This article first appeared in City & Country, The Edge Malaysia Weekly on June 16, 2025 - June 22, 2025

Mah Sing Group Bhd (KL:MAHSING) unveiled its master plan for its largest township, called M Legasi, in the central region on June 14 in conjunction with the soft-opening of the sales gallery. The company acquired the 500-acre freehold land, located in Semenyih, Selangor, in 2023 from S P Setia Bhd (KL:SPSETIA) for RM392.04 million.

Mah Sing CEO of property subsidiaries Yeoh Chee Beng tells City & Country in an exclusive interview at Wisma Mah Sing in Kuala Lumpur: “We had just completed our township in Rawang at that time and we were actively looking for land banks to develop another township. We believe landed developments in a township are always in demand.

“We wanted to find the right place for building a sustainable township. So, when the opportunity came about, we looked at the location, the type of product and the price and we felt everything was right. That’s really how it all started.”

Two years after the acquisition, Mah Sing is ready to talk about its plans for the township. To be developed in eight to 10 years, M Legasi has a gross development value (GDV) of RM3.3 billion and comprises three precincts of residential components, a 19-acre commercial component called Legasi Walk and 50 acres of green spaces.

The three residential precincts are named Impira (110 acres), Adiya (93 acres) and Embun (297 acres). The precincts will be introduced gradually. Mah Sing launched Phase 1A (102 units) and Phase 1B (228 units) of the Impira precinct in April and May respectively. They have achieved a take-up rate of more than 80%.

The first phase of Impira, which has a GDV of RM238 million, will have 330 units in total. The houses will have a land size of 20ft by 60ft, 20ft by 65 ft and 20ft by 70ft, and built-ups will range between 1,555 and 1,759 sq ft. Prices will start from RM635,000.

The third and fourth phases of Impira will be launched later this year. In total, this precinct will have 1,125 landed residential units as well as 750 Rumah Selangorku units.

The Rumah SelangorKu development, which has a GDV of RM157.8 million, will have built-up sizes of 750 sq ft (375 units) and 900 sq ft (375 units).

The Impira precinct will have two parks, a mini football field, outdoor gyms, a badminton court, pickleball court, sepak takraw court, bike ’n’ go pit stop, kickabout lawn and parcourse.

Yeoh says Mah Sing will introduce the products in Adiya and Embun over the next two years.

“As we progress to the next phases, we’ll be expanding the space. Corner units will gain an additional two feet, and the façade will be redesigned to add visual interest. Along the way, we’ll also refine the product specifications.”

All in all, M Legasi is designed as an affordable, entry-level homeownership opportunity under Mah Sing’s M Series. Its target market includes those in the M40 bracket, first-time homebuyers, young families and young couples. It also caters for those who are working and/or living in nearby areas such as Semenyih, Putrajaya, Sepang, Kajang and Cheras.

“As we enter the Semenyih market, we recognise that many people aspire to own property but are priced out by higher-end offerings. That’s why we are introducing affordable homes under our M Series. Beyond just competitive pricing, we aim to deliver real value by focusing on quality landscaping, enhanced security, and thoughtfully integrated commercial elements,” says Yeoh.

As the commercial component serves as the heartbeat of M Legasi, multiple initiatives are being implemented to ensure easy access, says Yeoh. To enhance connectivity and walkability, the township will feature bicycle lanes and pedestrian pathways linking residential areas to the commercial area.

“Commercial components play a vital role in a township. It loses meaning if residents have to drive out just to access basic amenities,” Yeoh explains. “Our goal is to design a commercial precinct within a 1km radius of the homes — just a 15-minute walk from anywhere within the township.”

Instead of encouraging car use, M Legasi promotes alternative mobility options such as electric scooters and bicycles. Dedicated cycling lanes, pedestrian walkways and meandering paths will offer a safer and more engaging journey to the hub.

A traffic impact study has also been conducted. To support smoother flow, the main road will be widened to 100ft and a 66ft ring road will be upgraded to ensure efficient circulation.

The commercial component is also designed to serve neighbouring communities. “We believe a sustainable commercial precinct must cater not only to our residents but also to nearby townships,” Yeoh adds. “With broader demand comes long-term viability for businesses.”

For now, the developer is working on developing the 5.3-acre Communal Hub, which is part of the 19-acre Legasi Walk. The hub will feature a retail courtyard, al fresco dining options and drive-through outlets for added convenience. 

Yeoh says its leasing team is currently focused on attracting food and beverage brands, grocers, service providers and convenience stores.

The landscaping will be both aesthetic and functional. For example, a planned waterway will double as a recreational feature and a retention pond.

M Legasi is easily accessible via major highways, including the PLUS Expressway, Cheras-Kajang Expressway, Sungai Besi-Ulu Kelang Expressway, Kajang-Seremban Highway and East Klang Valley Expressway.

Mah Sing is gearing up for a busy second half of 2025, with multiple project launches and handovers on the horizon. Mah Sing’s upcoming launches in the central region include the RM600 million M Aurora in Old Klang Road and RM283 million M Aria in Sentul in the third and fourth quarters respectively. In Johor, the projects are the RM1.5 billion M Grand Minori, RM1.45 billion M Tiara II and RM463 million landed development Tiara Hills. Mah Sing will also launch the RM309 million M Zenni in 4Q2025. All upcoming projects in Johor and Penang are targeted for launch in 4Q2025. Meanwhile, handovers are scheduled for the first phase of the landed developments M Senyum in Salak Tinggi and M Panora in Rawang. Both projects are expected to be handed over in 3Q2025.

At the same time, the company is acquiring new land for future developments. “We want to leverage our experience in building townships,” says Yeoh. “Our strategy focuses on medium or smaller-sized townships. We don’t stay locked into massive developments spanning more than 1,000 acres. Instead, we complete one township — usually within a decade — and then move on to the next.”

This agile, phased approach allows Mah Sing to remain responsive to market demand while maintaining development efficiency.

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