3-Bedroom Terrace House For Sale, Jalan PJS 7/15B, Bandar Sunway

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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 on our 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 location, near Taylor's, Sunway University, Mentari BRT and Sunway's retail and medical anchors, backed by a confirmed vacant, immediate-possession unit and a workable 62-year leasehold term. What still counts against it: this unit is priced above the two most recent nearby transactions, and the leasehold title requires State Authority consent before any transfer, a real, disclosed process step, not a defect in the house itself.

Who this suits: a buyer who wants immediate vacant possession and is comfortable underwriting a State Authority consent timeline before completion.
Who it does not: a buyer who needs a fast, consent-free transfer, or a price already discounted below the most recent nearby comps.

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 parts that count against it.

Primary strengths

Scores 8–10

Location & Accessibility12.5% weight

Taylor's Lakeside Campus is 0.4 km away; Sunway University, Sunway Medical Centre and Mentari BRT station are 1.2–1.9 km out; Sunway Pyramid and Sunway Lagoon sit at the edge of the catchment at 2.4–2.5 km. Direct access to the NPE, LDP and Federal Highway throughout.

9/10

Taylor's Lakeside Campus is 0.4 km away; Sunway University/Sunway College is 1.9 km, both within a large, structurally captive student catchment.
The Mentari BRT station (1.6 km) and Sunway Medical Centre (1.2 km) are both within a short distance for transit and healthcare access.
Sunway Pyramid (2.4 km) and Sunway Lagoon (2.5 km) add a major retail and leisure anchor at the edge of the immediate catchment.
Direct access to the NPE, LDP and Federal Highway, three separate highway links, not one.

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

Vacant Possession / Occupancy Status12.5% weight

Confirmed vacant, not occupied, a buyer gets immediate possession on completion, without needing to negotiate an existing tenancy handover.

9/10

The property is confirmed vacant, not occupied by a tenant.
A buyer receives immediate vacant possession on completion, no existing tenancy to negotiate a handover around.
This removes one of the more common timing frictions in a subsale purchase entirely.

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

Neutral factors

Scores 6–7

Layout & Livability12.5% weight

1,000 sq ft built-up across 3 bedrooms and 2 bathrooms on a 1,300 sq ft single-storey terrace footprint, a workable family layout, with the kitchen already extended.

6/10

Land area 121 square metres per the official land title, approx. 1,300 sq ft, matching the listing's own stated land area.
Built-up area approximately 1,000 sq ft across 3 bedrooms and 2 bathrooms.
The kitchen has already been extended, adding usable space beyond the original single-storey footprint.

Weight 12.5% × score 6/10 = 0.75 of 10 points toward the final score.

Condition & Move-in Readiness12.5% weight

The kitchen extension is already done, removing one of the more disruptive renovation jobs, but as a single-storey terrace of this vintage, expect normal wear typical of the area's building age.

6/10

The kitchen extension, new cabinetry, counter space and plumbing, is a real, completed feature, verified in the property photos on this page.
Elsewhere in the unit, expect the normal wear of a single-storey terrace of this vintage in the immediate PJS area.
A buyer should still walk the unit and budget for any further refresh they personally want, beyond the completed kitchen work.

Weight 12.5% × score 6/10 = 0.75 of 10 points toward the final score.

Rental & Resale Liquidity12.5% weight

A real, recorded transaction history in the immediate PJS area and a large, structurally captive student and working-professional tenant pool from the surrounding universities.

7/10

Four comparable terrace-house transactions recorded in the immediate PJS 7 area between 2023 and 2025, per EdgeProp.my's own transaction-history data, a genuine, active resale market, not a thin one.
Taylor's Lakeside Campus and Sunway University sit nearby, giving the area a large, recurring student and working-professional rental pool.
This is a market-strength observation about the area, not a projected rental yield for this specific unit, see the honest objection section below for what we deliberately did not include.

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

Tenure & Title12.5% weight

Leasehold with roughly 62 years remaining, a normal, comfortably bankable term, though the title does carry a State Authority consent requirement for any transfer, a real process step to plan around.

6/10

Leasehold, 99-year term, with roughly 62 years remaining, a normal, comfortably bankable term. Most Malaysian banks require only 30–40 years remaining at loan maturity, so even a fresh 30-year loan today would still leave roughly 32 years on the lease afterward, well within normal lending.
Title type: Pajakan Mukim (a Mukim leasehold grant).
The title also carries a standard restriction requiring State Authority consent before any transfer, lease or charge, a real additional approval step in the sale process, not a reflection on the lease term itself.
Get written confirmation of current processing timelines from your lawyer or the land office at the time of purchase, we won't guess at a duration here.

Weight 12.5% × score 6/10 = 0.75 of 10 points toward the final score.

Facilities & Security12.5% weight

Judged as a landed house, not a condo: neighbourhood and street-level security, not pools or gyms. That status isn't confirmed either way from the listing alone, a genuine unknown, not a deficiency.

6/10

This is a landed terrace, so the right comparison is neighbourhood and street-level security, not condominium amenities like a pool or gym, which no terrace house in this segment has.
Whether this specific street or section has a guarded-community arrangement, a residents' association patrol, or gated access isn't stated in the listing material, ask Alvis or the seller directly.
Scored neutral rather than low: an unconfirmed fact isn't the same as a confirmed absence, and it shouldn't be marked down as if it were.

