Kepong Metropolitan Park emerges as affordable high-rise sweet spot in northern KL
Kepong Metropolitan Park, centred on a 140-acre lake park, has become a focus for mid-market high-rise buyers in Kuala Lumpur. EdgeProp EPIQ data shows 61% of transactions from 2020 to mid-2026 were in the RM400,000–RM599,999 bracket, while median prices around the park have held near RM500,000 for
Kepong Metropolitan Park, once a backwater suburb on the fringes of Kuala Lumpur, has emerged as a sweet spot for affordable, lifestyle-centric high-rise homes. The area, anchored by a 140-acre lake park and now served by the MRT Putrajaya Line, has seen 61% of high-rise transactions priced between RM400,000 and RM599,999 from 2020 to the first half of 2026, according to EdgeProp EPIQ data.
Median transacted prices around the park have remained remarkably stable over a decade, fluctuating between about RM480,000 and RM560,000, and at RM498,000 in 2025 were below the RM547,000 recorded in 2016. Across six condominium projects with at least 10 transactions in each period, the median transacted price per sq ft changed by a median of -0.7% between 2019–2022 and 2023–first half of 2026. Mizumi Residences, M Luna and The Henge held flat, while Fortune Avenue fell 16% to RM378 psf.
Demand for new launches is robust. Mah Sing Group Bhd's M Zenya serviced apartments, launched in May 2024, are fully sold, while its earlier M Nova project is 90% sold. Armani Group's Armani Residence, within walking distance of Kepong Baru MRT station, is 70–75% sold. Real estate agency IQI Global Holdings Sdn Bhd puts gross rental yields in Kepong and the wider northern KL corridor at 4.5–6.5%.
Incoming supply reinforces the area's affordability sweet spot. Radium Evara Kepong by Radium Development Bhd, a RM435 million project soft-launched in September, features a 36-storey tower with 558 units of 950–1,250 sq ft, indicatively priced RM490,000–RM660,000. Adjacent to it, a second 20-storey tower will house 239 affordable units under the Rumah Mampu Milik (RMM) programme at RM300,000 for 800 sq ft. Armani Residence offers 754–1,103 sq ft units from about RM479,000 to RM553,000.
Despite the strong take-up, capital appreciation has been modest. Comparing each project's prices in its first year of recorded sales with 2024–first half of 2026, The Henge buyers who took handover in 2016 at a median RM481 psf would now sell at about RM451 psf, down 6%. M Luna and Fortune Centra are down 2%, and Mizumi Residences is up 4%. The area's draw remains affordability rather than capital gains.
High-rise homes have dominated the residential market surrounding the metropolitan park, making up 86% of the 1,858 residential transactions recorded since 2016. The median transacted price of high-rise homes around the park was RM460,000 in 2025, about 29% below the Kuala Lumpur median of RM650,000. The RM200,000–RM399,999 bracket has taken a rising share of high-rise deals, from 7% in 2021 to 23% in 2025, though this reflects fewer pricier deals rather than more cheap ones.
