值得投资吗？
NO. Only consider if the price, package or personal use-case is unusually strong.
项目分析
PV 22
Setapak, Kuala Lumpur
PV 22 是位于Setapak，吉隆坡的租赁地契服务式公寓，由PV发展。市场参考价RM 373K- RM 1.2M，面积约490-1300平方尺，共2082户，预计Q4 2028完工。Lewis 可以协助你比较最新配套、户型、出租角度与持有成本，再决定是否入手。
Price From
RM 373K- RM 1.2M
Built-up
490-1300 sqft
Tenure
Leasehold
Completion
Q4 2028
Nearest MRT / LRT
Verify nearest rail station …
最后检查: July 2026 · brochure completion reference: Q4 2028
快速项目判断
先用买家的角度快速判断，再深入看照片、价格和风险。
适合谁
First-Time Buyer. Entry budget.
预订前要问什么
最新 nett 价格、可选单位、floor/layout plan、车位、配套和替代项目。
Quick summary
快速资料
给买家、Google 和 AI 搜索快速提取的项目事实表。
| 适合 | First-Time Buyer |
|---|---|
| 地点重点 | Setapak, Kuala Lumpur |
| 入场预算 | RM 373K- RM 1.2M |
| 买家类型 | Entry budget |
| 主要强项 | Setapak, Kuala Lumpur location |
| 主要风险 | Traffic and actual travel time should be checked during weekday peak hour. |
| Lewis 结论 | NO |
最新资料检查
项目页要有价值，必须定期更新配套、可选单位、租金逻辑和图片资料。
| Project page | July 2026 · brochure completion reference: Q4 2028 Static brochure facts stay useful, but buyer-facing package details must be reconfirmed. |
|---|---|
| Latest package | July 2026 · brochure completion reference: Q4 2028 Price guide is a market reference collated from public new-launch listings. Confirm the latest nett price, package and availability with Lewis before booking. |
| Availability | Weekly check needed before sharing to buyers New launch package subject to developer update |
| Rental guide | July 2026 · brochure completion reference: Q4 2028 Refresh with PropertyGuru, iProperty, SPEEDHOME and nearby completed supply before relying on yield. |
| Media / floor plan | Visuals available Floor plan and layout plan mean the same buyer-facing item. Ask Lewis for latest stack and facing. |
买家搜索意图
这个项目常见的买家搜索
这些长尾搜索词是买家会问的问题方向，不是保证性的宣传。用它来验证价格、户型、地点、租金逻辑、生活方式和替代项目。
小提示：选一个最接近你担心的搜索方向发给 Lewis，回复会更聚焦在证据和适合度。
请 Lewis 帮我验证项目基础搜索
买家通常会用来查价格、户型、配套和楼书的搜索方向。
PV 22PV 22 SetapakPV 22 pricePV 22 floor planPV 22 layout planPV 22 latest packagePV 22 brochurePV 22 PVPV 22 值得买吗
地点与生活方式
把项目和区域、通勤、自住感、生活配套连接起来的搜索方向。
PV 22 Setapak serviced residencePV 22 Kuala LumpurPV 22 near MRT LRTPV 22 near mallPV 22 own stay reviewSetapak serviced residence for own staySetapak leasehold propertySetapak 自住公寓Setapak 适合家庭吗
投资价值搜索
围绕租金、风险、长期持有和价值适配度的搜索方向。
PV 22 investment reviewPV 22 rental yieldPV 22 tenant demandPV 22 capital appreciationPV 22 exit strategySetapak property investmentSetapak rental demand condoPV 22 投资价值PV 22 租金回报
替代项目比较
预订前用来做横向比较，避免只看单一项目就下决定。
PV 22 vs M AstraPV 22 vs MH Platinum 3PV 22 vs EdgewoodPV 22 alternativesSetapak project comparisonPV 22 or nearby projectsPV 22 替代项目Setapak 项目比较
项目资料表
重点资料必须以文字和表格呈现，不只放在楼书图片里。
| Project Name | PV 22 |
|---|---|
| Location | Setapak, Kuala Lumpur |
| Developer | PV |
| Tenure | Leasehold |
| Completion Year | Q4 2028 |
| Price From | RM 373K- RM 1.2M |
| Built-up Range | 490-1300 sqft |
| Bedrooms | 1-3 |
| Maintenance Fee | RM0.4/psf |
| Total Units | 2082 |
| Nearest MRT / LRT | Verify nearest rail station and walking route before viewing. |
| Nearest Mall | Confirm nearest daily retail node before shortlisting. |
项目卖点
先快速了解项目强项，然后再看配套、户型和风险。
Setapak, Kuala Lumpur location
Leasehold tenure
Serviced Residence project
RM 373K- RM 1.2M
Built-up: 490-1300 sqft
Developer: PV
Entry budget
谁不适合买
May not suit buyers who need confirmed walking distance to rail transit.
