Subsale Residential Unit For Sale · 950 sqft · Arte Cheras @ Taman Midah, Cheras, KL400 metres from the MRT.
Completed, furnished, ready to move in.

Confirmed tenanted, priced above recent comps for this unit. Both disclosed below, not buried.

Scored 6.8/10 on our Residential Subsale Matrix →
RM560,000Asking price
950Sq ft built-up
LeaseholdTenure
2Bedrooms
2Bathrooms

Analyze · Why score a subsale unit at all

A resale listing isn't a brochure. It still deserves a score.

Every new-launch project on this site is scored against the same 12-factor Property Survey Matrix, and land parcels get their own 8-factor Subsale Land Opportunity Matrix. A resale residential unit is a different decision again: the building already exists, the facilities are already built, and there's real transaction history to check the asking price against. So this page uses a purpose-built Residential Subsale Matrix: 8 factors specific to judging a resale condominium unit on its own facts, price against actual comps, condition, location, and what still needs confirming.

This is not the 12-factor new-launch matrix, and not the 8-factor land matrix. It's a distinct scorecard, built for a distinct kind of asset, scored the same disciplined way.

Jump to the full scorecard →

Arte Cheras @ Taman Midah, two 49-storey towers, daytime exterior view
Arte Cheras @ Taman Midah, two 49-storey towers, 1,319 Luxury Loft Suites, completed Q1 2023.

Analyze · What you're actually buying into

A completed, full-facility development, not a promise on paper.

Arte Cheras was developed by Arte Corp as two 49-storey towers totalling 1,319 Luxury Loft Suites, with unit sizes across the project ranging from 868 to 1,013 sq ft. This 950 sq ft unit sits comfortably in the middle of that range. The development was completed in Q1 2023: it's a young building with construction risk already behind it, not a launch still being built.

Facilities include a designed swimming pool (The Print Pool), multiple landscaped gardens (BaoBao Garden, ZigZag Garden, a sky garden), a clubhouse, multipurpose hall, gymnasium, BBQ areas, community gardens and 24-hour security.

The unit itself comes partially furnished: air-conditioner, water heater, vanity top, cooker hood and hob are included, which keeps initial move-in costs down.

Arte Cheras @ Taman Midah illuminated at night, two 49-storey towers
Arte Cheras at night, the development's distinctive illuminated facade.

Analyze · Where it is

Walking distance to an MRT line, not a shuttle-bus ride away.

Taman Midah, Cheras, Kuala Lumpur, on the Sungai Buloh–Kajang (SBK) MRT Line, with easy access to Jalan Cheras and Middle Ring Road 2 (MRR2).

View from the unit's window, overlooking the Cheras township
The view from the unit itself, overlooking the surrounding Cheras township.
Rooftop pool deck at Arte Cheras with the Cheras skyline in the background
The rooftop pool deck, with the surrounding Cheras skyline behind it.

Distances, as stated in the listing material

  • Taman Midah MRT Station (SBK Line)400 metres, short walk
  • Major road accessJalan Cheras & MRR2
  • Tesco Extra0.5 km
  • Cheras Leisure Mall4.6 km
  • Sunway Velocity5.0 km
  • IKEA Cheras / Mytown5.6 km
  • Mid Valley11.0 km
  • Pantai Hospital Cheras4.0 km
  • Pantai Hospital Ampang6.3 km
  • Prince Court Medical Centre6.8 km

Analyze · Advise · Achieve

The Residential Subsale Matrix.

8 factors built specifically for judging a resale residential unit, distinct from the 12-factor matrix used on our new-launch project pages, and distinct from the 8-factor Subsale Land Opportunity Matrix used for land listings. Equally weighted, scored the same disciplined way: here's the headline number, then the full breakdown.

6.8/ 10

Overall: 6.8 / 10

A genuinely strong file on location, condition and facilities, a young building (completed Q1 2023), partially furnished, 400 metres from an MRT station, inside a development with a full facilities line-up. What holds the score back: the unit is confirmed tenanted with no immediate vacant possession, the asking price sits above recent transacted comps for this exact project, and the tenure is leasehold, not freehold.

Who this suits: a buyer who values the building, the MRT-adjacent location and the completed condition, is comfortable stepping into an existing tenancy, and is prepared to negotiate the price down toward the RM507–573 psf transacted range before committing.
Who it does not: a buyer looking for a unit already priced at or below recent transacted comps, or one who needs immediate vacant possession for their own move-in.

The full breakdown

All 8 factors, scored.

Each factor is rated 1–10 at an equal 12.5% weight, sorted into primary strengths, neutral factors, and risk & disclosure. This is the working behind the 6.8, including the part that counts against it.

