Prices of condominiums near international schools in Mont’Kiara

• If you are looking for a ready-to-move-in condo residence within the vicinity of international schools in the expat enclave of Mont’Kiara, we have compiled a list of the median transaction prices of the condos nearby for your easy reference.

The new term is starting next month for most schools, and most families with school-going children place high emphasis on having quality academic institutions close to their homes. More often than not, an address near a well-known school inadvertently gains a premium simply from its proximity to the school. 

With an increasing demand for international schools offering primary and secondary education, we take a look at the link between international schools and residential property values. 

Among the well-known areas in Kuala Lumpur known for international schools is Mont’Kiara. With a host of diverse lifestyle amenities, the area has garnered the interest of expatriates and the affluent elite. This upscale suburban area is defined by the presence of high-end condominiums and exclusive bungalows that draw interest not only for its luxury residences, but also for its proximity to esteemed international schools such as Mont’Kiara International School (M'KIS) and Garden International School (GIS).          

Despite the absence of nearby light rail transit (LRT) or mass rapid transit (MRT) stations, Mont’Kiara remains highly accessible. The strategic location is well connected through several major highways, including Penchala Link, Sprint Expressway, North Klang Valley Expressway (NKVE), Federal Highway, Kerinchi Link and Duta–Ulu Klang Expressway (DUKE), enhancing the convenience of residents and reinforcing the area’s appeal.  

So, if you are looking for a ready-to-move-in condo residence within the vicinity of these two schools, be they for own-stay or investment, we have compiled a list of the median transaction prices of the condos within 1.5km for your easy reference. 

Methodology 

The international schools featured in this article have been selected because of their well-established status in the Klang Valley. The residential properties discussed in this article exclusively consist of condos that have obtained a Certificate of Completion and Compliance (CCC). This selection aligns with the preference of buyers who prioritise immediate occupancy, particularly for the convenience of their school-going kids. Furthermore, only condos with at least 10 resale transactions within the analysis period are included. 

School population

According to the website Teacher Horizons, M'KIS currently has about 593 students and 94 staff members. The school website states that it boasts a diverse community with over 50 nationalities, offering programmes from early childhood education (Pre-K3 & Pre-K4) to high school (Grades 9 to 12).  

M'KIS is situated on Jalan Kiara with nearby amenities such as Jaya Grocer and Blue Ice Skating Rink at 163 Retail Park, banks, and 1 Mont Kiara shopping mall.

Meanwhile, based on the latest information from the same website, GIS currently accommodates about 2,200 students. The school prides itself on fostering a multicultural environment, with more than 65 nationalities. GIS Mont Kiara campus caters to students of both primary and high schools (ages 5-18).   

Located on Jalan Kiara 3, GIS shares the same nearby amenities as MKIS. 

Within a 1.5km radius of M'KIS and GIS are 50 condos housing a total of 15,942 units. Looking into the transactions via EdgeProp EPIQ and EdgeProp proprietary research tools, we list here the following details to help you make a more informed decision. 

Condos with highest transaction prices

The top 10 condos with the highest median transaction prices showed figures ranging from RM449.53 to RM1,128.27 psf, based on transactions from January to December 2022. Arcoris held the highest median transaction price, followed by Verve Suites and TWY Duplex Condos, ranking second and third.

Residensi 22 and Seni Mont Kiara both boasted the highest number of transaction volume (30 transactions) among the 21 condos. The high demand could be credited to their strategic positionings in a neighbourhood surrounded by three international schools – M’KIS and GIS, as well as French International School in the adjacent Segambut – along with their connectivity to major areas via multiple highways. 

Additionally, the residential towers also had the second and third highest number of units (605 for Seni Mont Kiara and 534 for Residensi 22), which could also play a role in amplifying the transaction volume. Nevertheless, the turnover rates for Residensi 22 (5.62%, fourth highest) and Seni Mont Kiara (4.96%, ninth highest) were also among the top ten, sealing the projects’ positions among the top sought-after condos here.  

Another notable observation is that the top four projects (Arcoris, Verve Suites, TWY Duplex Condos and Residensi 22), which enjoyed the highest transacted prices, were the newest condos completed between 2015 and 2019.

No clear link between price and volume

Chart 1: Comparison between median transaction price and transaction volume of condos within 1.5km of international schools in Mont’Kiara

Source: Napic’s latest data: Jan-Dec 2022

The data on comparison between median transaction price and transaction volume showed no clear link between the two factors. The conventional assumption that lower prices will lead to higher demand, or conversely, that higher transaction volume equals higher demand (and corresponding higher prices) did not seem to apply here. However, it should also be noted that both price and volume could be affected by a number of other variables, such as the condo’s condition, facilities, community, own-stay or investor-centric, etc. 

For example, Arcoris exhibited the highest median transaction price (RM1,128.27 psf) among the 21 condos but ranked fifth in terms of transaction volume (17 transactions). On the other hand, Residensi 22 and Seni Mont Kiara, while ranked the fourth- and sixth-highest in terms of price (RM910.30 psf and RM813.27 psf respectively) stood out with the highest number (30) of units exchanging hands.  

Meanwhile, condos with the lowest transaction prices – Angkupuri (RM458.78 psf), Kiara Designer Suites (RM552.35 psf) and Laman Suria (RM554.80 psf) shared similar transaction volumes (10-14) as 10 Mont Kiara at RM832.04, 28 Mont Kiara at RM700.52 psf, Mont Kiara Sophia at RM618 psf and Tiffani Kiara at RM594.63 psf. 

Notably, Vista Kiara, despite being the lowest for median transaction price, recorded the second highest transaction volume (28). 

No significant price growth

Chart 2: Median transaction prices (psf) in 2012-2022 of condos within 1.5km of international schools in Mont’Kiara

Source: Napic’s latest data: Jan-Dec 2022 

Looking at the median transaction prices from 2012 to 2022, the majority of the condos listed within the vicinity of the international schools have maintained their values over the 11 years without any significant growth.

Verve Suites peaked in 2016 at RM1,202.34 psf and for the second time in 2017 at RM1,188.28 psf. However, it started to show a downward trend when newer condos (Arcoris, Residensi 22 and TWY Duplex Condos) emerged.  

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