Makmur Apartment @ Bandar Sunway

Students set the rental market. Sunway University, with about 25,000 students, and Monash University Malaysia fill the high-rise stock, alongside a large young working-adult population, some lower-income households and foreign workers in the older blocks, and expatriates around South Quay, among them international school teachers, lecturers and medical professionals. Most sales are high-rise condominiums and apartments, 78% of transactions, with landed homes the rest.

It is built to be walked. A covered walkway runs from Sunway Pyramid to Sunway University, the new Sunway Square mall is linked to the university by canopy walk and the BRT, and the lakeside park at South Quay is reached by lifts from the mall. The 5.4 km BRT Sunway Line connects to the Kelana Jaya LRT and KTM lines. Cars are the problem: space for new roads is limited, Persiaran Kewajipan is heavily congested from early morning to evening, and a RM100 million-plus upgrade of its roundabout, with smart traffic lights and wider lanes, is under way.

Newer supply keeps arriving at the edges, such as PJS 8, where recent projects sell for RM800 to RM950 psf, and at Sunway Square, a RM1.8 billion mixed development whose mall is now open.