EPIQ data reveal inflated prices in KL condo transactions that disrupt market valuations

Jul 29, 2025

EPIQ data reveal inflated prices in KL condo transactions that disrupt market valuations

If these hidden kickbacks are indeed influencing appraisals, they can infiltrate the valuation process and establish systemic errors.

PETALING JAYA (July 29): Records of multiple condominiums trading at more than double their median prices psf have triggered alarms over potential transaction discrepancies.

For example, why were some units—bought at RM800 psf between 2021 and 2022—later auctioned off at RM420–550 psf in 2025?

Data from EdgeProp EPIQ uncovered a number of projects around Kuala Lumpur with deals that closed at around RM800 psf against average transacted prices of RM350–400 psf—within the same year, sometimes within the same month!

A comparative analysis of several high-rise developments reveals parallel anomalies, especially in the RM1,000 psf) makes it impossible to pinpoint a single “average” or “market rate”.

This unsettling disparity isn’t limited to one project; similar wide gaps in transacted prices were also notably visible in Angkasa Condominium in Taman Connaught; and Parklane OUG, Old Klang Road, suggesting a broader market concern.

From 2023, some of the 926-sq ft units in Angkasa Condo were sold for a higher tier of RM600–749 psf but EdgeProp EPIQ auction records showed that units were typically valued at RM350,000 (RM378 psf) within the same year.

Similarly, in Parklane OUG, the discrepancies between transacted prices were impossible to ignore, where more than half the units changed hands at RM550–RM799 in 2023 and 2024, while some of its counterparts garnered only RM200–RM499 sales psf ,which was also the only price bracket recorded as of February 2025.

Across several projects in our EPIQ records, such disparities were noted. Consequently, the numbers crunched have produced an inaccurate reflection of authentic market values, which could affect the industry negatively in the long run.

The biggest losers

When properties are valued artificially high, the fallout spreads across the entire ecosystem:

– Banks face significant exposure, having approved loans that exceed the true market value of the collateral.
– Investors end up with rental yields way below their instalment payments, bearing the brunt of a financial trap and an uphill battle to protect their investments.
– Buyers are left with inflated mortgages, making it harder for them to refinance or sell, and potentially facing steep losses.
– The overall market suffers from a lack of transparency, making accurate pricing difficult and eroding public trust.

TIps to dodge the bullet

While the discoveries look alarming, these are isolated incidences limited to certain projects in the secondary market.

Armed with this awareness, buyers could circumvent such potholes in sub-sale properties. As part of your due diligence, here a few basics you need to cover to verify if you are getting a fair price:

– Compare current listing prices and recent transaction data (ask your real estate agent) of other units in the same project.
– Research prices of similar properties around the same area.
– Check current rental listings, even if you don’t intend to rent out the unit, to gauge the value of the property. (If your potential monthly instalments fall way below the current rental rates, it’s a red flag.)

Amidst these disruptions, property is still considered one of the most stable long-term investment tools.

As an added shield, consider the reputation of developers when shopping for an asset. In the primary market, responsible developers engage in a straightforward and transparent sale process well regulated under the country’s legislations. Notably, developments helmed by trusted names, even from the secondary market, help secure better long-term value for their quality in constructon and management practices.

*This research leverages EdgeProp EPIQ, a proprietary analytical platform that integrates diverse data points, including comprehensive auction records, to provide clearer insights into market value.

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Source: EdgeProp.my