For sale · RM 22,000,000 · Tenanted · Freehold detached
Let at RM 38,000 a month.
The highest rent this enclave has ever achieved.
Now offered for sale. RM 22,000,000 · Tenanted · Freehold detached bungalow, 5,242 sq ft land · Cash buyers.
Sold subject to the existing tenancy — RM 38,000/month, running to 14 July 2027. Vacant possession available to an owner-occupier thereafter.
The house, as it is — colour graded. Photography: RoboStrikeForce.com
The proof
This is not a valuation. It is a signed lease.
The prior ceiling for a detached house in this enclave was around RM 25,000 to RM 28,000 a month. This one signed at RM 38,000/month, fully furnished — the highest rent this enclave has ever achieved. The lease runs 15 July 2026 to 14 July 2027, contracting RM 456,000 over its term.
From listing to signed lease took one week: viewings from day one — six in total — a first offer of RM 35,000 on day two, and RM 38,000 accepted on day five.
A valuation is an opinion. A signed, stamped lease at a record rent is a fact — and it is the fact the rest of this page is built on.
- Contracted rent
- RM 38,000/month
- Over the term
- RM 456,000
- Prior enclave norm
- RM 25,000–28,000
- Listing to signed lease
- One week
The arithmetic
Either the rent is wrong, or the capital values are.
Gross yield is rent divided by price. Hold the rent constant at the signed figure — RM 456,000 a year — and read it against two prices: the top asking price anyone in the enclave is quoting today, and this ask.
Either the rent is wrong, or the capital values are. The rent is a signed fact.
A valuer prices from historical transactions — what sold last year, and the year before. A live lease prices forward: it is what a tenant will pay, today, to be in this house. When the two disagree this sharply, the transaction record is the lagging number. That is why this is offered to cash buyers, not to a mortgage valuation.
At the trophy end, this is normal. In Singapore's Good Class Bungalow districts, land ran at roughly S$1,420 psf in 2019 and about S$2,120 psf by 2025 — a near-50% move — on yields inside that 1–2% band. Trophy land is bought for the land. Source.
The scarcity
Eighteen detached bungalows in the enclave. Zero for sale.
45
Units, built 2004
18
Detached bungalows
0
Detached for sale
≈2×
Detached land vs a link
Forty-five units went up behind this gate in 2004, and nothing like it has been built in Mont Kiara since — the land that could have held another enclave is now mid-rise and high-rise. Of the forty-five, eighteen are detached bungalows. None of the eighteen is currently for sale.
The only asking prices findable in the enclave today — up to RM 7.7 million — are for link bungalows: the lesser product, on roughly half the land. A detached plot here is not a bigger version of that. It is a different asset. Peers such as Hartamas Heights and The Residences lack this anchor set entirely.
The land is the asset. The house is the income.
The lap pool, as it is — colour graded. Photography: RoboStrikeForce.com
The garden, as it is — colour graded. Photography: RoboStrikeForce.com
The anchor
The walking-distance school just joined the world's largest premium schools group.
Mont Kiara International School — the enclave's walking-distance international school — joins Nord Anglia Education, a family of ninety schools worldwide, in August 2026. The move was announced on 25 May 2026.
MKIS was already strong: a 2025 IB diploma average of 34.4, against a global average of 30.58. Under Nord Anglia, its students gain access to the group's collaborations with MIT, Juilliard, UNICEF and IMG Academy.
Bungalows elsewhere anchor on an address. This one anchors on an institution that was just acquired by the world's largest premium schools group.
Inside, visualised
Living hall — Styled visualisation, furniture illustrative. RoboStrikeForce.com
Dining — Styled visualisation, furniture illustrative. RoboStrikeForce.com
Master bedroom — Styled visualisation, furniture illustrative. RoboStrikeForce.com
The capital flow
New money is arriving into a fixed number of doors.
Malaysia's revamped MM2H programme posted 3,172 approvals in 2025, generating close to RM 3.875 billion — of which RM 1.51 billion went into residential purchases. Chinese nationals accounted for roughly 41% of MM2H property transactions, with a further RM 2.3 billion in purchases projected from 2,637 active buyers.
History shows where this goes. In Dubai, one million US dollars bought 59% less prime residential space in 2024 than it did a decade earlier — the repricing that follows when global capital concentrates on a small stock of trophy addresses. Knight Frank, via EdgeProp.
We see it on the ground: real-economy businesses relocating to Malaysia with their families. Our own firm serves them — robocompanysecretary.com/china.
Assets like this reprice when new capital meets fixed supply. That has already happened to the rent.
The buyer this is for
What you are buying.
A tenanted trophy
RM 456,000 a year contracted from day one, at a record covenant — income before you have unpacked.
Land banking
A detached freehold plot in KL's most supply-locked landed enclave — 0 of 18 currently for sale.
Vacant possession
Available to an owner-occupier from 14 July 2027, once the tenancy completes.
This asset will not appraise at its ask. It is priced for buyers who don't need it to.
Not suitable for purchasers requiring standard 70% financing. The buyer here reads the signed lease, the scarcity, and the capital flow, and prices the land forward — the way trophy land is always priced.
From the owner
I let this house at RM 38,000 when the market said RM 28,000 was the ceiling. I am selling it the same way — priced on what it earns and what cannot be built again, not on last year's transactions.
— AK, owner
The process.
Owner-direct
You deal with the person who can say yes. No layer between the buyer and the decision.
Viewings by appointment
The house is tenanted, so viewings are coordinated and reserved for qualified buyers. Tenant privacy is absolute.
Agents welcome
Introduce a serious buyer and you are welcome at the standard market rate.
For agents: the owner appoints agents for this property by written proposal. The mandate brief and proposal form are here.