M Aurora @ Old Klang Road
Freehold, with no restriction in interest on the title: 1,544 units across two towers, 556 to 1,019 sq ft, facilities on three levels. By Major Land Development Sdn Bhd, a wholly-owned Mah Sing Group subsidiary. Registered as Residensi M Aurora and filed as Pangsapuri Suite.
Every hard number here is attributed. Two things lead this page: the tenure is genuinely clean, and the developer’s own two documents give completion dates 18 months apart.
M Aurora key facts at a glance
The spine of this section is the advertisement particulars filed under licence serial 13262 on the Ministry of Housing and Local Government’s HIMS portal — an unusually complete filing that carries the full per-type schedule with bedroom and bathroom counts, which most do not. Where the developer’s website differs from it, both are shown.
- Registered scheme name
- Residensi M AuroraThe name in the Nama Pemajuan Perumahan field. Your sale and purchase agreement, the strata title and every HDA document will carry the Residensi prefix — searching the KPKT or Teduh registry under “M Aurora” alone may return nothing.
- Filed building type
- Pangsapuri Suite — apartment suiteNot “serviced residence”, which is the term used in all the marketing and by EdgeProp and PropertyGuru. The filing is what governs.
- Licensed developer
- Major Land Development Sdn. Bhd. (201101022598 / 950737-K)Described in the filing as a wholly-owned subsidiary of Mah Sing Group Berhad; marketed under Mah Sing’s “M Series”. PropertyGuru names the parent as developer, which is wrong — the licence is held by the subsidiary. Registered at Wisma Mah Sing, Penthouse Suite 1, No. 163 Jalan Sungai Besi, 57100 Kuala Lumpur, tel 03-9221 8888.
- Tenure
- Pegangan Kekal — freeholdNo lease term, no expiry date to price in.
- Restriction in interest
- “Tiada” — none registeredThis is the better half of the tenure story: no state or land committee consent sits on the title before a future transfer. Rare and worth having.
- Encumbrance
- United Overseas Bank (Malaysia) BhdA charge over the development land. Ordinary development financing; a partial discharge is obtained per unit on transfer.
- Total units
- 1,544Menara A 747 · Menara B 797. The number of units of each layout type is published nowhere.
- Built-up range
- 556 – 1,019 sq ft (about 51.7 – 94.7 sq m)Five types, all confirmed in the filing’s own per-type schedule. Square-metre figures are our conversions.
- Statutory selling price band
- RM492,960 – RM856,560Menara A RM495,360–RM856,560 · Menara B RM492,960–RM768,960. This is the statutory advertised Unit Selling Price from the filed particulars. Not a price list, a quotation or an offer.
- Expected completion
- March 2029 (the filing) vs September 2030 (the developer’s website)An 18-month gap between two of the developer’s own documents. PropertyGuru says 2029, siding with the filing. The filed date is the one with statutory force.
- Storeys
- Two 46-storey towersAbsent from the filing. The figure comes from the developer’s own banner and is corroborated by The Edge Malaysia and EdgeProp, so it is well supported — but it is marketing-sourced, not filed.
- Approving authority
- Dewan Bandaraya Kuala LumpurBuilding plan reference DBKL.JKB.BPS1OSC20260503(7).
- Licence validity
- 17 January 2023 – 16 January 2028Worth noting: the licence expires before both the reported APDL expiry and either completion date. Licences are renewable, but ask to see the current one.
- APDL
- Not printed in the filed documentThe only number published anywhere — 13262-2/03-2029/0221(N)-(S), valid 19 March 2026 to 18 March 2029 — comes from an EdgeProp listing, not a primary filing. Treat as unverified and ask for it in writing.
- Car parking
- 1 to 3 bays per unit, scheme-wideNo car park level count and no total bay count in the filing or anywhere else. No per-type allocation published.
- Facilities
- Three levels — ground, podium and skyEdgeProp reports about 2 acres of facilities across the three levels. The developer publishes no level numbers; see the statutory section on the podium level dispute.
- Site
- 2.12 hectares of freehold landAcquired by Major Land Development from Pink Forest Sdn Bhd for RM112.97 million (Bursa filing, reported by Malay Mail, 7 November 2024). That is about 5.24 acres, so 1,544 units works out to roughly 295 units per acre.
