Property Key Specs
- Developer: Major Land Development Sdn Bhd
- Location: Old Klang Road, Old Klang Rd, Kampung Pasir, 58000 Kuala Lumpur.
- Tenure: Freehold
- Property Type: Serviced Apartment
- Starting Price: RM 339,000
- Bedrooms: 1 - 3 Beds
- Built-up Sizes: 556 - 1,019 sqft
- Maintenance Fee: RM0.30 psf (indicative, excluding 10% sinking fund) — about RM 300 a month on a 1,000 sq ft unit
- Completion: New Launch (2030)
The price shown is gross (developer list price). Ask me for the net price →
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Gallery
Unit types and sizes
| Type | Built-up (sq ft) | Bedrooms | Bathrooms |
|---|---|---|---|
| A | 556 | 1+1 | 1 |
| B | 737 | 2 | 2 |
| C(with balcony) | 858 | 3 | 2 |
| D(with balcony) | 916 | 3 | 3 |
| E(with balcony) | 1019 | 4 | 3 |
M Aurora: what to weigh before you decide
Is the price fair?
The only published price is the RM 339,000 starting point, for the smallest layout, the 556 sq ft 1 + 1 bedroom: about RM 610 per sq ft. Prices for the three- and four-bedroom layouts (858 to 1,019 sq ft) are not published.
Completed neighbours have units about that size. Their recorded sales, 2024 to 2026:
| Project | Distance | Size | Sold for | Per sq ft |
|---|---|---|---|---|
| Petalz Residences | About 100 m | 840 to 926 sq ft | RM 621,000 to 650,000 | About RM 680 to 740 |
| Citizen 2 | About 300 m | 872 to 883 sq ft | RM 700,000 to 800,000 | About RM 800 to 910 |
So it is too early to say whether M Aurora's family layouts cost more or less than the neighbours. Once you have the price for your layout and floor, divide it by the size and compare. Both neighbours can be inspected today; M Aurora is expected around 2030.
Against other new projects, M Aurora's starting price is much lower: Gen Starz Residences starts from RM 593,000 and Aras Residences from RM 666,000, though their smallest layouts are bigger (650 sq ft and 850 sq ft).
What it costs each month
The indicative maintenance fee is RM 0.30 per sq ft a month, plus a 10% sinking fund. Size × RM 0.30 × 1.1 gives:
- 556 sq ft 1 + 1 bedroom: about RM 183
- 916 sq ft three-bedroom: about RM 302
- 1,019 sq ft four-bedroom: about RM 336
Quit rent and assessment tax come on top. The fee may change after handover.
Can foreigners buy?
Foreign buyers in Kuala Lumpur face a minimum price of RM 1,000,000 and need consent from the land authority. M Aurora starts from RM 339,000, far below that, and prices for the larger layouts are not published. Check with the developer whether any unit qualifies.
Prices here run RM 339,000 to RM 856,560, so no unit reaches RM 1,000,000 and this one is for Malaysian buyers.
Every state's foreign-buyer line and approval, side by side → · How land-authority consent works in Kuala Lumpur →
Four things to check at the viewing
- Your unit's facing: broadly, Tower A faces the city to the north-west, Tower B Old Klang Road, and inner units the pool deck.
- How many car parks your layout gets: across the project it is 1 to 3 per unit and differs by layout.
- This is a commercial title, so ask how utility tariffs are charged.
- There is no side entrance to Jalan Templer KTM; walk from the lobby to the station gate and time it.
About this project
M Aurora, ideally located at Old Klang Road, Kuala Lumpur, offers seamless access to major highways (NPE, Federal Highway, KESAS). Surrounded by public transport, malls, schools, healthcare, and leisure spots, everyday convenience is right at your doorstep. The design of M Aurora takes inspiration from the shifting, dynamic beauty of the aurora lights. It embodies the essence of this breathtaking phenomenon through contrasting colours, the use of vertical fins and negative space, thoughtful building orientation, natural light and airflow, and distinctive architectural elements. Every detail is designed with purpose, from smart infrastructure to lifestyle-driven facilities, creating a seamless living experience that balances comfort, convenience, and long-term value.
