M Vertica Cheras: Inside Mah Sing's 3,684-Unit Leasehold Megaproject and Its RM429–RM810 PSF Range

Most Cheras condominiums run to a few hundred units on a single parcel. M Vertica, developed by M Vertica Sdn Bhd, a wholly-owned subsidiary of Mah Sing Group Berhad, is a different scale of project altogether: five towers on 11.25 acres at Jalan Cheras, Taman Pertama, holding 3,684 units between them. Tower A carries 808 units, Tower B 685, Tower C 752, Tower D 793 and Tower E 646, making it one of the largest single residential developments in Cheras by unit count, and a project where scale itself is the main thing a buyer is weighing against.

The unit mix is deliberately narrow rather than broad. M Vertica offers just two built-up sizes: an 850 sq ft three-bedroom layout and a 1,000 sq ft four-bedroom layout, both pitched at family-sized households rather than investors chasing small studio units. Pricing runs from roughly RM429 to RM810 per square foot, which puts the smaller three-bedroom unit from around RM364,500 and the larger four-bedroom unit up to about RM810,000 depending on floor and facing, a fairly wide psf spread for a project with only two layouts.

M Vertica sits on leasehold land, with the lease running to 14 August 2116, which leaves roughly 90 years on the title as of 2026. That is a long remaining term and unlikely to affect financing or near-term resale, but it is worth stating plainly since the project's freehold-sounding scale and Mah Sing's brand can lead buyers to assume otherwise; this is a leasehold purchase, not a freehold one, and should be weighed as such against any freehold alternative in the same price band elsewhere in Cheras.

Construction was completed ahead of its original schedule: Towers A and B were handed over in June 2022, with Towers C, D and E following in April 2023, so this is now a fully completed, occupied development rather than a project still working through progressive payments. For a buyer comparing a new launch elsewhere against a ready unit here, that removes construction risk and waiting time from the decision entirely.

Connectivity is one of the project's clearer selling points: a covered walkway links the development directly to Maluri MRT-LRT Interchange, around 500 metres away, where the Ampang Line and the MRT Kajang Line meet, alongside a dedicated ramp connecting straight onto Jalan Cheras for drivers heading toward the city or onto the MRR2 and SILK highways.

Facilities are built to match the unit count rather than a boutique scale: M Vertica has roughly 4.5 acres of facilities deck, among the largest in Kuala Lumpur, with more than 40 facilities including a swimming pool, separate unisex and women's gyms, and a jogging and cycling track. That breadth is real, but it is also shared across 3,684 households, and a buyer should visit on a weekend to see how the pools and gyms actually feel at capacity rather than judging purely from the facilities list.

The trade-off M Vertica presents is the scale itself. A development this size gives a buyer or landlord a large, liquid pool of comparable units when it comes time to sell or rent, since there is almost always another M Vertica unit transacting to benchmark against. But that same supply caps how much any single unit can outperform its neighbours on price, and it means a seller is competing against thousands of near-identical listings rather than a handful, which favours buyers and renters over owners at resale. Whether that trade-off suits a purchase depends on whether the buyer values liquidity and a ready, amenity-rich home over the scarcity value a smaller Cheras project can offer. I help buyers and investors in Cheras weigh exactly this kind of scale-versus-scarcity decision against the numbers. Message me your budget and hold period and I will map out whether a megaproject like M Vertica or a smaller nearby development fits better.