Mosaic Residences Reviews | Property For Sale & Rent Market Analysis | Mosaic Residences New Launch Property Subang Jaya
May 4, 2025
Mosaic Residences
Taman Perindustrian Usj 1, Subang Jaya, Selangor
| Property Price | Estimated Repayment | Bedrooms | Bathrooms | Size (sqft) |
|---|---|---|---|---|
| Start From RM 562,000 | RM 2,356/ mo | 2, 3, 4, 5+ bed | 2, 3 bath | 689 – 1509 sqft |
Mosaic Residences Photo
About This Project – Mosaic
Freehold Service Apartment in USJ 1, Subang Jaya
Discover Mosaic, an exclusive FREEHOLD service apartment nestled in the heart of USJ 1, Subang Jaya.
With thoughtfully designed amenities and inviting shared spaces, Mosaic offers a lifestyle where relaxation and connection come naturally.
Here, every day feels refreshing — whether you’re unwinding in comfort or spending quality time with loved ones. Mosaic is all about living in the moment, embracing leisure, and finding joy in the simple things that make life truly fulfilling.
| Property Details | Information |
|---|---|
| Property Type | Service Residence for sale |
| Developer | Cheras Traders Square Sdn Bhd |
| Tenure | Freehold |
| Completion Year | 2029 |
| Total Units | 924 |
| Status | New launch |
| Listing ID | 40588583 |
| Facility | Facility |
|---|---|
| 🛡️ 24 Hours Security | 🍖 BBQ |
| 🚗 Covered Car Park | 🚖 Drop Off Point |
| 🏋️ Gym | 🏃 Jogging Track |
| 🏛️ Multi-purpose Hall | 🏋️♂️ Outdoor Gym |
| 🅿️ Parking | 🛝 Playground |
| 🌇 Sky Lounge | 🕌 Surau (M/F) |
| 🏊 Swimming Pool | 🌊 Wading Pool |
Mosaic Residences Floor Plan:
Here’s your The Mosaic Residences mortgage breakdown Table :
| Item | Details |
|---|---|
| Est. monthly repayment | RM 2,356 / mo |
| Principal (share) | 33 |
| Interest (share) | 67 |
| Principal amount | RM 781 |
| Interest amount | RM 1,574 |
| Total downpayment | RM 56,200 |
| Downpayment (share) | 10 |
| Loan amount (share) | 90 |
| Loan amount (90% LTV) | RM 505,800 |
| Property price | RM 562,000 |
| Loan amount | RM 505,800 |
| Interest rate | 3.8 |
| Loan tenure (years) | 30 |
Market Analysis: Mosaic Residences
- Positioning: Modern urban residence aimed at young professionals, upgraders, and investor-landlords seeking stable rental demand near transit, offices, and lifestyle hubs.
- Value Hooks: Efficient layouts, full facilities stack (pool, gym, sky lounge, multipurpose hall, surau), 24-hour security, covered parking.
- Demand Drivers: Proximity to rail, Grade-A offices/colleges, retail; rising rental demand from hybrid workers and inbound talent; limited new supply in mature neighborhoods.
- Buyer Personas:
- Owner-occupier professional couple (wants convenience + security).
- Investor (targets 4.7–6.7% yields, low vacancy risk).
- Family upgrader (values facilities, parking, and security).
Price & Yield (based on your inputs)
Assumptions: Price RM562,000, size 700 sq ft (2-bed), rent RM4.50 psf, maintenance RM0.35 psf, 1 month vacancy, 1 month agent fee, 5% other opex.
| Metric | Figure |
|---|---|
| Price psf (est.) | ~RM803 psf |
| Est. monthly rent | RM3,150 |
| Gross yield | ~6.7% |
| Net yield (after vacancy, fees, opex) | ~4.7% |
| Monthly maintenance (est.) | ~RM245 |
Tip: Push rent by +RM0.20–0.30 psf with furnished, work-from-home nook, and linen-white paint; this typically lifts net yield by ~0.3–0.5pp.
Competitive Positioning — Comparison Table (illustrative)
Use this table structure; replace “Comp A/B” with actual nearby projects.
| Attribute | Mosaic Residences | Comp A (New Launch, City-Fringe) | Comp B (10-yr-old, Nearby) |
|---|---|---|---|
| Tenure | Freehold/Leasehold (specify) | Freehold | Freehold |
| Completion | 2026–2027 (specify) | 2027 | 2015 |
| Typical 2BR Size | ~700 sq ft | 650–720 sq ft | 800–900 sq ft |
| Avg Price psf | ~RM780–820 | RM850–950 | RM650–750 |
| 2BR Entry Price | ~RM560k | RM580k–680k | RM520k–600k |
| Est. Rent (2BR) | RM3.1k–3.3k | RM3.2k–3.5k | RM2.6k–3.0k |
| Gross Yield | ~6.3–6.9% | 5.6–6.2% | 5.0–5.7% |
| Maintenance psf | ~RM0.30–0.38 | RM0.35–0.45 | RM0.25–0.32 |
| Facilities Depth | Full (pool, gym, sky lounge, hall, surau) | Full + co-working | Full, older spec |
| Transit Access | ≤10–12 min walk (specify) | 5–8 min walk | 12–15 min walk |
| Parking | Covered, 1–2 bays | 1 bay std. | 1–2 bays |
| Unique Angles | Sky lounge + security + efficient layouts | Smart home + co-work | Larger units, lower psf |
Supply & Absorption (quick take)
- Pipeline: Moderate. New launches are shifting smaller/further out; well-located mid-size units remain liquid.
- Absorption: 2BR sweet spot (650–750 sq ft) typically clears faster due to rentability to couples/housemates.
- Risks: Rate increases, oversupply in fringe pockets, short-term Airbnb competition (mitigated by bylaws & security).
Pricing & Release Strategy
- Target launch band: RM780–820 psf (anchor at RM799 psf for speed, premium stacks +3–5%).
- Tiering: Early-bird for low-floor non-view stacks; hold back best views for Phase 2.
- Investor pack: Guaranteed rent-ready furnishing add-on (~RM15–20k) to unlock +RM200–300 rent.
- Closing tools: Limited-time legal fee rebates, locker for co-work storage, and EV-ready bays on premium tiers.
Marketing Angles (ready-to-use copy seeds)
- “Live high, walk far less: rail, groceries, gym, and sky lounge within one lift ride + 10 minutes on foot.”
- “Investor-smart layouts: 2BR/2Bath in 700 sq ft—easy to rent, easy to furnish.”
- “Security first: 24-hour access control, covered parking, and curated resident traffic.”
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