- Green rating
- GreenRE Silver — provisional, design-stageThe developer’s own word is “Provisional”. Final certification follows completion. GreenRE’s public certified-projects listing could not be retrieved, so the provisional status rests on the developer’s claim alone. No project award of any kind was found.
What this page covers
Nine sections. The statutory section carries the date conflict and the gross development value arithmetic — read it first.
Why M Aurora is worth a look — and the six things to settle first
The tenure here is the cleanest we have documented on a Kuala Lumpur high-rise, and two KTM stations sit inside a six-minute walk. The open questions are about dates, arithmetic and what the marketing has quietly changed since the land deal.
Freehold and no restriction in interest — a genuinely clean title
Most new high-rise stock in Kuala Lumpur is leasehold, and most Federal Territory leasehold land carries a consent requirement before any transfer. This filing states Pegangan Kekal — freehold — and prints the restriction in interest as “Tiada”, none registered. Two separate lines, both good: no lease term running down, no expiry year to discount in a resale twenty years out, and no land committee consent to obtain every time the unit changes hands. The developer’s own copy leans on this and for once the claim is fully supported by the document. The land is charged to UOB, which is ordinary development financing and does not affect a buyer who completes properly.
Two KTM stations inside a six-minute walk, on the developer’s own figures
KTM Jalan Templer at 500 metres and KTM Petaling at 600 metres, both published by the developer as walking distance. Two commuter stations that close is a real asset on this corridor, and it is the kind of claim that usually turns out to be a drive. One honest caveat: the future MRT3 Circle Line station on Jalan Klang Lama is given as 2.5 km, but MRT3 is unbuilt — EdgeProp reports a targeted 2032 operation date and station siting can change, so do not pay for it today. And although the developer names seven highways, no source publishes a kilometre figure to any of them.
Completion: the developer’s own two documents are 18 months apart
The legally filed particulars say March 2029. The developer’s own website says September 2030, and the EdgeProp listing agrees with the website. PropertyGuru says 2029, siding with the filing. The filed date is the one approved by Jabatan Perumahan Negara and the one with statutory weight, and it is the date your sale and purchase agreement’s delivery clause will be measured against — which makes an 18-month discrepancy worth raising rather than averaging. Ask the developer in writing which date it stands behind, and read the delivery clause before you sign.
A filing that actually publishes bedroom and bathroom counts
This is rarer than it sounds. Most advertisement particulars give built-up areas and nothing else, leaving bedroom counts to marketing. This filing carries the whole schedule: Type A 556 sq ft, 1 bedroom plus utility room, 1 bathroom; B 737 sq ft, 2 bed, 2 bath; C 858 sq ft, 3 bed, 2 bath; D 916 sq ft, 3 bed, 3 bath; E 1,019 sq ft, 4 bed, 3 bath. So the room counts on this page are government-sourced, not sales-brochure-sourced. Two gaps remain: the number of units of each type is published nowhere, and balconies appear only in marketing.
The gross development value does not reconcile with the filed prices
Worth doing the arithmetic yourself. The reported GDV is RM660 million (Bursa announcement via Malay Mail, repeated by The Edge and EdgeProp). But take the filed statutory prices at their minimum for every single unit — 747 × RM495,360 plus 797 × RM492,960 — and you reach RM762.9 million, already RM103 million above the stated GDV before a single unit sells above its tower minimum and before the retail component. At the midpoint of each tower’s range it is about RM1.0 billion. The likely explanation sits in the next card: the RM660m figure dates from an earlier, larger-unit scheme. Either way, do not treat the GDV and the statutory price range as if they describe the same project.
The product has shrunk since the land deal was announced
The November 2024 Bursa announcement for this site described serviced apartments starting from 702 sq ft. The scheme as filed and launched starts at 556 sq ft — the entry unit is 21 per cent smaller than originally announced, and it is Type A, the one carrying the headline price. That is a legitimate commercial decision and developers revise product all the time, but it explains the GDV mismatch above and it is worth knowing if you read the 2024 coverage and formed an impression from it. On density: 1,544 units on 2.12 hectares is roughly 295 units per acre, which sits awkwardly against the developer’s “urban sanctuary” framing. Mah Sing’s “first freehold serviced residence in Old Klang Road” superlative has no primary support we could find and is not repeated here.
