Cheras has always been one of the most practical locations for homebuyers in Kuala Lumpur and Selangor. It is not only well-connected to major roads, MRT stations, mature townships, shopping malls, schools, and daily conveniences, but also offers a wider range of property prices compared with some more central KL areas.
For buyers with a budget around RM500k, Cheras and nearby areas such as Sungai Besi, Balakong, and Cheras South continue to attract attention. These areas appeal to first-time buyers, young families, upgraders, and investors who want a new launch condo with better affordability, future growth potential, and access to established neighbourhoods.
However, buying a new launch condo should not be based on price alone. Buyers should also compare location, completion timeline, project concept, layout suitability, maintenance fee, accessibility, and future rental or resale demand.
Below are several Cheras and nearby new launch condos to consider, especially for buyers looking around the RM500k range.
1. Maxim D’Parc, Cheras
Maxim D’Parc is one of the most affordable new launch options in Cheras, with a starting price from RM298,000. The project is currently under construction and is expected to be completed in 2030.
Located in Cheras, this project may appeal to buyers who want a lower entry price into a mature and connected area. For first-time buyers, the lower starting price can make it easier to begin comparing new projects without immediately stretching their budget too far.
You can view more project details here: Maxim D’Parc
Key highlights:
Area: Cheras
Starting price: From RM298,000
Project status: Under construction
Expected completion: 2030
Suitable for: First-time buyers, budget-conscious buyers, and buyers looking for a lower entry price in Cheras
Maxim D’Parc may be suitable for buyers who want affordability first, but buyers should still check the layout, maintenance fee, actual accessibility, and future surrounding supply before booking.
2. Arte Star @ Sg Besi, Sungai Besi
Arte Star @ Sg Besi is located in Sungai Besi, an area that benefits from access to Kuala Lumpur, major highways, and nearby mature neighbourhoods. With a starting price from RM340,000, it offers a relatively affordable entry point for buyers who want to stay near KL without paying central KL pricing.
The project is currently under construction, with completion expected in Q4 2028 or Q4 2029, depending on the phase.
More details are available here: Arte Star @ Sg Besi
Key highlights:
Area: Sungai Besi
Starting price: From RM340,000
Project status: Under construction
Expected completion: Q4 2028 / Q4 2029 by phase
Suitable for: First-time buyers, young professionals, and buyers who want access to KL and nearby matured areas
Arte Star @ Sg Besi may suit buyers who want a lower entry price with city-fringe convenience. Investors should compare future supply and rental competition in Sungai Besi before deciding.
3. Rio Cheras South, Cheras
Rio Cheras South is another Cheras-area new launch with a starting price from RM368,831. The project is under construction and expected to be completed in Q4 2029.
Cheras South is often considered by buyers who want a balance between affordability, accessibility, and a more residential environment compared with more congested central locations.
You can explore the project here: Rio Cheras South
Key highlights:
Area: Cheras
Starting price: From RM368,831
Project status: Under construction
Expected completion: Q4 2029
Suitable for: First-time buyers, own-stay buyers, and buyers comparing affordable Cheras new projects
Rio Cheras South may be suitable for buyers who want a Cheras address with a more manageable starting price. Before booking, buyers should compare actual travel routes, layout practicality, and whether the location fits daily work and family routines.
4. D’Heights @ Cheras South, Balakong
D’Heights @ Cheras South is located in Balakong, near the Cheras South area. With a starting price from RM430,200, it sits in the mid-range among the projects listed here.
The project is under construction and expected to be completed in 2025, making it one of the earlier completion options in this comparison. This may appeal to buyers who do not want to wait until 2028, 2029, or 2030 for vacant possession.
Project details can be viewed here: D’Heights @ Cheras South
Key highlights:
Area: Balakong
Starting price: From RM430,200
Project status: Under construction
Expected completion: 2025
Suitable for: Buyers who want earlier completion, own-stay buyers, and those considering Cheras South / Balakong accessibility
D’Heights @ Cheras South may be suitable for buyers who prefer a shorter waiting period. However, buyers should compare whether Balakong’s location, traffic pattern, and daily convenience match their lifestyle.
5. The Connaught One, Cheras
The Connaught One is located in Cheras and starts from RM444,836.55. The project is currently under construction and expected to be completed in Q4 2027.
This project may attract buyers who want a Cheras new launch with stronger urban convenience and access to established amenities. For buyers with a budget close to RM450k, it may be worth comparing against other Cheras options based on location, connectivity, unit layout, and overall buyer-fit.