Primary strengths

Scores 8–10
Location & Accessibility12.5% weight
400 metres from Taman Midah MRT station (SBK Line), Tesco Extra 500m away, and Cheras Leisure Mall, Sunway Velocity, IKEA Cheras/Mytown and three hospitals all within an 11km / 16-minute radius.
9/10
  • 400 metres, a short walk, from Taman Midah MRT Station on the Sungai Buloh–Kajang (SBK) Line.
  • Easy access to Jalan Cheras and Middle Ring Road 2 (MRR2).
  • Tesco Extra is 0.5km away, genuinely walkable daily shopping.
  • Cheras Leisure Mall (4.6km), Sunway Velocity (5.0km), IKEA Cheras/Mytown (5.6km) and Mid Valley (11.0km) are all within reach.
  • Three hospitals nearby: Pantai Hospital Cheras (4.0km), Pantai Hospital Ampang (6.3km), Prince Court Medical Centre (6.8km).

Weight 12.5% × score 9/10 = 1.13 of 10 points toward the final score.

Condition & Move-in Readiness12.5% weight
Completed Q1 2023, a young building, and comes partially furnished (air-conditioning, water heater, vanity top, cooker hood, hob), keeping initial move-in costs low.
8/10
  • Development completed Q1 2023, construction risk is already behind it, and the building isn't old enough to be facing major upcoming maintenance.
  • The unit is partially furnished: air-conditioner, water heater, vanity top, cooker hood and hob are included in the sale.
  • These inclusions reduce the immediate cash outlay a buyer needs on top of the purchase price.

Weight 12.5% × score 8/10 = 1.00 of 10 points toward the final score.

Facilities & Security12.5% weight
Full condominium facilities, a designer pool, multiple landscaped gardens, clubhouse, multipurpose hall, gym, BBQ areas, with 24-hour security.
8/10
  • The Print Pool, a designed swimming pool, plus landscaped gardens: BaoBao Garden, ZigZag Garden and a sky garden.
  • Clubhouse, multipurpose hall and gymnasium for social, event and fitness use.
  • BBQ area and community gardens.
  • 24-hour security across the development.

Weight 12.5% × score 8/10 = 1.00 of 10 points toward the final score.

Neutral factors

Scores 6–7
Layout & Livability12.5% weight
950 sq ft across 2 bedrooms and 2 bathrooms with 1 carpark, a workable, efficient footprint sitting within the project's own 868–1,013 sq ft range.
7/10
  • 950 sq ft, 2 bedrooms, 2 bathrooms, 1 carpark, a configuration that works for a couple, a small family, or a professional wanting a spare room.
  • Sits within the project's overall unit-size range of 868–1,013 sq ft, closer to the larger end.
  • A single carpark is standard for this unit size in this development.

Weight 12.5% × score 7/10 = 0.88 of 10 points toward the final score.

Rental & Resale Liquidity12.5% weight
A large development (1,319 units across two towers) with an active resale market and genuine transacted price data available, more secondary-market depth than a small boutique project.
7/10
  • 1,319 units across two towers means a genuinely active secondary market, not a thin one where a handful of owners set the price.
  • Real transaction data exists for this project on EdgeProp.my and PropertyGuru PG Pulse, a buyer can actually check comparable sales, unlike smaller or newer developments.
  • This depth cuts both ways: it's also exactly how we know this unit's asking price sits above the transacted median.

Weight 12.5% × score 7/10 = 0.88 of 10 points toward the final score.

Risk & disclosure

Scores 5 or below
Vacant Possession / Occupancy Status12.5% weight
Confirmed tenanted, with an existing lease in place: a buyer doesn't get immediate vacant possession and will need to plan around the current tenancy.
5/10
  • The unit is confirmed tenanted, not vacant, per the agent, with an existing lease currently in place.
  • A buyer wanting immediate own-stay should plan around the lease's remaining term rather than assume vacant possession on completion; an investor comfortable stepping into an existing tenancy faces less friction here.

Weight 12.5% × score 5/10 = 0.63 of 10 points toward the final score.

Price vs Market12.5% weight
Asking RM589 psf against a RM518 psf transacted median (range RM507–573 psf, per EdgeProp.my and PropertyGuru PG Pulse transaction data), priced above recent comps, not below them.
5/10
  • This unit is asking RM560,000, or RM589.47 psf on the 950 sq ft built-up.
  • Per EdgeProp.my transaction data (trailing roughly 48 months) and PropertyGuru PG Pulse data, Arte Cheras has a transacted median of RM518 psf, with a typical transacted range of RM507–573 psf.
  • This asking price sits above both the median and the top of the transacted range.
  • Recent asking listings for the project do range roughly RM459–668 psf depending on unit size, floor and furnishing, but asking prices aren't the same as what buyers have actually paid, and this unit's ask is on the high side even against other asks.