Project DNA
The numbers that describe the scheme, and the facilities as the developer’s own numbered list gives them. The developer prints no level numbers beside the items, so the grouping below follows its three key-plan images; where EdgeProp supplies a level number it is flagged as EdgeProp’s.
Facilities, by level
The developer publishes three facilities key plans — ground, a podium deck and a sky deck — and lists items 1 to 40 as one continuous numbered run without printing level numbers. EdgeProp’s sales-gallery report supplies the level numbers below and they are identified as its. EdgeProp also reports the facilities span about 2 acres across the three levels.
Ground level
- Grand Entrance
- Aurora Garden
- Seating Alcove and Ribbon Bench
- Green Dome
- Taska — nursery
- Tadika — kindergarten
- Management Office
- Social pavilion (EdgeProp only)
Podium facilities deck
- 50m Lap Pool
- Hydrotherapy Seat
- Pool Lounge, Pool Seat and Pool Shower
- Jacuzzi
- Kid’s Pool, Pool Slide, Mushroom Play, Tipping Bucket
- Pool Deck
- Gym
- Yoga Studio
- Co-Working Space
- BBQ
- Glamping Dome and Glamping Lawn
- Courtyard Garden
- Viewing Swing
- Reflexology Path
- Exercise Lawn
- Viewing Cabana
- Herbs Garden
- Skyline Seating
- Karaoke Room
- Games Room
- Viewing Terrace
- Tea Garden Terrace
- KOI Pond
- Open Lawn
- Playground and Play Lawn
- Multi-Purpose Hall with badminton and pickleball court
Sky level — “Sky Lounge”
- Function Space
- Pre-function Room
- Function Lawn
- Sky View Lawn
- Seating Corner
- Pot Garden
Building-wide services
- Automated waste collection system
- EV charging stations
- Multi-tier security
- “Speed ramp” express car park ramp design
- Free resident shuttle service
- M Concierge property management
- Mah Sing Smart Community platform (MyMahSing app)
- Retail units of 990 – 2,519 sq ft including drive-through lots — not itemised in the housing filing
What is on the record, in date order
All five layouts
Unusually, the built-up areas and the bedroom and bathroom counts below all come from the government filing’s own per-type schedule rather than from marketing. Square-metre figures are our conversions. The number of units of each type is published nowhere.
Type A — 556 sq ft, the entry product
The smallest and the one carrying the headline price. Note the labelling: the filing describes the second room as a utility room (bilik utiliti), while marketing calls the layout “1+1 bedroom” — same room, two labels, and the difference matters if you were planning to let it as a two-bedroom. This is also the type that shrank: the November 2024 Bursa announcement described the scheme as starting from 702 sq ft, so the entry unit as built is 21 per cent smaller than first announced. PropertyGuru’s project page describes the mix as “2, 3 and 4-bedroom” and omits Type A entirely.
Type B and Type C — the two and three bedroom core
Both the built-ups and the room counts here are government-sourced, which is worth saying because it means you can check a sales claim against a document rather than against another brochure. Type C’s balcony appears only in the developer’s floor-plan page and not in the filed schedule, so confirm it on the stamped plan. Marketing also states that selected units are dual-key and that layouts have hackable walls allowing rooms to be combined — neither claim is in the filing, and which unit numbers are dual-key is not published anywhere, so do not assume the one you are shown is.
Type D and Type E — the family layouts, with three bathrooms
The useful detail here, and a point of real difference from several comparable schemes, is the bathroom count: three, confirmed in the government filing rather than claimed in a brochure. A four-bedroom with three bathrooms at 1,019 sq ft is a workable family ratio, where the same bedroom count with two bathrooms is not. Type D is a three-bedroom that also gets three bathrooms, which makes it the better-provisioned of the two on that measure. Balconies for both appear only in marketing material.