You can read more here: The Connaught One
Key highlights:
Area: Cheras
Starting price: From RM444,836.55
Project status: Under construction
Expected completion: Q4 2027
Suitable for: Own-stay buyers, first-time buyers with a slightly higher budget, and buyers who value Cheras convenience
The Connaught One may suit buyers who are willing to pay more than the lowest entry-price projects in exchange for location and convenience. Buyers should compare the monthly commitment carefully, especially after including maintenance fee and other ownership costs.
6. Emerald 9, Cheras
Emerald 9 is a Cheras new launch project starting from RM394,160. It is under construction and expected to be completed in 2026.
Among the projects listed, Emerald 9 offers a middle-range starting price below RM400k, while also having a relatively nearer expected completion date compared with projects completing in 2028, 2029, or 2030.
More information is available here: Emerald 9
Key highlights:
Area: Cheras
Starting price: From RM394,160
Project status: Under construction
Expected completion: 2026
Suitable for: Buyers looking below RM400k, own-stay buyers, and those who prefer a shorter wait compared with later-completion projects
Emerald 9 may be suitable for buyers who want a Cheras project below RM400k with a nearer completion timeline. Buyers should still check layout, maintenance fee, parking, accessibility, and nearby competition before making a decision.
7. Ambience Residences, Sungai Besi
Ambience Residences is located in Sungai Besi and starts from RM653,184. While it is not under RM500k, it can still be useful as a comparison point for buyers who are considering a higher budget in the nearby area.
The project is under construction and expected to be completed in 2028. Compared with the lower-priced projects in this list, Ambience Residences may appeal to buyers with stronger purchasing power who are looking for a different product positioning or a higher entry price range in Sungai Besi.
You can view the project here: Ambience Residences
Key highlights:
Area: Sungai Besi
Starting price: From RM653,184
Project status: Under construction
Expected completion: 2028
Suitable for: Buyers with a higher budget, Sungai Besi buyers, and those comparing city-fringe new launches above RM500k
Since the starting price is above RM500k, buyers should compare whether the higher monthly commitment is justified by the location, layout, product quality, facilities, and long-term rental or resale demand.
Project Comparison: Price, Location, and Buyer Suitability
Most affordable entry price
For buyers who are focused on affordability, Maxim D’Parc offers the lowest starting price from RM298,000, followed by Arte Star @ Sg Besi from RM340,000 and Rio Cheras South from RM368,831.
These options may be more suitable for first-time buyers or buyers who want to keep their monthly commitment more manageable.
Below RM400k options
If your budget is below RM400k, the main projects to compare are:
Maxim D’Parc
Arte Star @ Sg Besi
Rio Cheras South
Emerald 9
These projects may be suitable for buyers who want a new launch condo without moving too far above the RM500k affordability range.
RM400k to RM500k range
For buyers with a slightly higher budget, D’Heights @ Cheras South and The Connaught One may be worth comparing.
These projects may appeal to buyers who want to balance price, location, completion timeline, and lifestyle convenience.
Above RM500k comparison
Ambience Residences is above the RM500k range, starting from RM653,184. It may be more suitable for buyers with stronger loan capacity or those specifically looking at Sungai Besi with a higher budget.
Which Project Should You Consider Based on Your Budget?
If your budget is below RM350k
You may start by comparing:
Maxim D’Parc
Arte Star @ Sg Besi
These projects offer lower starting prices, but buyers should still check unit size, layout, parking, maintenance fee, and actual monthly commitment.
If your budget is around RM350k to RM400k
You may compare:
Rio Cheras South
Emerald 9
This range may suit buyers who want to stay below RM400k while still considering Cheras-area convenience.
If your budget is around RM400k to RM500k
You may compare:
D’Heights @ Cheras South
The Connaught One
This range may suit buyers who have slightly more budget and want to compare location, completion date, and own-stay practicality.
If your budget is above RM600k
You may consider:
However, since the starting price is significantly higher than RM500k, buyers should review monthly commitment, loan eligibility, and long-term suitability carefully.
Final Thoughts: Don’t Just Compare Starting Price
Cheras and nearby areas such as Sungai Besi, Balakong, and Cheras South continue to offer a range of new launch condos for different budgets. For buyers looking around RM500k or below, there are still several options to explore.
However, the cheapest project is not always the best choice.
Before booking, buyers should compare:
If you are comparing Cheras or nearby new launch condos under RM500k, PropertySifu can help you review the price, layout, location, pros and cons, and buyer-fit before you make a decision.
Send us your budget and preferred area, and we can help you shortlist suitable new launch condos based on your needs.
