Case Studies /Regression Analysis /What Influences Property Price
Five KL highrise buildings against the skyline
Five KL highrise buildings, read one at a time through 249 real resale prices.Illustration · Pau Analytics
Property pricing explorer

What Influences Property Price

Where five highrise buildings sit in their price cycle

Pau AnalyticsInteractive dashboard249 sales · 1986–2019
Every unit's price is set by three things: its size (bigger costs proportionally more, everywhere), the building's own going rate (which runs 6× apart and reflects the address, not the age), and which way that building is heading (its own price cycle). A market-wide average hides all three. Open a building's tab to see how they land on it.
The going rate runs 6× apart
Size-adjusted rate per sq ft, by building
The address sets this, not the age. Start every valuation here.
Only one building is genuinely rising
Yearly change 2015–2019; dashed line is the misleading average
The +4%/yr average is carried by Property 3 and hides that three are falling.
Age does not set the price
Going rate against the year completed
Oldest-priced Property 3 (1994) is dearest; newest Property 1 (2009) near the bottom.
What a typical unit is worth
Market value of a typical unit, by building
Big units make Property 5 the priciest ticket, though not the priciest rate.
Which way Property 1 is heading
Falling, about -5% a year, roughly 15% below its 2016 peak
Price per sq ft by year, this building only.
Bigger units, proportionally more
A unit's value at this building's rate, by size
Larger units cost slightly less per sq ft (about RM7 per +100 sq ft).
What sets Property 1's price
The three factors, and whether it is worth buying

Property 1 is the newest building of the five (completed 2009), yet it is the clearest faller: down about 5% a year and roughly 15% below its 2016 peak. Its going rate, about RM450 per sq ft, is low for the group, which shows this market pays for a building's standing, not how new it is. Larger units cost slightly less per sq ft. For a buyer: expect the value to keep easing; price off a recent sale, revised down.

Which way Property 2 is heading
Plateau, holding steady near the top
Price per sq ft by year, this building only.
Bigger units, proportionally more
A unit's value at this building's rate, by size
Larger units carry a slightly higher rate (about +RM15 per +100 sq ft), the only building where bigger costs a touch more per sq ft.
What sets Property 2's price
The three factors, and whether it is worth buying

Property 2 is a small-unit service apartment (typical unit about 370 sq ft) carrying the second-highest rate, about RM1,010 per sq ft. After years of growth it has plateaued and now holds steady near the top. It is the one building where larger units carry a slightly higher rate per sq ft. For a buyer: steady, buy on price rather than on expected further gains.

Which way Property 3 is heading
Rising, about +8% a year, at a fresh high
Price per sq ft by year, this building only.
Bigger units, proportionally more
A unit's value at this building's rate, by size
The per-sq-ft rate is essentially flat across unit sizes.
What sets Property 3's price
The three factors, and whether it is worth buying

Property 3 is the dearest of all at about RM1,300 per sq ft and the only building genuinely rising, up about 8% a year to a fresh high. Completed in 1994, it is one of the oldest yet commands the top rate: address beats age here. Its rate barely changes with unit size. For a buyer: the one property that still rewards holding; a recent comparable can be revised upward for time.

Which way Property 4 is heading
Soft, drifting slightly lower
Price per sq ft by year, this building only.
Bigger units, proportionally more
A unit's value at this building's rate, by size
Larger units are cheaper per sq ft (about RM30 per +100 sq ft).
What sets Property 4's price
The three factors, and whether it is worth buying

Property 4 is the cheapest at about RM210 per sq ft and the oldest (1986). It drifts slightly lower and rests on just 22 sales, so its value is best read as a wide range. Larger units are a little cheaper per sq ft. For a buyer: soft; use the median and keep a margin for uncertainty.

Which way Property 5 is heading
Falling, dropped sharply from its 2018 high
Price per sq ft by year, this building only.
Bigger units, proportionally more
A unit's value at this building's rate, by size
Larger units cost less per sq ft (about RM26 per +100 sq ft).
What sets Property 5's price
The three factors, and whether it is worth buying

Property 5 trades in large units (typical about 2,070 sq ft) at a mid rate of about RM830 per sq ft, which makes it the highest total ticket at roughly RM1.71m. It has dropped sharply from its 2018 high and rests on only 18 sales. Larger units cost less per sq ft. For a buyer: falling; price off the newest sale and keep a wide range.