Key selling points
- Freehold title
- Seamless access to NPE, Federal Highway, KESAS
- Multigenerational lifestyle facilities with over 40 options including a 50m lap pool
- Multi-tier security system
- Equipped with EV charging stations, automated waste collection system, and speed ramp design
- GreenRE Silver certified
- QLASSIC assessment for quality workmanship
- Mah Sing Smart Community app and M Concierge services
Facilities
- Grand Entrance
- Aurora Garden
- Seating Alcove + Ribbon Bench
- Green Dome
- Taska
- Tadika
- Management Office
- 50m Length Lap Pool
- Hydrotherapy Seat
- Pool Lounge
- Jacuzzi
- Kid’s Pool & Pool Slide
- Gymnasium
- Yoga / Dance Studio
- Co-Working Space/ Computer/ Reading Room
- BBQ
- Glamping Dome & Lawn
- Courtyard Garden
- Playground
- Karaoke Room
- Games Room
- KOI Pond
- Steam Rooms
- Launderette
- Sky Garden
- Function Room
- Pre-function / Alfresco Dining
- Pot Garden & Sky View Terrace
M Aurora: the monthly bill, line by line
The starting-price unit at M Aurora is RM 339,000. Borrow 90% of it, RM 305,100, over 35 years at 4% (an example rate) and the instalment comes to about RM 1,351 a month. The smallest unit here, 556 sq ft, adds about RM 167 in maintenance and RM 17 in sinking fund, so plan on about RM 1,535 a month before assessment tax and quit rent.
Tell me the unit you have in mind on WhatsApp, +60 17-279 8932, and I will work out its own figures.
4% is an example rate, not a bank's quote, and the price you sign depends on the unit and the floor. For another loan amount, scale it with the table further down.
The example, line by line
| Item | Per month | How it is worked out |
|---|---|---|
| Loan instalment | RM 1,351 | 90% of RM 339,000, 35 years, 4% a year |
| Maintenance fee | RM 167 | 556 sq ft × RM 0.30 |
| Sinking fund | RM 17 | 10% of the maintenance charge, the legal minimum |
| Assessment tax | Billed twice a year | DBKL: annual value × rate |
| Quit rent | Billed once a year | Due 1 January |
| Each month, before the two taxes | RM 1,535 | Instalment, maintenance and sinking fund |
How the instalment is worked out
Instalment = loan × r × (1 + r)n ÷ [(1 + r)n − 1], where r is the yearly rate divided by 12 and n is the number of months: 420 for 35 years.
New floating-rate home loans are priced as the Standardised Base Rate (SBR) plus the bank's own spread, and the SBR follows Bank Negara's Overnight Policy Rate, 2.75% since 9 July 2025. So 4% is an example, not a quote. On the RM 305,100 loan above, 4.5% instead of 4% adds about RM 93 a month, and 30 years instead of 35 adds about RM 106. A third or later home loan in your own name is capped at 70% of the property's value.
| Every RM 100,000 borrowed | 4.0% | 4.5% | 5.0% |
|---|---|---|---|
| 35 years | RM 443 | RM 473 | RM 505 |
| 30 years | RM 477 | RM 507 | RM 537 |
To use it, multiply by your loan in hundreds of thousands: RM 450,000 at 4% over 35 years is 4.5 × RM 443, about RM 1,994 a month.
Maintenance fee and sinking fund
Maintenance at M Aurora runs an expected RM 0.30 a square foot each month, with the sinking fund charged on top. The Strata Management Act 2013 sets the sinking fund at no less than 10% of the maintenance charge, kept for repainting, lift replacement and other big repairs.
With the sinking fund added, that is RM 0.33, below the RM 0.40 median of the 108 high-rise projects on this site: on the 556 sq ft unit, about RM 39 a month less than a building charging the median. The fee is the cost that stays for as long as you own the unit, so it is the line worth comparing between projects.
