Are TODs Really Foolproof Investments? A Reality Check from Klang Valley

Marcus Liew
Apr 28
3 min read

In recent years, Transit-Oriented Developments (TODs) have become a hot topic in Klang Valley’s property scene. With land scarcity and growing urban populations, these high-density, transit-friendly projects are seen as a smart solution to reduce traffic congestion and boost urban mobility.

With the upcoming MRT3 Circle Line expected to complete the Klang Valley Integrated Transit System within the next decade, TODs are widely perceived as “future-proof” investments. But is that always the case?

The EdgeProp research team dug into the transaction price trends of six TOD projects, completed between 2017 and 2022, to uncover the truth behind the hype—and the results might surprise you.

First, What Exactly Is a TOD?

A Transit-Oriented Development (TOD) typically refers to a (usually high-rise) residential property built within 400–500 metres of a public transit station—mostly MRT or LRT.

Many TODs are part of mixed-use developments offering not just homes but also retail outlets, offices, and lifestyle amenities. Even some standalone high-rises that provide direct pedestrian access to nearby stations are considered TODs.

The Standouts: Two TODs That Show Continuous Growth

1. Far East Kuchai Lama

Completion: 2021
Distance to MRT: 30m from Kuchai Lama MRT2
Type: Leasehold serviced apartment
Median Price (2024): RM761.5 psf (+2.04% y-o-y)

This project by Far East Kuchai Development Sdn Bhd comprises 226 units across two 36-storey towers. With strong connectivity and steady demand, it has shown two consecutive years of appreciation, with unit values reaching RM500,000.

2. Parkland Residence, Cheras

Completion: 2014
Distance to MRT: 110m from Batu 11 Cheras MRT
Type: Mixed development
Median Price (2024): RM596.7 psf (+4.6% y-o-y)

Despite a flat year in 2023, Parkland Residence rebounded with solid growth in 2024. With 714 units and direct access to public transit, it remains one of the more resilient TOD investments in the region.

The Others: Price Trends That Fluctuate

Not all TODs tell the same success story. While some have appreciated over time, others have experienced price stagnation or even depreciation, despite their transit proximity.

3. One Cochrane, Cheras

Completion: 2023
Distance to MRT: 300m from Cochrane MRT
Median Price (2024): RM937.2 psf (-11.7% y-o-y)

Despite being near IKEA Cheras and other amenities, One Cochrane saw a sharp price drop in its second year post-completion. It suggests that even prime location near a transit hub isn't a guaranteed growth driver.

4. Aster Residence, Taman Connaught

Completion: 2021
Distance to MRT: 300m from Taman Connaught MRT
Median Price (2024): RM672.8 psf (+1.91% y-o-y)

After a small dip in 2023, prices began to recover. However, growth has been modest, and the units, initially priced from RM362,000, are inching up rather than surging.

5. EkoCheras

Completion: 2017
Distance to MRT: 300m from Taman Mutiara MRT
Median Price (2023): RM679 psf (+1.19% y-o-y)

Launched at RM700–750 psf, this project has seen its prices dip below launch levels, despite a slight rebound in recent years. This highlights how supply glut and market sentiment can impact even well-located TODs.

6. KL Gateway Residences, Bangsar

Completion: 2017
Distance to LRT: 200m from Universiti LRT
Median Price (2023): RM856.5 psf (+17.3% y-o-y)

After three years of decline, KL Gateway made a strong comeback in 2023. But overall, its price performance has been inconsistent, and compared to its RM600–900 psf launch price, growth has been relatively flat.

Final Thoughts: Are TODs Truly Foolproof?

The data makes one thing clear: Not all TODs are created equal.

While some transit-linked properties have delivered steady returns, others struggle due to factors like over-supply, high launch prices, or limited differentiation. Proximity to a train station alone doesn’t guarantee price appreciation.

So if you're considering investing in a TOD, make sure to look beyond just the MRT map. Evaluate:

Developer reputation
Launch pricing vs surrounding market
Facilities and layout
Supply in the immediate area

Because when it comes to property, even a “sure thing” like a TOD deserves a second look.