May not suit buyers who need to move in immediately or inspect the exact completed unit.
May not suit buyers who only want freehold tenure.
May not suit families who prioritise school and park convenience above all else.
May not suit: Short-Term Flipper.
风险检查
确认最新配套、租金证据和成交资料前，先用这张表做初步判断。
| 供应风险 | Medium-High Traffic and actual travel time should be checked during weekday peak hour. |
|---|---|
| 出租竞争 | 6.1/10 demand score Verify with current PropertyGuru, iProperty and SPEEDHOME listings. |
| 退出策略 | Likely target audience: local own-stay families, upgraders or practical renters in the surrounding area. This website does not invent transaction prices. Ask Lewis to verify current Brickz, EdgeProp or NAPIC evidence before treating any figure as transaction-backed. |
| 入场价风险 | Price guide is a market reference collated from public new-launch listings. Confirm the latest nett price, package and availability with Lewis before booking. Confirm nett price, rebate and booking terms before paying. |
| 租客需求 | Estimate only. Confirm current furnished rent, vacancy buffer, maintenance fee and competing completed supply before booking. Updated: July 2026 · brochure completion reference: Q4 2028 |
为什么这个项目值得了解
用买家最在意的三个角度，先判断值不值得安排看房。
自住角度
68/100
Setapak should be checked by daily route, facilities, nearby retail and comfort for your household.
出租角度
74/100
RM 1,050 - RM 1,250 rent guide. Estimate only. Confirm current furnished rent, vacancy buffer, maintenance fee and competing completed supply before booking.
增值角度
72/100
Likely target audience: local own-stay families, upgraders or practical renters in the surrounding area.
选择你要 Lewis 帮你检查什么
用一个清楚的 WhatsApp 需求，回复会更快也更准确。
预订前先比较
用附近或相似项目做对比，避免只看单一项目就下决定。
M Astra
- 价格参考
- RM 340K- RM 578K
- 状态
- Under Construction
- 为什么比较
- Same area, useful for checking price, density, package and tenant audience.
MH Platinum 3
- 价格参考
- RM 325K- RM 500K
- 状态
- Under Construction
- 为什么比较
- Same area, useful for checking price, density, package and tenant audience.
Edgewood
- 价格参考
- RM 447K-RM 703K
- 状态
- Completed
- 为什么比较
- Same area, useful for checking price, density, package and tenant audience.
价格与户型参考
以下资料适合作为初步筛选。预订前请确认最新 nett 价格、回扣、配套和可选单位。
Layout range
1-3
Built-up range
490-1300 sqft
Price guide
RM 373K- RM 1.2M
Car park
Ask Lewis to confirm car park allocation
Availability
New launch package subject to developer update
Last checked
July 2026 · brochure completion reference: Q4 2028
3 种投资情景
用项目价格参考、租金参考和每月持有成本做压力测试。预订前一定要确认真实租金、贷款条件和最新配套。
| 情景 | 每月租金 | 毛租金回报 | 空置缓冲 | 每月持有成本 | 现金差额 | 代表什么意思 |
|---|---|---|---|---|---|---|
| 保守 | RM 1,050 | 3.4% | 2 months / year | RM 1,972 | -RM 922 | 压力测试情景。适合想预留更多空置、装修和出租竞争缓冲的买家。 |
| 平衡 | RM 1,150 | 3.7% | 1 month / year | RM 1,972 | -RM 822 | 基础规划情景。用来判断扣除正常空置缓冲后，项目是否仍然舒服。 |
| 理想 | RM 1,250 | 4.0% | 0.5 month / year | RM 1,972 | -RM 722 | 理想情景。只有在确认强出租证据和租客需求后才适合参考。 |
这是决策参考，不是保证回报。未包含个人税务、保险、特别维修费和未来利率变化。
预算与负担能力
Hidden cost guide
SPA / legal buffer
RM 3,730
Developer package may absorb part of this.
Stamp duty buffer
RM 11,190
Final amount depends on buyer profile and latest rules.
