New launch projects in Kepong 2026: the 10 condos still selling, from RM342,888, and which ones are near the MRT
10 new condos are still selling in and around Kepong in October 2026 on the PropertySifu Malaysia listing. The cheapest is Residensi ZIG at RM342,888 net for a 450 sq ft unit; 3 of the 10 are freehold and 4 are already completed. 4 are within about 800 m of an MRT station on the Putrajaya Line: Amaya Residence (Sri Damansara Sentral MRT 500 m), Livista (Sri Damansara Barat MRT 500 m), Armani Residence @ Kepong (Kepong Baru MRT 550 m), Arunya @ Kepong (Jinjang MRT 600 m). That line is the reason Kepong has new launches at all, and it is the first filter.
Kepong subsale deals registered since 2024 have a median of RM410 psf; the new launches start at a median of RM774 psf for their smallest units. KPKT's register lists 2 of the 10 as behind schedule and 3 with 90% or more reported sold, so several entries in the table are close to the end of their sales run.
Every new launch still selling in Kepong in October 2026
All 10, cheapest first. "From" is the net price of the smallest unit type on our project page in October 2026, after the developer package; it is not a typical unit. Price per square foot (psf) is that from-price divided by that smallest unit, so it is the entry psf, not the project average.
| Project | Area | From (net) | Smallest unit sq ft | Entry psf | Tenure |
|---|---|---|---|---|---|
| Residensi ZIG | Kepong | RM342,888 | 450 | 762 | Leasehold |
| M Nova | Kepong | RM404,800 | 700 | 578 | Leasehold |
| Armani Residence @ Kepong | Kepong Baru | RM498,870 | 754 | 662 | Leasehold |
| Selayang Mutiara Residences | Selayang | RM519,000 | 984 | 527 | Leasehold |
| Amaya Residence | Sri Damansara | RM561,000 | 554 | 1,013 | Freehold |
| Lake City @ KL North | Kepong | RM590,000 | 547 | 1,079 | Leasehold |
| Arunya @ Kepong | Jinjang | RM678,000 | 743 | 913 | Leasehold |
| Mulberi Condominium | Kepong | RM783,540 | 1,051 | 746 | Freehold |
| Livista | Sri Damansara | RM794,400 | 1,012 | 785 | Freehold |
| East Parc | Bandar Menjalara | RM905,000 | 1,102 | 821 | Leasehold |
The second table is the part the brochure does not show: how far along the build is, the nearest station by straight line, and what KPKT's public TEDUH register records for each project. KPKT is the housing ministry; its register lists every licensed project with the number of units the developer has reported sold and whether the project is on schedule, behind, or on the Sick list.
| Project | Build status | Nearest station | KPKT progress | Sold per KPKT register |
|---|---|---|---|---|
| Residensi ZIG | Under construction, keys 2027 | - | behind schedule | 789 / 1,126 (70%) |
| M Nova | Under construction, keys 2027 | - | on track | 1,226 / 1,248 (98%) |
| Armani Residence @ Kepong | Under construction, keys 2027 | Kepong Baru MRT 550 m | completed | 219 / 306 (72%) |
| Selayang Mutiara Residences | Under construction, keys 2027 | - | on track | 90 / 260 (35%) |
| Amaya Residence | Under construction, keys 2028 | Sri Damansara Sentral MRT 500 m | behind schedule | 399 / 1,268 (31%) |
| Lake City @ KL North | Completed (2023) | - | completed | 777 / 1,077 (72%) |
| Arunya @ Kepong | Completed (2025) | Jinjang MRT 600 m | completed | 589 / 631 (93%) |
| Mulberi Condominium | Completed | - | completed | 26 / 284 (9%) |
| Livista | Under construction, keys 2027 | Sri Damansara Barat MRT 500 m | on track | 632 / 700 (90%) |
| East Parc | Completed (2020) | - | completed | 230 / 432 (53%) |
Sold counts are what the developer reported to KPKT as at early October 2026, so a project showing close to 100% may only have returned or developer-held units left. Status wording is KPKT's classification, not our opinion of any developer.
How do these prices compare with what buyers actually paid for subsale in Kepong?
Registered resale transactions from 2024 onward for 38 high-rise buildings within about 3.0 km of the Kepong centre (compiled by Affirm Plus Research) have a median of RM410 psf; the cheaper quarter of buildings sits around RM337 psf and the dearer quarter around RM627 psf. The median entry psf across the 10 new high-rise launches above is RM774 psf. 8 of them start above the dearer quarter of the subsale market and 0 start at or below the subsale median.
The two numbers are not the same thing. The subsale figure is what buyers paid for real, usually older, units; the new-launch figure is a developer's net price for the smallest layout in a building that may not exist yet. The gap is the price of newness, the defect warranty and the facilities, and it is also the number you must earn back if you resell in the first few years. The buildings below are the ones with the most registered deals since 2024, so they are the resale benchmark a valuer will look at.
| Building | Tenure | Deals since 2024 | Median psf | Median price | Median rent |
|---|---|---|---|---|---|
| Park Regent Desa Parkcity | Freehold | 138 | 1,610 | RM3,700,000 | RM6,200 |
| Metro Prima -Mutiara Magna | Leasehold | 53 | 347 | RM240,000 | RM850 |
| Menara Menjalara | Freehold | 49 | 379 | RM398,000 | RM1,500 |
| Fortune Avenue | Leasehold | 47 | 374 | RM450,000 | - |
| East Parc @ Menjalara | - | 42 | 785 | RM969,000 | RM2,300 |
| Vista Mutiara | Leasehold | 34 | 358 | RM360,000 | RM1,500 |
| The Northshore Gardens (Desa Parkcity) | Freehold | 31 | 949 | RM1,680,000 | - |
| Metro Prima -Vista Magna | Leasehold | 30 | 332 | RM286,000 | - |
If the new launch you like is priced well above the dearer quarter of subsale, ask what in the building justifies it: a station at the door, a freehold title in a leasehold suburb, or a genuinely better location. If nothing does, a two-year-old subsale unit nearby may be the better buy. The detailed price study is in new launch vs subsale.
