Helping you buy right
Buyer's Guide · HOW-TO

12 red flags to check before you buy any condo

The things a brochure won’t volunteer — and how to check them yourself.
By the PropertySifu editorial team · Updated August 2026 · 8 min read
Before you sign

A good-looking unit can still be a bad buy. Before you pay a deposit, work through this list — most of it you can check yourself in an afternoon.

None of these are deal-breakers on their own. But if several stack up, walk, or renegotiate.

The 12 checks

  1. Sinking fund health
    Ask to see the accounts. A thin sinking fund means owners get hit with special levies for lifts, roofs and repainting.
  2. Maintenance fee vs what you get
    A high fee with few working facilities is a red flag. Get the actual PSF fee, not a rounded figure.
  3. Developer track record
    Look at the parent group, not the single-project company — past projects, delivery delays, defect complaints.
  4. Incoming supply nearby
    Lots of units completing around the same time makes it harder to rent or resell. Check what else is being built.
  5. Real transacted prices
    Compare the asking price against actual NAPIC transactions in the same block, not other listings’ asking prices.
  6. Flood and drainage history
    Ask neighbours and check the area’s history. A basement carpark that has flooded before will flood again.
  7. Traffic at peak hours
    Visit at 8am and 6pm. A pleasant midday viewing hides a road that jams solid on weekdays.
  8. Noise and smell sources
    Highway, sewage plant, night-market street, commercial floors below — walk the perimeter, don’t trust the floor plan.
  9. Actual facility & management condition
    Visit in person. Photos are years old; the real pool, gym and lobby tell you how the place is run.
  10. Remaining lease term
    If leasehold, confirm the exact years left on the title — it affects financing and resale.
  11. Bank valuation vs price
    If the bank values it below your agreed price, you top up the gap in cash. Get an indicative valuation early.
  12. Tenant vs owner mix
    A heavily-rented block is run differently from an owner-occupied one — it shows in upkeep and rules.
How to actually verify all this

Three moves cover most of it: visit at different times (weekday morning and evening), ask the management for the AGM minutes and sinking-fund accounts, and check NAPIC transacted prices for the block instead of trusting asking prices. If a seller or agent won’t share the accounts, that’s an answer too.

Want a second pair of eyes on a specific unit?
Send us the project and unit you’re looking at. We’ll run it against these checks and tell you what we’d want fixed or renegotiated before you sign.
Get a red-flag check →

Questions buyers actually ask

Can I really ask to see the sinking-fund accounts?

Yes. As a serious buyer you can request them through the seller or management. A healthy block has nothing to hide.

How do I check real prices, not asking prices?

Use registered transactions. Malaysia’s NAPIC data shows what units actually sold for. PropertySifu surfaces this per project so you’re comparing like with like.

Is a heavily-tenanted block always bad?

No — but run it differently. Good rental blocks exist; just check upkeep, house rules and the tenant mix before assuming it’ll suit own-stay.