Weight 12.5% × score 5/10 = 0.63 of 10 points toward the final score.

Tenure & Title12.5% weight
Leasehold, standard for this development and area, not a red flag, but not the strength a freehold title would carry.
5/10
  • The unit's tenure is Leasehold, consistent with this development and the wider Taman Midah/Cheras area.
  • Leasehold isn't unusual or disqualifying here, it's the norm for this type of high-rise development in this location.
  • Scored at the midpoint because it's neither a strength nor a weakness on its own, a freehold equivalent would score meaningfully higher, and there's no title defect scoring it lower.

Weight 12.5% × score 5/10 = 0.63 of 10 points toward the final score.

How the 6.8 adds up, all 8 factors, to scale

0= 6.8 / 10, the score stated at the top of this section10

Want the full comp list behind this score? WhatsApp me and I’ll walk you through it →

This 6.8/10 isn’t a guess: the three lowest-scoring factors are marked down on purpose, because that’s what the confirmed tenancy and the transaction data show.

Scoring is our own professional assessment as at September 2026, using the Residential Subsale Matrix, a distinct 8-factor framework from the 12-factor Property Survey Matrix used on our new-launch project pages and the 8-factor Subsale Land Opportunity Matrix used on our land listings, built specifically for evaluating a resale residential unit. It is an opinion formed from the seller's listing details, EdgeProp.my transaction data, PropertyGuru PG Pulse data, and the developer's own project facts, not a valuation, a forecast, or a guarantee of any future price movement, rental yield or resale outcome. Sources: seller's listing details; EdgeProp.my transaction data (Arte Cheras, trailing approx. 48 months); PropertyGuru PG Pulse data; developer project facts (Arte Corp). The unit is confirmed tenanted, with an existing lease in place; the lease's remaining term should be verified directly with the agent. Please obtain independent professional and legal advice before you decide.

Completed
Q1 2023: construction risk is already behind you, not a promise on paper

The towers, the facilities and this unit itself already exist and are occupiable today. There's no completion date to wait on, no developer-delay risk, and real transaction history to check any asking price against, unlike a new launch still being built.

Advise · Inside this unit

A loft layout, not a flat floor plan.

Arte Cheras markets its units as "Luxury Loft Suites", and this unit's own photos show why: a double-volume living space with a mezzanine level reached by an internal staircase, rather than a single flat floor.

The ground level holds the kitchen, bathroom and living area; the upper mezzanine level adds a second usable floor within the same 950 sq ft built-up. It's a layout that reads larger than the raw square footage suggests, though it also means less flexibility to subdivide the space than a conventional flat-ceiling unit of the same size.

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Interior of the unit showing the mezzanine loft level and internal staircase
The unit's double-volume living space, with the mezzanine level and internal staircase.
Kitchen area of the unit, with fitted cabinetry
The kitchen, with fitted cabinetry and space for the included cooker hood and hob.
View from the unit's window, overlooking the Cheras township
The view from the unit itself, overlooking the surrounding Cheras township.
One of the two bedrooms in the unit, with air-conditioning unit installed
One of the two bedrooms, with the included air-conditioning unit already installed.

Advise · What's actually included

Not taken on faith, matched against the seller's own listing details.

What the sale includes, what the building offers, and what the project's track record actually is.

FURNISHING INCLUDED

Partially furnished

  • Air-conditionerIncluded
  • Water heaterIncluded
  • Vanity topIncluded
  • Cooker hoodIncluded
  • HobIncluded
FACILITIES & SECURITY

Full condominium line-up

  • Swimming poolThe Print Pool
  • Landscaped gardensBaoBao, ZigZag, sky garden
  • Clubhouse & multipurpose hallYes
  • Gymnasium & BBQ areaYes
  • Security24-hour
BUILDING TRACK RECORD

Completed, not a launch

  • DeveloperArte Corp
  • TowersTwo, 49 storeys each
  • Total units1,319 Luxury Loft Suites
  • Unit size range868–1,013 sq ft
  • CompletionQ1 2023

Advise · The honest objection

“If this project is this well-connected, why is it asking above the transacted median?”

Two real, disclosed gaps, not hidden in the fine print.

The unit is confirmed tenanted, not vacant. An existing lease is currently in place, so a buyer doesn't get immediate vacant possession on completion. That's a real constraint for an owner-occupier planning to move in, though an investor comfortable stepping into an existing tenancy faces less friction.