Which Kepong launch suits which buyer, and which ones to think twice about
You want the MRT at the door. Four projects are within 600 m of a Putrajaya Line station: Armani Residence (550 m from Kepong Baru, RM498,870, KPKT shows it completed with 219 of 306 reported sold), Arunya (600 m from Jinjang, completed 2025, RM678,000), and two in Sri Damansara, Amaya Residence (500 m from Sri Damansara Sentral, freehold, RM561,000 for a 554 sq ft unit, listed behind schedule, 399 of 1,268 sold) and Livista (500 m from Sri Damansara Barat, freehold, RM794,400, 632 of 700 sold).
You want the lowest price. Residensi ZIG (RM342,888 for 450 sq ft, 1,126 units, behind schedule per KPKT) and M Nova (RM404,800, 1,248 units, 1,226 reported sold) are the entry tier. Both are big blocks; M Nova's register count means almost nothing is left at the from-price, and ZIG's unit is small enough that you should see a floor plan, not a show unit, before you decide.
You want a completed building. Lake City @ KL North (completed 2023, RM590,000, 777 of 1,077 sold), Arunya, Mulberi Condominium (freehold, completed, RM783,540, only 26 of 284 reported sold, which is the question to ask the developer) and East Parc in Menjalara (completed 2020, RM905,000, 230 of 432 sold) let you inspect the real thing. Selayang Mutiara Residences (RM519,000, 90 of 260 sold) is the one Selayang entry and the cheapest family-size layout at 984 sq ft.
Think twice if the from-price is the only thing pulling you: the Kepong entry psf of the tower blocks is well above the suburb's subsale median, and the older Kepong condos a valuer compares you against transact far lower. The area as a whole, traffic on Jalan Kepong included, is in is Kepong worth buying, and resale prices by building are in what Kepong buyers actually paid.
What to check before you book any of these
Three things, in order, and we do all three for you free if you send us the project name.
- The KPKT licence and status. Every project above is in the register, but licences and sales permits expire and get renewed; a project marked behind schedule or on the Sick list needs a conversation about the revised date and your rights. Run the name through our free project check, or read what TEDUH records.
- The net price, the loan and the cash. The from-price above is after the developer package. Ask which price the bank will value against, because the loan margin is calculated on the valuation, not the brochure. The price list explained and the cash you actually need cover this. Under Schedule H you pay 10% on signing and the rest by construction stage: the stages.
- Density, lifts and the monthly fee. A block with over a thousand units shares its lifts, pool and car park ramps with a small town; how to read density and maintenance fees and sinking fund tell you what that costs you every month from the day you get the keys.
Our 12 red flags list is the longer checklist; the show unit visit checklist is for the day you go to the gallery.
Prices, unit sizes, tenure and rail distances are as carried on our project pages in October 2026 and change as phases sell. Sold counts and progress status are what KPKT's TEDUH register recorded in early October 2026, not our view of any developer. Subsale medians are registered transactions compiled by Affirm Plus Research. We list every project we cover in the area, not a selection; this is general information, not financial advice.
Questions Kepong new-launch buyers ask
What is the cheapest new launch in Kepong right now?
On our listing, Residensi ZIG starts at RM342,888 net for its smallest unit (450 sq ft, leasehold). That is the entry layout; larger units in the same project cost more. Prices move as phases sell, so send us the name and we confirm what is still available at that price.
Which new launches in Kepong are freehold?
3 of the 10 projects are freehold: Amaya Residence (RM561,000), Mulberi Condominium (RM783,540), Livista (RM794,400). The other 7 are leasehold, which means the land is held on a long lease from the state; it matters most when you sell decades later. Freehold vs leasehold walks through the difference.
Which of these are within walking distance of a train station?
4 projects are within about 800 m of a station by straight line on our project pages: Amaya Residence (Sri Damansara Sentral MRT 500 m), Livista (Sri Damansara Barat MRT 500 m), Armani Residence @ Kepong (Kepong Baru MRT 550 m), Arunya @ Kepong (Jinjang MRT 600 m). Walk the route once at midday before you count it as walking distance; a straight line through a highway is not a footpath.
Which projects does the KPKT register show as behind schedule?
2: Residensi ZIG, Amaya Residence. KPKT, the housing ministry, records progress for every licensed project in its public TEDUH register; behind schedule means the developer has missed the planned completion milestone. It is not the same as abandoned, but ask when the revised date is, and read how late-delivery compensation works before you sign.
Should I buy a new launch or a subsale unit in Kepong?
Subsale in Kepong usually gives you more floor area per ringgit and you can see the real building; a new launch gives you a 24-month defect warranty, Schedule H protection under the Housing Development Act, and progressive payments while it is built. New launch vs subsale works through the arithmetic.
Why do Kepong new launches cost so much more per square foot than the old Kepong condos?
Because they are a different product on a different corridor. The older stock near Jalan Kepong transacts in the low RM300s psf and was built before the MRT; the new towers are priced on the Putrajaya Line stations, smaller units and full facilities. Whether that gap holds on resale depends on the station: the projects within 600 m have a story a valuer can accept, the ones a drive away do not.
WhatsApp us the project. We check its KPKT licence and current status, which unit types are still available at the from-price, and how its net price sits against the subsale buildings around it, and reply before you pay anything. (Free, no obligation.)