Built-up areas in square feet, bedroom counts and bathroom counts are all taken from the per-type schedule in the advertisement particulars filed under licence serial 13262 — an unusually complete filing. Square-metre figures are our own conversions at 1 sq ft = 0.092903 sq m. Balconies for Types C, D and E appear only in the developer’s marketing material and not in the filed schedule. Dual-key units and hackable walls are marketing claims; which units are dual-key is not published. The filing gives only a scheme-wide car park range of 1 to 3 bays per unit — no per-type allocation and no total bay count exists anywhere. The number of units of each type is published nowhere; only the per-tower split, Menara A 747 and Menara B 797.
M Aurora in pictures
All images are the developer’s own, published on m-aurora.com.my and confirmed present in its media library. Subjects are taken from each image’s own media-library title and filename rather than visually confirmed, so treat the captions as the developer’s labelling. The September 2026 site progress photograph used elsewhere on this page is a genuine construction photograph; everything else here is an artist impression and is not a representation of the finished building.
Ask Louis for the latest progress photographsLocation and distances
Every distance below is published by the developer on its own location page unless another source is named. Nothing here is estimated. Where a landmark is named without a distance, that is said rather than filled in.
Do not confuse this project with Gen Starz, a separate development on the same Old Klang Road corridor — none of the figures on this page relate to it.
Rail — the strongest part of the location
- KTM Jalan Templer — 0.5 km, described by the developer as walking distance
- KTM Petaling — 0.6 km, also walking distance
- Future MRT3 Circle Line, Jalan Klang Lama — 2.5 km. MRT3 is unbuilt; EdgeProp reports a targeted 2032 operation date and station siting can change
Highways
- The developer names Jalan Klang Lama, the NPE, Federal Highway, KESAS, Maju Expressway (MEX), Salak Highway and the KL–Seremban Expressway
- No source publishes a distance in kilometres to any of them
- EdgeProp’s list differs — it says six highways and names Besraya and ELITE instead of Salak and KL–Seremban. The developer’s own list is used here
Shopping
- Pearl Point Shopping Mall — 1.7 km
- Bloomsvale Shopping Gallery — 2.2 km
- The Scott Garden — 2.6 km
- NSK Trade City — 4.0 km
- Amcorp Mall — 4.3 km
- Mid Valley Megamall — 6.8 km
Schools
- SMK Petaling — 0.35 km
- SJK(C) Yuk Chyun — 1.4 km
- Newton International College — 1.6 km
- Kolej Kemahiran Tinggi MARA Petaling Jaya — 1.8 km
- SMK (P) Taman Petaling — 2.1 km
- SJK(C) Choong Wen — 2.6 km
Healthcare
- Assunta Hospital — 2.6 km
- KMI Taman Desa Medical Centre — 3.3 km
- Beacon Hospital is named by EdgeProp but no source publishes a distance to it
Parks and recreation
- Sports Arena Sentosa — 0.5 km
- Kerinchi Hill Forest Park — 3.0 km
- IWK Eco Park @ Pantai Dalam — 3.5 km
- Bukit Jalil Recreational Park — 4.3 km
- National Stadium Bukit Jalil — 6.3 km
Distances are the developer’s published figures from m-aurora.com.my’s location page except where another source is named. They have not been independently re-measured and the developer does not state whether they are road or straight-line distances. No drive times are published by any source and none are given here.
Statutory particulars, as filed
This is the advertisement particulars block filed under licence serial 13262 on the Ministry of Housing and Local Government’s HIMS portal, carrying the department’s own approval footer. It is a more complete filing than most — it includes the per-type schedule with bedroom and bathroom counts. Two fields are missing and one date conflicts with the developer’s website; all three are set out below.
| Developer’s licence | Licence validity | Building type | Tenure | Restriction in interest |
|---|---|---|---|---|
| 13262/01-2028/0471 (A) | 17 Jan 2023 – 16 Jan 2028 | Pangsapuri Suite | Pegangan Kekal — freehold | Tiada — none |
Approving authority Dewan Bandaraya Kuala Lumpur; building plan reference DBKL.JKB.BPS1OSC20260503(7). Encumbrance: charged to United Overseas Bank (Malaysia) Bhd. Total units 1,544 — Menara A 747, Menara B 797. Expected completion as filed: March 2029. Statutory Unit Selling Price: Menara A RM495,360–RM856,560, Menara B RM492,960–RM768,960. Built-ups 556 to 1,019 sq ft across five types. A search for phase 1 or phase 3 under this licence serial returns nothing, so a single registered phase exists — the marketing sub-phases “Tower B Phase 1A / 1B” are sales phases, not separately registered HDA phases.