RM589.47 psf is the seller's current asking price, not a market-anchored number. Per EdgeProp.my transaction data and PropertyGuru PG Pulse data, Arte Cheras has actually transacted at a median of RM518 psf, in a typical range of RM507–573 psf. This unit's ask sits above both the median and the top of that transacted range.

That range, not the RM589 ask, is the honest anchor a buyer should negotiate from. Neither gap is a defect in the unit or the building. The location, the facilities and the condition genuinely score well on this page's own matrix. Both are live, disclosed points, not buried in the fine print.

The confirmed tenancy is why Vacant Possession & Occupancy Status scores 5/10; the price gap is why Price vs Market scores 5/10, two of this page's three lowest factors, and honestly so.

See the full scorecard breakdown →

Ask about negotiating this price →
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Elevator lobby at Arte Cheras, part of the building's common areas
The elevator lobby, part of what the asking price is buying into.
Clubhouse lounge at Arte Cheras
The clubhouse lounge, one of the development's shared facilities.
The Print Pool, the development's designed swimming pool
The Print Pool, the development's designed swimming pool.
Rooftop pool deck at Arte Cheras with the Cheras skyline in the background
The rooftop pool deck, with the Cheras skyline behind it.
Gymnasium facility at Arte Cheras
The gymnasium, one of the development's included facilities.

Straight answers

Frequently asked.

Buying a subsale unit? See what your lawyer checks in a title search before you sign. Read more on the Knowledge page →

Where exactly is this unit, and what is it?

A 950 sq ft, 2-bedroom, 2-bathroom, 1-carpark unit at Arte Cheras @ Taman Midah, Cheras, Kuala Lumpur, one of 1,319 Luxury Loft Suites across two 49-storey towers developed by Arte Corp, completed Q1 2023. Unit sizes across the whole project range from 868 to 1,013 sq ft, so this 950 sq ft unit sits in the middle of that range.

What's the asking price and psf?

RM560,000, which works out to RM589.47 per square foot on the 950 sq ft built-up.

Is RM589 psf a good price for this project?

No, not against recent comps. Per EdgeProp.my transaction data (trailing roughly 48 months) and PropertyGuru PG Pulse data, Arte Cheras has a transacted median of RM518 psf, with a typical transacted range of RM507–573 psf. This unit's RM589.47 psf ask sits above both the median and the top of that transacted range. Recent asking listings for the project do range roughly RM459–668 psf depending on unit size, floor and furnishing, but the transacted range, what buyers have actually paid, is the honest anchor here, and this asking price is above it.

What's included in the sale?

The unit is partially furnished: air-conditioner, water heater, vanity top, cooker hood and hob are included, which keeps initial move-in costs down.

Is the unit vacant or tenanted?

Confirmed tenanted, with an existing lease in place. A buyer does not get immediate vacant possession and should plan around the current tenancy's remaining term.

What's the tenure?

Leasehold, standard for this development and the surrounding area. It isn't a red flag on its own, but it isn't the strength a freehold title would carry either.

How far is it from the MRT and other amenities?

400 metres (a short walk) from Taman Midah MRT Station on the Sungai Buloh–Kajang (SBK) Line, with easy access to Jalan Cheras and Middle Ring Road 2 (MRR2). Tesco Extra is 0.5km away. Cheras Leisure Mall (4.6km), Sunway Velocity (5.0km), IKEA Cheras/Mytown (5.6km) and Mid Valley (11.0km) are all within reach, along with Pantai Hospital Cheras (4.0km), Pantai Hospital Ampang (6.3km) and Prince Court Medical Centre (6.8km).

Who is the developer, and what's the wider project?

Arte Corp developed Arte Cheras as two 49-storey towers totalling 1,319 Luxury Loft Suites, unit sizes ranging 868–1,013 sq ft, completed Q1 2023. Facilities include a designed swimming pool (The Print Pool), landscaped gardens (BaoBao Garden, ZigZag Garden, a sky garden), a clubhouse, multipurpose hall, gymnasium, BBQ areas, community gardens and 24-hour security.

950 sq ft, 400m from the MRT, completed and move-in ready.

Ask Alvis for the full comp list behind the asking price, and let's talk about where this negotiation can realistically land.

Usually replies within the hour · RM560,000 asking price.

Achieve · Let's talk

Ask for the comp list & the tenancy details.

The full EdgeProp.my / PropertyGuru comp data behind this page's scoring, plus confirmation of whether the unit is currently tenanted.

Alvis Ang
Alvis Ang
Registered Estate Negotiator · REN 66908
CBD Properties USJ
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