Loan agreement buffer
RM 1,865
Confirm with bank and lawyer before booking.
Renovation / move-in buffer
RM 9,325
Useful for curtains, lights, appliances and defects follow-up.
Monthly holding guide
Estimated instalment
RM 1,703
Maintenance guide
RM 172
Sinking fund guide
RM 17
Assessment / quit rent buffer
RM 80
Monthly Holding Cost
Quick guide only. Lewis can help check a more realistic bank package before you book.
Estimated instalment
RM 1,527
Maintenance guide
RM 172
Sinking fund guide
RM 17
Monthly holding guide
RM 1,836
Cash buffer guide
RM 54,085
Loan Snapshot
RM 1,530 / month
Estimate based on 90% loan, 35 years, 4.2% interest. Actual approval, rate, DSR and package depend on bank profile.
Indicative loan: RM 335,700
Income guide: Around RM 4,400 / month
图片、楼书平面图与布局
楼书核对过的 floor/layout plan 优先展示。清楚匹配的项目照片会用来加强视觉判断。
照片查看 Checklist
把照片当成看房顺序来看：外观第一印象、设施生活感、室内感觉、floor/layout plan 和周边环境。
外观 / 第一印象
先看 PV 22 的第一印象，是否容易被租客或未来买家接受。
向 Lewis 索取最新确认照片或视频。
设施 / 生活感
设施不要只看漂亮角度，要看泳池、健身房、大堂和 drop-off 是否真的实用。
向 Lewis 索取最新确认照片或视频。
示范单位 / 室内感觉
室内照片重点看空间效率、采光、装修预算，以及住起来或出租是否实际。
Floor / layout plan
这里 floor plan 和 layout plan 是同一个意思。重点看房间、实用面积、收纳、阳台和浪费空间。
向 Lewis 索取最新确认照片或视频。
地点 / 周边环境
看 Setapak 时，要把照片印象跟实际路线、交通、生活配套和附近供应一起比较。
Floor / layout plans
7 image(s)
Artist impressions
Request latest
Brochure media
Available
Floor / layout plan
PV 22 Type A
PV 22 layout Type A — confirm exact built-up and orientation with Lewis.
Floor / layout plan
PV 22 Type B
PV 22 layout Type B — confirm exact built-up and orientation with Lewis.
Floor / layout plan
PV 22 Type C
PV 22 layout Type C — confirm exact built-up and orientation with Lewis.
Floor / layout plan
PV 22 Type D
PV 22 layout Type D — confirm exact built-up and orientation with Lewis.
Floor / layout plan
PV 22 Type E
PV 22 layout Type E — confirm exact built-up and orientation with Lewis.
Floor / layout plan
PV 22 Type F
PV 22 layout Type F — confirm exact built-up and orientation with Lewis.
Floor / layout plan
PV 22 Type G
PV 22 layout Type G — confirm exact built-up and orientation with Lewis.
Brochure and media links
查看楼书索取 floor/layout plan
Request current layout options, size range, facing, floor level, and available unit stack.
地点判断
这些资料适合看房前做 checklist。实际路程和时间请以当天 Google Maps 或 Waze 为准。
Nearest MRT / LRT
Verify nearest rail station and walking route before viewing.
资料来源: Google Maps / MRT Corp check
Nearest mall
Confirm nearest daily retail node before shortlisting.
资料来源: Google Maps check
Nearest hospital
Check nearest hospital or medical centre if healthcare access matters.
资料来源: Google Maps check
Nearest university / school
Verify school, college or university access based on your tenant or family profile.
资料来源: Google Maps check
Nearest commercial hub
Setapak commercial and workplace demand should be checked before rental planning.
资料来源: Google Maps / area research
Travel time to KLCC
Check live weekday peak-hour route before viewing.
资料来源: Google Maps / Waze check
Travel time to TRX
Verify route to TRX if city-office tenant demand is part of the plan.
资料来源: Google Maps / Waze check
Travel time to Mid Valley
Use live maps to compare this route with your daily commute.
资料来源: Google Maps / Waze check
Site visit notes
What I like
Setapak, Kuala Lumpur location Leasehold tenure Serviced Residence project
What I don't like
May not suit buyers who need confirmed walking distance to rail transit.
Traffic condition
Check weekday morning and evening routes before booking because brochure distance does not show real travel time.
Accessibility
For Setapak, verify the actual route to rail, highways, malls, offices and daily needs before treating access as a strength.