Source: the advertisement particulars filed under licence serial 13262, phase 2, on the Ministry of Housing and Local Government’s HIMS portal, read on 30 September 2026. The document carries the statutory footer stating that the advertisement has been approved by Jabatan Perumahan Negara and that the approved particulars may be checked through the TEDUH portal.
The tenure is the best thing in this document
Two separate lines, both favourable, and they are worth reading together. Pegangan Kekal — freehold, so no lease term and no expiry year. And Sekatan-Sekatan Kepentingan: “Tiada” — no restriction in interest registered, so unlike most Federal Territory leasehold land there is no state or land committee consent sitting on the title before a transfer, a lease or a charge. In practice that means a future resale is a simpler and cheaper transaction than it would be on comparable leasehold stock. The land itself is charged to United Overseas Bank (Malaysia) Bhd, which is entirely ordinary development financing: the developer must obtain a partial discharge for each unit before transfer, and it does not affect a buyer who completes properly.
Conflict — the completion date, 18 months apart
The filing says “Tarikh Dijangka Siap: Mac 2029” — March 2029. The developer’s own website m-aurora.com.my says September 2030, and the EdgeProp new-launch listing agrees with the website. PropertyGuru’s project page says 2029, siding with the filing. Unlike some projects where a stale government copy explains the gap, this filing is complete and internally consistent — its licence number, APDL fields aside, and its full price schedule are all present — so there is no obvious reason to treat it as superseded. The filed date is also the one approved by Jabatan Perumahan Negara and therefore the one with statutory force. Ask the developer in writing which date it stands behind, and read the delivery clause in the sale and purchase agreement, because that clause and its liquidated damages provision are what actually bind.
Gap — the APDL number is not in the filed document
The No. Permit Iklan & Jualan field is not printed in the filed PDF. The only APDL number published anywhere we could find is 13262-2/03-2029/0221(N)-(S), validity 19 March 2026 to 18 March 2029, and that comes from an EdgeProp listing rather than a primary filing — so it is unverified. Note also that the developer’s licence expires 16 January 2028, which is before both that reported APDL expiry and either completion date. Licences are routinely renewed and this is not a defect, but ask to see the current licence and APDL and have your conveyancing lawyer confirm them.
Gap — no car park figures at all
The filing states only “No. tempat letak kereta seunit: 1 sehingga 3 unit” — 1 to 3 bays per unit, scheme-wide. It gives no car park level count and no total bay count, and neither is published anywhere else. There is no per-type allocation. Marketing describes a “speed ramp” or express car park ramp design, which speaks to circulation rather than quantity. On a 1,544-unit scheme this is a material omission: get the allocation for your specific layout written into the booking form.
The statutory price band, and what it is not
Menara A RM495,360 to RM856,560; Menara B RM492,960 to RM768,960, giving a scheme range of RM492,960 to RM856,560. This is the statutory advertised Unit Selling Price from the filed particulars. It is not a price list, not a quotation, not an offer, and it does not tell you what any individual unit is available at. No government transaction price band exists for this scheme, because it is under construction with no completed transactions. Separately and deliberately: the asterisked “from” headline price on the developer’s banner and on the portals sits roughly 31 per cent below the filed statutory minimum, and PropertyGuru carries a third, different “from” figure. A headline below the filed statutory minimum can only be a figure net of something, so those numbers are not reproduced on this page.
The gross development value does not reconcile — check the arithmetic
Reported GDV is RM660 million (Bursa announcement via Malay Mail, 7 November 2024, repeated by The Edge and EdgeProp). Using the filed statutory prices at their minimum for every unit: 747 × RM495,360 = RM370.0 million, plus 797 × RM492,960 = RM392.9 million, giving RM762.9 million — already about RM103 million above the stated GDV, before any unit sells above its tower minimum and before the retail component. At the midpoint of each tower’s filed range the figure is around RM1.0 billion, over 50 per cent above the stated GDV. The likeliest explanation is that RM660m is a stale pre-design figure: the same November 2024 announcement described units starting from 702 sq ft, whereas the scheme as filed starts at 556 sq ft. Whatever the reason, do not present the GDV and the statutory price range as if they reconcile.