Assessment tax and quit rent
Assessment tax goes to Kuala Lumpur City Hall (DBKL): the unit's annual value times the rate. The annual value is DBKL's estimate of the gross rent the unit could earn in a year. Residential buildings pay 4%; serviced apartments pay 7% inside the city's original 36 square miles and 5% outside them. On an annual value of RM 13,200, that is RM 528 a year at 4%, or RM 924 at 7%, paid in two halves.
Quit rent goes to the Federal Territory land office. It falls due on 1 January and counts as in arrears if it is still unpaid on 1 June.
Access and nearby amenities
Train stations
- KD05 Jalan Templer — about 410 m in a straight line · about 720 m walk (10 min)
- KD04 Petaling — about 520 m in a straight line · about 590 m walk (8 min)
- KD03 Pantai Dalam — about 1.7 km in a straight line · about 2.5 km walk (33 min)
Shopping malls
- Bloomsvale Shopping Gallery — about 880 m in a straight line · about 1.6 km walk (21 min)
- The Pearl Kuala Lumpur — about 1.5 km in a straight line · about 1.7 km walk (22 min)
- Pearl Shopping Gallery — about 1.6 km in a straight line · about 1.8 km walk (25 min)
Supermarkets
- 99 Speedmart — about 410 m in a straight line · about 550 m walk (7 min)
- HeroMart — about 620 m in a straight line · about 1.5 km walk (20 min)
Schools and campuses
- Sekolah Jenis Kebangsaan (Tamil) Saraswathy — about 330 m in a straight line
- Oasis College (River Side Campus) — about 680 m in a straight line
- Sekolah Jenis Kebangsaan (Tamil) PJS 1 — about 770 m in a straight line
Hospitals and clinics
- Poliklinik Mona — about 390 m in a straight line
- Klinik Oasis — about 420 m in a straight line
Parks
- Dusun Bandar Railway Park — about 900 m in a straight line
- Pantai Eco Park — about 2.6 km in a straight line
Listed by the developer
- KTM Jalan Templer — 500m
- KTM Petaling — 600m
- Future MRT3
- Jalan Klang Lama — 2.5km
- NPE
- Federal Highway
- KESAS
- MEX
- Pearl Point — 1.7km
- Bloomsvale shopping — 2.2km
- The Scott Garden — 2.6km
- Mid Valley Megamall — 6.8km
- Assunta Hospital — 2.6km
- KMI Taman Desa Medical Centre — 3.3km
- Beacon Hospital — 3.8km
- SMK Petaling — 350m
- SJK(C) Yuk Chyun
- Newton International College — 1.6km
- SJK(C) Choong Wen
Reviews and guides about this project
- Radium Arena Review: From RM 390,000 — Worth Buying? — Radium Arena is a two-block freehold serviced apartment project by Radium Development Berhad off Jalan Klang Lama, with 988 homes of 658 to 920 sq ft from RM 390,000. This review covers the checked facts, what is nearby, the monthly holding cost, how it compares with nearby launches, and who it suits.
- Riverville Residences 2 Review: From RM 430,000, Worth It? — Riverville Residences 2 is a two-block freehold serviced apartment project by Alzac Development on Old Klang Road, with 660 three-bedroom homes of 803 to 915 sq ft from RM 430,000. This review covers the checked facts, what is nearby, the monthly holding cost, how it compares with nearby launches, and who it suits.
- New Launch Condos Kuala Lumpur 2026: Review — This is the full list of 66 new launch listings I track in Kuala Lumpur, in 7 areas from KL City Centre to Bukit Jalil, from RM 339,000 at M Aurora to RM 7,900,000 at EDEN Taman Duta. One table carries every project with its area, starting price, price per square foot, tenure, completion and the nearest station with its straight-line distance, and links to the review and the project page. Sections below filter the list by area, budget and completion year, then explain how to choose. Data checked on 17 October 2026.
- Gen Starz Residences Review: From RM 593,000 — Worth Buying? — Gen Starz Residences is a single 44-storey block of 360 serviced apartments on Old Klang Road, 650 to 874 sq ft, from RM 593,000, with 10 units on each floor. This review sets out the checked project facts, what is nearby, each layout, what similar homes next door sold for, and my view on who it suits.