Walkability
Confirm shade, crossing points, road width, safety and exact walking route during viewing.
Actual environment
Ask for current site, showroom, facility or surrounding photos and videos when available.
Viewing checklist
Check route timing for work, school, and family needs.
Compare layout, facing, floor level, and maintenance cost.
Review brochure facts before booking or submitting loan.
Ask for nearby competing supply before deciding.
Lewis 投资分析
结论、评分、租金预估、风险和替代项目集中在这里，页面第一眼不会太重。
Only consider if the price, package or personal use-case is unusually strong.
Suitable for
First-Time Buyer
Avoid if
Short-Term FlipperBuyer needing immediate move-inFreehold-only buyer
Risk
Medium-High
Holding Period
5-8 years
Confidence
6.8/10
Overall Score
6.6/10
Relative Value
Whether the entry price is justified by location quality, rental support, supply risk control and resale audience.
6.2/10
Location Score
Area strength, amenity depth, maturity and daily convenience.
6.8/10
Rental Demand
Tenant depth from jobs, lifestyle, education, medical, rail and city demand.
6.1/10
Accessibility
Rail, road, commute and practical access signals from public information and maps.
6.4/10
Future Growth
Infrastructure, commercial development, township maturity and growth catalysts.
6.6/10
Supply Risk Control
Higher score means healthier control against nearby competing supply.
7.2/10
Liquidity
Estimated resale audience depth and ability to exit later.
6.8/10
Score is a value-first Lewis framework using brochure facts, public map/infrastructure signals, rental-source checks, supply-risk control and market-source verification. A low price alone does not create a high score.
Lewis 怎样看这个评分
评分不是装饰。每个因素都对应预订前需要验证的重点。
| 因素 | 评分 | 为什么重要 | 下一步要验证 |
|---|---|---|---|
| Relative Value | 6.2/10 | Whether the entry price is justified by location quality, rental support, supply risk control and resale audience. | 把价格跟地点质量、租金支撑、供应风险和未来转售客群一起比较，不要只看便宜。 |
| Location Score | 6.8/10 | Area strength, amenity depth, maturity and daily convenience. | 检查日常路线、周边配套、道路连接和真实社区感觉。 |
| Rental Demand | 6.1/10 | Tenant depth from jobs, lifestyle, education, medical, rail and city demand. | 用 PropertyGuru、iProperty 和 SPEEDHOME 当前租盘对比，不要只看预估。 |
| Accessibility | 6.4/10 | Rail, road, commute and practical access signals from public information and maps. | 用 Google Maps 或 Waze 检查高峰时间，不只看楼书距离。 |
| Future Growth | 6.6/10 | Infrastructure, commercial development, township maturity and growth catalysts. | 检查 MRT Corp、DBKL、发展商规划和最新区域发展消息。 |
| Supply Risk Control | 7.2/10 | Higher score means healthier control against nearby competing supply. | 比较附近新盘、已完成供应、出租竞争和密度。 |
| Liquidity | 6.8/10 | Estimated resale audience depth and ability to exit later. | 检查 Brickz、EdgeProp 和相似二手供应，确认未来退出客群是否足够。 |
Expected rental
RM 1,050 - RM 1,250
Estimated yield
3.4% - 4.0%
Tenant profile
First-Time Buyer
Estimate only. Confirm current furnished rent, vacancy buffer, maintenance fee and competing completed supply before booking. Updated: July 2026 · brochure completion reference: Q4 2028.
Setapak, Kuala Lumpur location Leasehold tenure Serviced Residence project
Setapak, Kuala Lumpur location
Leasehold tenure
Serviced Residence project
RM 373K- RM 1.2M
Built-up: 490-1300 sqft
May not suit buyers who need confirmed walking distance to rail transit.
Traffic and actual travel time should be checked during weekday peak hour.
Final package, rebate, car park allocation and legal fee support can change without notice.
Rental estimate should be checked against current completed supply nearby.
Construction timeline and VP date should be reconfirmed with the developer.
Leasehold tenure and remaining lease details should be checked before booking.
May not suit buyers who need confirmed walking distance to rail transit.
May not suit buyers who need to move in immediately or inspect the exact completed unit.
May not suit buyers who only want freehold tenure.
May not suit families who prioritise school and park convenience above all else.
Exit Strategy
Likely target audience: local own-stay families, upgraders or practical renters in the surrounding area.
Before booking, compare entry price against nearby completed projects so the resale gap is clear.