Not published, and therefore not on this page
The number of units of each layout type; the car park level count and total bays; the car park allocation per layout; the number of storeys (the two 46-storey towers figure is the developer’s banner, corroborated by The Edge and EdgeProp, but is not in the filing); the maintenance charge per square foot; the sinking fund; a confirmed vacant possession date; which units are dual-key; and any distance to a highway. This page also carries no discount, rebate, nett price, promotional package, incentive or commission figure, whether or not such things exist — including, as set out above, the headline “from” prices that sit below the filed statutory minimum.
Major Land Development Sdn Bhd and Mah Sing Group
The licensed developer named in the filing is Major Land Development Sdn. Bhd., registration 201101022598 (950737-K), at Wisma Mah Sing, Penthouse Suite 1, No. 163, Jalan Sungai Besi, 57100 Kuala Lumpur; telephone 03-9221 8888, fax 03-9221 8999. The filing describes it in Malay as “anak syarikat milik penuh oleh Mah Sing Group Berhad” — a wholly-owned subsidiary of Mah Sing Group Berhad — and the project is marketed under Mah Sing’s “M Series”.
One correction: PropertyGuru’s project page names “Mah Sing Group Berhad” as the developer. That is the parent brand, not the licensed entity. The licence is held by Major Land Development Sdn Bhd, and that is the company that will appear as vendor on your sale and purchase agreement and whose licence your lawyer should verify.
Major Land Development is also the entity that assembled the site. Per the Bursa filing reported by Malay Mail on 7 November 2024, it agreed to acquire 2.12 hectares of freehold Old Klang Road land from Pink Forest Sdn Bhd for RM112.97 million. That same announcement described the intended product as serviced apartments starting from 702 sq ft with an indicative entry price — and the scheme as filed and launched starts at 556 sq ft instead. The product has been reworked downward in size since the land was bought, which is a legitimate commercial decision but which also explains why the RM660 million gross development value quoted in that announcement no longer reconciles with the filed price schedule.
On take-up, EdgeProp reported at the sales gallery opening that 96 per cent of Tower B Phase 1A had been taken. Note that “Tower B Phase 1A” is a sales phase, not a separately registered HDA phase — the filing shows a single registered phase for the whole 1,544-unit scheme.
The developer’s own language leans on the Northern Lights conceit: the project is “inspired by the magnificent and breathtaking Northern Lights”, billed as “The Promise Of Dawn” and “A home tailored to diverse needs in a stunning and awe-inspiring modern haven”, with the tenure pitch that “freehold status promises enduring value in an area poised for continuous growth” — a claim the filing does support. Mah Sing’s project page calls it “an affordable yet modern urban sanctuary” for “young professionals, growing families and discerning homeowners”. Set the word sanctuary against roughly 295 units per acre and form your own view. Tan Sri Leong Hoy Kum, Founder and Group Managing Director, is quoted by EdgeProp: “A prime address like this cannot go wrong. It is a freehold site with strong surrounding amenities and a mature catchment.” Yeoh Chee Beng, chief executive of Mah Sing’s property subsidiaries, says of the retail: “The retail component is intended to generate recurring income, with priority given to grocers and daily-need operators.”
On certification, read the wording closely. The developer’s own phrase is “Silver Provisional GreenRE Certification”. A provisional GreenRE certificate is issued on design intent; final certification follows completion and verification. So this is a design-stage target, and “GreenRE Silver certified” would be wrong. We could not verify even the provisional status independently — GreenRE’s own public certified-projects listing could not be retrieved and no register entry was found for Residensi M Aurora, M Aurora or Major Land Development — so it rests on the developer’s claim. The project is also described as “QLASSIC-assessed”: QLASSIC is assessed on completed work, no score is published for this project, and it is not presented as an achieved rating here. No project award of any kind was found; any award seen elsewhere almost certainly belongs to Mah Sing Group as a corporate entity rather than to this development.
