Puchong South which to me is actually Cyberjaya. This 3 storey Semi-D with a built up of 4300 sqft.  Developer is Metrogen. They widely known for their X2 condominiums built in Puchong. Following are the description of the property:


*3-storey Superlink

*24 x 85

*4300 sq.ft.

*Gated & Guarded

*155 units within 70 acres of land


*3 Jacuzzis

*Alarm System

*Solar Water Heater

*Intercom to guardhouse

*Long car porch to fit 4 cars

*Rooftop Private Pool

*Private linear park right outside your living hall

*Double Volume Living Hall with full height glass wall

*Grand Master Bedroom (Spacious Size of 550 sq.ft. & 14-ft High Ceiling)

Developer package

*10% Rebate

*Free S&P

*Price RM1.17M after rebate


  1. Affordability :Compared to other Semi-Ds/Villa which is smaller this is cheaper by RM 200k.

  2. Demographic: This is a mixed area surrounding the development. I speculate that this development will be majority owned by Chinese.

  3. Complement: There are no similar products within a 5 km radius furthermore this is no “luxury product” within that vicinity. There are condos and double storey houses nearby.

  4. Restriction: Leasehold.

  5. Average Income: Inconclusive as there does not seem to be any potential upgraders at the moment.

  6. Average rental for similar product which is bigger: RM 3.5k/mth

  7. Stay factor: I will stay here

  8. Security: Gated and Guarded

  9. Possible Tenants: In terms of getting tenants would be moderately challenging as price may be high for those average corporate workers but possible perhaps high income earners working in Cyberjaya.

  10. Boosters: Easy access to highway, SKVE, MAX and NKVE

  11. Competition: Direct competition comes from similar product types:

  • Harmony Island Puchong

  • Sunway Eastwood

  • Laman Bayu


  1. The lowest entry compared to rest.

  2. Limited Units

  3. Quality furnishings

  4. Reputable developer Metrogen

  5. Near to KLIA, Cyberjaya and Putrajaya

  6. Possible to get more discounts if group buy

  7. No similar product nearby


  1. No amenities nearby i.e. shopping mall, night markets and specialty store

  2. Already completed have to fork minimum RM50k to renovate the place to make suitable to live in


This property not favorable for cash flow purpose but potential for yield appreciation is impressive. Point to point with no major traffic at 3pm took only 20 minutes to Taman Tun Dr Ismail. Also should take no more than 20 minutes to the KLIA 1 and 2

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Zainal Zikri Zainal Abidin
Real Estate Negotiator
REN: 17279
CBD Properties Sdn Bhd (Ara Damansara)
(+60) 19-2631977