What sets it apart
Residensi AVA puts its car park in a separate elevated block, with the facility deck on its roof and a bridge across to the two residential towers. With no tower above it, the deck is free-form, with two badminton courts, a large playground, a lap pool and a gym built around a garden courtyard.
Each floor has just 12 units, six a side, served by four passenger lifts and a fire lift. Units run from 813 to 1,285 sq ft; Sean tours the largest, a corner unit with four bedrooms, two bathrooms and a 3.25 m by 2.5 m yard, larger than many bedrooms.
Where it is
It is the first phase of the Kiara Bay master plan, between MRR2 and Jalan Kepong, opposite Metropolitan Lake and beside the old Jinjang neighbourhood and SMK Jinjang. The nearest MRT stations, Sri Delima and Jinjang, are a drive away, and a temporary lakeside strip has Starbucks and Village Grocer. Units facing MRR2 look over traffic, a pylon and a sewage oxidation pond, though Sean noticed no smell.
Rent and returns
On the subsale market, a bare four-bedroom unit asks about RM740,000, and a fully finished one asks about RM3,800 a month in rent. The project is leasehold, on commercial title, and this unit comes with two car parks. Sean says rents can already cover the instalment for now, and sees AVA as own-stay oriented, given its larger sizes.
A car park block that frees the deck
The car park sits in its own block with no tower above, which Sean estimates saves RM2 million to RM3 million in transfer structures and lets the facility deck on its roof take free, rounded forms. A bridge then carries residents across to the towers.
3 on 3
The three things Sean likes and the three he doesn't, from his own list at the end of the episode.
- 1The master plan: as the first phase, AVA gets a price advantage, and the developer has every reason to activate the area and keep early buyers happy so later phases sell. The roads, walkways, bicycle lanes and street lights have already transformed this old address.
- 2The architecture: a standalone car park block is cost-effective when land is still affordable, saving an estimated RM2 million to RM3 million in transfer structures, and frees the deck above for expressive facilities. A speed ramp lets residents skip levels, and the lift lobby and corridors are generous, with only six units a side.
- 3The layouts: the developer's units are carefully planned and own-stay oriented, with a generous back of house, including that room-sized yard, spacious rooms with no awkward corners, and four bedrooms without resorting to a dual-key unit.
- 1The stigma of Jinjang and Kepong, once known for dodgy activity. The MRT, better infrastructure and more security are changing that, and the established neighbourhood brings good food, schools and amenities.
- 2Being one of the first projects in the master plan means living through every later phase's construction, noise and traffic.
- 3Heavy supply: value-for-money prices of RM400 to RM600-odd psf come with density, and nearby projects add up to some 15,000 to 18,000 units, which may limit capital gains. Sean also dislikes taking two lifts each trip, from the car park to the deck and then up the tower.
Lower in density and better designed than Sean expected; best for a family that wants space and a school within walking distance.
Editorial Note: This summary is distilled from Sean Tan's public video breakdown and verified episode documentation. All property specifications and opinions reflect the recording date and should be verified for present-day listings.
PROPERTY REVIEW #470 | RESIDENSI AVA, KIARA BAY
Sources & Verification Data
Based on Sean's full English captions for this September 2026 episode. The 3 on 3 follows the three things he likes and the three he doesn't, in his order, at the end of the video. Prices and rents are subsale and asking figures as Sean quoted them from listings.