For rental planning, check realistic furnished rental, maintenance fee and vacancy buffer instead of only gross yield.
Risk Notes
Traffic and actual travel time should be checked during weekday peak hour.
Final package, rebate, car park allocation and legal fee support can change without notice.
Rental estimate should be checked against current completed supply nearby.
Construction timeline and VP date should be reconfirmed with the developer.
Leasehold tenure and remaining lease details should be checked before booking.
Best Units To Ask First
Ask first for 1-3 room layouts with efficient usable space.
For rental, compare smallest practical layout against maintenance fee and furnishing budget.
For own stay, prioritise quieter facing, parking convenience and future family needs over the cheapest unit only.
Unit Stack / Facing Guide
Ask for available stack, floor level, facing, afternoon sun exposure and nearby road/noise direction.
For Setapak, compare convenience against privacy, view and traffic movement before choosing a unit.
Shortlist at least two layouts so you have a backup if the preferred stack is taken.
Questions Before Booking
What is the latest nett price and package for PV 22?
Is the rebate confirmed in writing and until when is it valid?
Which unit stacks, floor levels and facings are still available?
What are the layout types and exact built-up sizes?
How many car parks are included and where are they located?
What is the estimated maintenance fee and sinking fund?
Related Buyer Guides
Freehold vs leasehold
Booking checklist
First investment guide
Loan comfort guide
New launch vs subsale
继续研究这个项目
这些内部链接会把你带去下一步：区域逻辑、预算工具、项目比较、买家指南和视频。
先看区域逻辑
不要只看楼书，先了解区域需求、交通、供应和生活配套。
检查预算和回报
用计算器和 best-of 页面测试月供、租金回报和买家适配度。
比较替代项目
预订或看房前，把相似项目放在一起比较。
继续阅读或观看
用买家指南、视频和 checklist 把问题问得更清楚。
Freehold vs leaseholdRead this buyer guide before asking for the latest package.Booking checklistRead this buyer guide before asking for the latest package.First investment guideRead this buyer guide before asking for the latest package.Loan comfort guideRead this buyer guide before asking for the latest package.
FAQ 与咨询
常见买家问题、相关项目和简短表格，方便你进入下一步。
Quick answers
这个项目的快速答案。
给买家和 AI 搜索看的简短直接答案。
Is PV 22 suitable for own stay?
PV 22 can suit own-stay buyers comparing Setapak because it offers serviced residence options RM 373K- RM 1.2M, with leasehold tenure and layouts around 490-1300 sqft.
Is PV 22 suitable for investment?
For investment, compare PV 22 against nearby completed rental supply, realistic furnishing cost, maintenance fee and tenant demand before booking.
What should I ask before booking PV 22?
Ask for latest nett price, rebate, package validity, available unit stack, car park allocation, maintenance estimate, floor plan and loan comfort check.
Who can help compare PV 22?
Lewis Chong, REN 69566 under IQI Global, can help compare latest package, floor plan, loan comfort, rental logic and alternatives.
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Video Summary
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Buyer questions
The current market reference lists PV as the developer. PV 22 is in Setapak, Kuala Lumpur with completion reference Q4 2028.
索取价格表、户型图与租金回报
留下资料，Lewis 会通过 WhatsApp 发你最新价格表、户型图和租金回报分析。通常 15 分钟内回复（9am–9pm）。
Prefer to chat directly?
WhatsApp 咨询项目决策 Checklist
发送一个简短需求，Lewis 可以回复你预订前需要确认的重点。
预算与月供舒适度
户型、朝向和可选楼层
租金预估与租客需求
风险重点和替代项目
Decision check
预订前要 Lewis 帮你检查这个项目吗？
发送预算、买房用途、想看的户型和时间线，Lewis 可以帮你比较最新配套、floor/layout plan、租金逻辑、风险和替代项目。
发送
预算
发送
买房用途
发送
想看的户型
发送
时间线
相关项目
预订前一起比较价格、地点、风险和出租逻辑。
Same area, useful for checking price, density, package and tenant audience.
Kuala Lumpur
MH Platinum 3
RM 325K- RM 500K
Under ConstructionFreeholdRM700k 以下Updated
Long-term holdingEntry budget
Same area, useful for checking price, density, package and tenant audience.
Same area, useful for checking price, density, package and tenant audience.
需要 Lewis 帮你判断这个项目适不适合？
发送预算、买房用途和想看的户型，Lewis 可以比较最新配套、平面图、租金逻辑、风险和替代项目。