Weight 12.5% × score 6/10 = 0.75 of 10 points toward the final score.

Risk & disclosure

Scores 5 or below

Price vs Market12.5% weight

RM446 psf (land-area basis) against the two most recent nearby transactions at RM251 and RM333 psf, priced above the most recent comps, though still within the broader 2023–2025 range for the immediate PJS area.

5/10

21 Oct 2025: 3-bed terrace, RM600,000, RM251 psf, the most recent comparable transaction in the area, per EdgeProp.my.
17 Sep 2025: 4-bed terrace, RM480,000, RM333 psf.
15 May 2023: RM510,000, RM392 psf.
13 Feb 2023: RM1,100,000, RM655 psf, likely a larger or extended unit; treated as an outlier rather than a typical comp.
This unit's RM446 psf sits above both 2025 transactions but within the broader 2023–2025 range, priced above the most recent nearby sales, not below them.

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 title documents and the transaction data behind this score? WhatsApp me and I’ll walk you through it →

This 6.8/10 isn’t a guess: it’s the lowest score of our subsale listings so far, on purpose, because that’s what the title and the recent transaction data show.

Scoring is our own professional assessment as at September 2026, using the Residential Subsale Matrix, a distinct 8-factor framework from both 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 information, the official land title, and EdgeProp.my's published transaction-history data for the immediate PJS 7 area, not a valuation, a forecast, or a guarantee of any future rental income, resale price, State Authority consent timeline, or tenancy handover date. Sources: seller's listing information; official land title, Bandar Sunway, Mukim Sungei Way; EdgeProp.my transaction-history data, PJS 7 area, 2023–2025. Please obtain independent professional and legal advice before you decide.

Straight answers

Frequently asked.

See what happens to your deposit if a subsale deal falls through. Read more on the Knowledge page →

Where exactly is this house, and what is it?

A single-storey terrace house at Jalan PJS 7/15B, Bandar Sunway, Petaling District, Selangor. 3 bedrooms, 2 bathrooms, land area approx. 1,300 sq ft per the official land title, built-up area approximately 1,000 sq ft.

How much is it, and what does that work out to per square foot?

RM580,000. On the land area (1,300 sq ft), that's RM446 per square foot. On the built-up area (approx. 1,000 sq ft), that's RM580 per square foot.

How does that compare to other terrace houses in the same area?

Per EdgeProp.my's own transaction-history data for the immediate PJS 7 area: 21 Oct 2025 (3-bed, RM600,000, RM251 psf), 17 Sep 2025 (4-bed, RM480,000, RM333 psf), 15 May 2023 (RM510,000, RM392 psf), and 13 Feb 2023 (RM1,100,000, RM655 psf, likely a larger or extended unit, an outlier rather than a typical comp). This unit's RM446 psf sits above the two most recent 2025 transactions but within the broader 2023–2025 range for the area, priced above the most recent nearby sales, not below them.

Is the title freehold?

No. The title is Pajakan Mukim (a Mukim leasehold grant), leasehold, 99 years, with a remaining term comfortably within normal bank-financing limits. The land use category is Bangunan Kediaman (residential building). Full title particulars are available on request.

Is there anything unusual on the title I should know about?

Yes. The title carries a restriction in interest stating that the land may not be transferred, leased or charged except with the consent of the State Authority. This means the sale requires an additional approval step from the Selangor State Authority before the transfer can complete, beyond a standard Sale & Purchase Agreement. This typically adds processing time; the exact duration varies, so get written confirmation of current processing timelines from your lawyer or the land office at the time of purchase. The title is held by private individual owners; their names are not published here.

Can I get vacant possession immediately?

Yes. The property is confirmed vacant, not occupied by a tenant. A buyer gets immediate vacant possession on completion, with no existing tenancy to negotiate around.

Has the property been renovated?

The kitchen has already been extended, a real, completed feature, not a projection. As a single-storey terrace of this vintage, expect normal wear typical of the area's building age elsewhere in the unit.

What's nearby?

Taylor's Lakeside Campus is close, at 0.4 km. Sunway University/Sunway College (1.9 km), Sunway Medical Centre (1.2 km) and Mentari BRT station (1.6 km) are a short distance further, and Sunway Pyramid and Sunway Lagoon sit at the far edge of the immediate catchment (2.4–2.5 km). The location has direct access to the NPE, LDP and Federal Highway.

Subsale Residential For Sale · 3-Bedroom Terrace · Jalan PJS 7/15B, Bandar SunwayVacant, move-in ready terrace house.
Deep in Bandar Sunway's university & retail belt.

A resale terrace isn’t a new-launch brochure. It still deserves a score.

The kitchen extension is already done, not a projection.

This is the strongest fact on this page.

What's confirmed nearby

The Residential Subsale Matrix.

Overall: 6.8 / 10

All 8 factors, scored.

Primary strengths

Neutral factors

Risk & disclosure

Four real transactions, one asking price.

Not taken on faith, verified against the official land title.

Bandar Sunway

Leasehold

State Authority consent required

“If location, possession and condition are all strong, what's the catch?”

Frequently asked.

3-bedroom terrace. RM580,000. The title facts, disclosed upfront.

Request the title documents.

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