The developer’s legal name, registration number, subsidiary status, address and telephone numbers, the licence, the tenure, the restriction, the encumbrance, the unit counts, the completion date and the full price and layout schedule are taken from the advertisement particulars filed under licence serial 13262 phase 2. The land acquisition, its price and the original 702 sq ft product description are from the Bursa filing as reported by Malay Mail on 7 November 2024. The take-up figure, the executive quotations, the facilities level numbers and the reported APDL number are from EdgeProp. The GreenRE registry check was made against greenre.org.
M Aurora: the questions buyers actually ask
What name will be on my sale and purchase agreement?
Is it really freehold?
When will it actually be completed?
Who exactly am I buying from?
What are the layouts, and are the room counts reliable?
How many of each type are there?
How many car park bays come with a unit?
How close is the KTM, and should I count on MRT3?
How many storeys is it?
Is it GreenRE certified?
Does the gross development value make sense?
Is it a low-density or “sanctuary” development?
Can a foreigner buy here?
What is not on this page?
Want the layouts, the availability and a straight answer on the dates?
Three requests matter most here: which completion date the developer stands behind and the delivery clause in the agreement, the current licence and APDL in writing, and the car park allocation for your specific layout.
This page is information, not an offer, and nothing on it forms part of a contract. Statutory figures are reproduced from the advertisement particulars filed under licence serial 13262 phase 2 with the Ministry of Housing and Local Government. The filed completion date is March 2029; the developer’s own website gives September 2030. Verify every figure against the sale and purchase agreement and the developer’s current documents before you commit.
Louis Koh
Registered estate agency negotiator · Director, LK Group Marketing · IQI Realty
I read the government filing before I discuss a project, which is why this page can tell you that the bedroom and bathroom counts here are government-sourced rather than brochure-sourced — and also that the developer’s own two documents give completion dates 18 months apart. If you want the M Aurora layouts, a written answer on the delivery date, or the car park allocation for your type, message me and I will get it on paper.
Published 2 October 2026 · Statutory particulars read on 30 September 2026 from the filing under licence serial 13262 phase 2 on the Ministry of Housing and Local Government’s HIMS portal, which carries the Jabatan Perumahan Negara approval footer. The filed completion date is March 2029 against September 2030 on the developer’s own website; the APDL field is not printed in the filed document. The GreenRE registry was checked against greenre.org and no entry was found. Images are the developer’s own, with subjects taken from its media library titles.
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Developer: Mah Sing Group (2 developments on this site)
Where it is: Old Klang Road, Kuala Lumpur (KL)
The unit mix, the permitted price and how far up it is
None of this table is the developer’s account of itself. It is what the Ministry of Housing and Local Government records from the 7(f) returns: unit type, bedrooms and bathrooms, built-up area, unit count, the price range on the permit, and the certified percentage complete. A brochure price can be revised; the price on the permit was filed. A brochure need not mention progress; the percentage is certified. The status vocabulary is theirs too: Lancar (on schedule), Lewat (behind), Sakit (sick), Terbengkalai (abandoned).
13262-2 · RESIDENSI M AURORA
Overall status: Lancar — on schedule
| Component | Bed / bath | Built-up | Units | Price on the permit | Complete |
|---|---|---|---|---|---|
| Pangsapuri Suite 46 storeys Lancar | 1, 3, 4 / 1, 2, 3 | — | 747 | RM495,360.00 – RM856,560.00 | 5.00% |
| Pangsapuri Suite 46 storeys Lancar | 1, 2, 3 / 1, 2, 3 | — | 797 | RM492,960.00 – RM768,960.00 | 5.00% |
Swipe the table sideways for the rest of the columns.
This is the document the developer had to file, and the housing department had to approve, before it was allowed to advertise at all — served from the ministry’s own host. It normally carries the location plan, the developer licence and building-plan approval references, the expected completion date, the encumbrance position, and the unit count and price floor and ceiling for each type. The brochure a salesperson hands you can be reissued. This one cannot.
Read from teduh.kpkt.gov.my on 2026-10-23, project code 13262-2. Re-read weekly.
What to do with the number. Read it against the delivery date in your own agreement, not against what a salesperson says. A project with a year left on its statutory clock and a third of the building up is telling you something the brochure will not.
How does that compare? Every development on this site, grouped by register status — cancelled, abandoned and behind schedule first.