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Best Condos Under RM600k in Kuchai Lama

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Wasilah Zamani

Founder & editor, JiranLink

Kuchai Lama’s sub-RM600,000 market mixes scheme housing, open-market condos, and one listing-based benchmark. Putting them in a single price table is convenient. Treating them as equivalent would be misleading.

I used one rule for entry: a profile needs a recorded median, fixed scheme price, or documented market benchmark at RM600,000 or below. The evidence behind that number is shown beside it.

The five price records

Building Recorded price Evidence Tenure support Kuchai MRT note
Residensi Kuchaimas RM 300,000 median 2 transactions in 2025 Official records support leasehold RUMAWIP project 22-min profile estimate; feeder bus nearby
Lili Apartment RM 300,000 median 6 transactions; period not stated 99-year leasehold claim is secondary-only 22-min profile estimate; feeder is more practical
216 Residences RM 433,075 median 12 transactions; period not stated Leasehold claim is secondary-only 20-min profile estimate; feeder serves the area
The Hermington RM 550,000 median 52 transactions; period not stated 99-year leasehold, expiring 31 May 2116, supported by title particulars 20-min profile estimate; feeder stop noted nearby
288 Residences RM 570,000 benchmark Cross-referenced listings, Aug 2026; not a transaction median Freehold claim is not independently confirmed Approximate 18-min profile estimate

These are screening figures. Only Residensi Kuchaimas states a transaction year, while 288 Residences does not use a transaction dataset at all. A dated comparable for the same layout, floor band, and condition is still needed before making an offer.

The RM300,000 pair is conditional

Residensi Kuchaimas has the stronger structural record. Its official project sources support 478 units, a standard 800 sq ft layout, 49 floors, one parking bay, and its RUMAWIP or Residensi Wilayah status. The two recorded 2025 transactions are a very small sample, but at least the period is clear.

Lili Apartment also records RM300,000 and six transactions. Its profile, however, relies on a property portal for the scheme, tenure, and layout details. I would not assume its current eligibility or transfer conditions from that page alone.

For either building, check the current programme rules with the relevant government channel. A scheme price is not automatically available to every buyer, and the applicable conditions can change.

The stronger open-market candidates

216 Residences records the lowest open-market median here at RM433,075. The drawback is documentation: its tenure and estimated 700-1,000 sq ft size range come from a secondary-only profile. That makes it a price lead, not the best-verified building.

The Hermington has the deeper recorded sample at 52 transactions. Its structural evidence is also much stronger. The retained records support 479 units, 46 floors, a standard 1,075 sq ft layout with two parking bays, completion in 2021, and a 99-year leasehold expiring on 31 May 2116. Its RM550,000 median still lacks a transaction period, so ask for the dated extract.

If I were choosing which file to investigate first, Hermington would lead on documentation and 216 Residences on recorded entry price.

Why 288 Residences sits in a separate bucket

288 Residences records RM570,000 and RM469 psf from cross-referenced listings in August 2026. That is not a JPPH transaction median. Asking prices can show where sellers are testing the market; they do not show where deals completed.

Its profile also records conflicting completion years and a wide range of MRT-distance claims. The stored 18-minute estimate comes from an approximate map check, not a timed route. Treat 288 as a viewing candidate only after checking sold comparables and walking from the actual entrance.

Why M Oscar is excluded

M Oscar has a RM520,000 low transaction and an earlier RM499,000 launch price, but its recorded median is RM938,275 across 12 transactions from September 2023 to August 2024. One low sale does not establish a sub-RM600,000 market. It fails this article’s entry rule.

My read

Residensi Kuchaimas is the clearest RM300,000 scheme option, subject to current programme eligibility. Hermington has the best structural documentation and the largest recorded transaction count. 216 Residences may be cheaper on its median, but it needs primary-document follow-up. Lili Apartment and 288 Residences both stay provisional for different reasons: one has weak structural sourcing, the other has a listing-based price benchmark.

Before paying a booking fee, get a dated transaction extract, inspect the title, confirm scheme restrictions where relevant, and test the MRT trip in person.

See the Kuchai Lama area guide for neighbourhood context or browse the full building directory.

Sources

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