- M Aurora Review: From RM 339,000 — Worth Buying? — M Aurora is Mah Sing's two-tower, 1,544-unit serviced residence on Old Klang Road, from RM 339,000 for 556 to 1,019 sq ft, about 410 m in a straight line from Jalan Templer KTM. This review sets out the checked project facts, what is nearby, each layout, what similar homes next door sold for, and my view on who it suits.
- M Aurora vs Gen Starz: Which One Suits You? — M Aurora and Gen Starz Residences are new serviced residences about 1.8 km apart on Old Klang Road. M Aurora is the big, lower-priced Mah Sing project with up to 4 bedrooms; Gen Starz is a single block of 360 homes, 10 per floor, expected sooner, in September 2028.
- New Launches in Old Klang Road 2026: Prices & Full List — I track 9 residential projects around Old Klang Road, Seputeh, OUG and Taman Desa, from RM 339,000 at M Aurora to RM 825,000 at The Atas Residences. Two are completed and the rest are expected between 2026 and 2030. This guide compares every one on starting price, price per square foot, size, units, completion and distance to the nearest station, with figures checked and updated in September 2026.
Explore from here
Other projects in Old Klang Road
Compare
- M Aurora vs Radium Arena
- M Aurora vs Riverville Residences 2
- M Aurora vs The Vividz
- M Aurora vs M Aspira
Shortlists this project appears on
- Condo Under RM 500,000 in KL & Selangor | Shyan Yee
- Condo Under RM 700,000 in KL & Selangor | Shyan Yee
- Condo Under RM 1 Million in KL & Selangor | Shyan Yee
- Freehold New Launch Projects in Malaysia | Shyan Yee
- New Launches Near MRT & LRT Stations in Malaysia | Shyan Yee
- Projects Reviewed by Shyan Yee | Reviews & Walkthroughs
- Lowest Maintenance Fee Condos in KL & Selangor | Shyan Yee
- Freehold Projects in Old Klang Road | Shyan Yee
- Homes Under RM 500,000 in Old Klang Road | Shyan Yee
What I have written about it
- Radium Arena Review: From RM 390,000 — Worth Buying?
- Riverville Residences 2 Review: From RM 430,000, Worth It?
- New Launch Condos Kuala Lumpur 2026: Review
- Gen Starz Residences Review: From RM 593,000 — Worth Buying?
- M Aurora Review: From RM 339,000 — Worth Buying?
- M Aurora vs Gen Starz: Which One Suits You?
- New Launches in Old Klang Road 2026: Prices & Full List
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Frequently Asked Questions
What is the starting price for M Aurora?
Starting price for M Aurora is RM 339,000, located in Old Klang Road, Old Klang Rd, Kampung Pasir, 58000 Kuala Lumpur.
Who is the developer of M Aurora?
M Aurora is developed by Major Land Development Sdn Bhd.
What layouts and sizes are available at M Aurora?
M Aurora offers unit sizes from 556 sqft to 1,019 sqft, with 1 to 3 bedrooms.
Who should consider M Aurora?
It suits families who need three bedrooms or more; singles, couples, or buyers who want a small unit to let; daily rail commuters (KD05 Jalan Templer is about 410 m away in a straight line). It is less suited to buyers who must move in before 2030.
Is M Aurora expensive for Old Klang Road?
At the starting price on the smallest unit it works out to about RM 610 per sq ft. The median for the other 4 projects we list in Old Klang Road is about RM 753, so it is about 19% lower. This is a rough guide; floor and layout change the real price.
What is the tenure and completion of M Aurora?
Tenure: Freehold. Completion is expected in 2030.
How far is M Aurora from the nearest station?
The nearest is KD05 Jalan Templer, about 410 m in a straight line. On foot it is about 720 m walk (10 min), by the OpenStreetMap route.
What do buyers usually ask before booking M Aurora?
Ask which units are left, how many car parks come with yours, the monthly maintenance, and how far construction has gone and when keys are due.
How can I get floor plans or book a private showroom viewing for M Aurora?
You can view floor plans and request a private viewing with licensed agent Shyan Yee (REN 46305) via WhatsApp at +60 17-279 8932 or on shyanyee.com.