If you don’t have the expertise to renovate or flip houses but want exposure to Klang Valley properties with a 6–12 month investment horizon, Urby is a platform worth considering.
Enter Urby, a fractional real estate investment platform that’s changing the way Malaysians invest in property.
This review provides an in-depth look at Urby Malaysia, its key features, benefits, and considerations for potential investors.
Disclaimer: This article is for informational purposes only and should not be considered financial advice. Before making any investment decisions, conduct your own research, assess your risk tolerance, and consult a licensed financial advisor if needed.
What is Urby Malaysia?
Urby is a fractional real estate investment platform that allows investors to purchase property-specific Profit-Share Contracts (PSC), referred to as shares.
These shares are directly backed by landed residential properties in the Klang Valley, enabling investors to gain exposure to the property market without the burdens of traditional homeownership.
Urby was founded with a dual mission:
- To encourage investments that revitalize and rejuvenate communities.
- To promote sustainability by upcycling old homes and contributing to environmental and social impact.
Urby has also been selected as one of 6 participants for the Securities Commission Malaysia’s (SC) inaugural Regulatory Sandbox.
This will not affect any user funds or existing investments on Urby, which will remain secure and upheld throughout the sandbox period. Being part of the sandbox means that Urby users will benefit from:
- SC oversight to ensure investor protection
- Increase in property drops, user registration, and Exchange activity as they grow the platform
Key Features of Urby Malaysia
- Low Entry Barrier – Start investing with as little as RM10.
- No Mortgage Required – No need for loans or property maintenance responsibilities.
- Data-Driven Property Selection – Properties are chosen using UrbanMetry’s data analytics.
- Flexible Exits – Investors can sell their shares on the secondary market.
Types of Properties Listed on Urby
Urby features high-quality, well-established landed freehold sub-sale properties. The platform utilizes two distinct investment models:
1. Co-Owned Homes
These are houses purchased jointly with aspiring homeowners, where the homeowner lives in, maintains, and manages the property.
Investors benefit from the property’s long-term capital appreciation.
The holding period is typically 5 to 10 years, and estimated returns are generally more than 6% annualized, anchored by a buyback mechanism.
As of 14th December 2025, Urby has 7 Co-Owned properties listed, which are Duke Conor (Seapark), 11 Haus (Kampung Tunku), ∞ Maison (USJ 2), Rumah Santosha (Seksyen 17), Bethel House (Taman Paramount), Tabur House (Taman Melawati) and Blue Castle (Kelana Jaya)!
2. FastTrack Homes
These properties are fully acquired by Urby’s listing partner, UrbanWave, renovated to modern standards, and then matched with a future homeowner.
These homes are fully managed by UrbanWave from acquisition through renovation to sale. FastTrack homes aim to restore neglected properties (rumah busuk) in mature Klang Valley neighborhoods.
The expected holding period is significantly shorter, typically 6 to 12 months.
As of 28th December 2025, Urby has 9 FastTrack properties listed, which are:
- Sora Loft (Kuchai Lama)
- Twinkle Terrace (SS2)
- Kemboja House (Seksyen 17)
- Studio Rukun (Kuchai Lama)
- Ketupat House (Kelana Jaya)
- Gable House (Gasing Indah)
- Aloha House (SS17)
- Shanghai House (Taman Shanghai)
- Luna House (Desa Jaya Kepong)
- Bingka House (SS2)
Key differences between FastTrack and Co-owned properties
| Aspect | FastTrack | Co-owned |
| Returns | Project dependent | > 6% annualised (anchored by buyback) |
| Holding Period | 6 -12 Months | 5 – 10 Years |
| Exit Mechanic | Share of proceeds when the property sells | Share of proceeds when property sells or homeowner buys back stake |
| Ownership % | 100% | Minority (< 50%) |
| Lister Scope | Acquire, design, renovate, sell | Finance acquisition |
| Reno Management | Listing partner manages all costs and contractors | Renovation is homeowner led |
How Does Urby Work?
The investment structure centers around the Profit-Share Contract, which represents a monetary interest backed by a specific property. The current lister of properties on Urby is UrbanWave (Urb Wave Sdn Bhd), which acquires and co-owns properties with homeowners.
1. Sourcing and Vetting
The listing partner, currently UrbanWave, uses a proprietary AI model called Nowcast to guide property selection by evaluating factors like geographical data, accessibility to key points of interest (schools, hospitals, train stations), flood risk, and market trends.
2. Investment
Investors buy PSCs (shares). A PSC is generally issued at RM10, with the total number of PSCs determined by the estimated capital required for the upcycling project, including renovation costs and transaction fees.
3. Profit Realization
Earnings are tracked based on the change in the value of the shares relative to the investor’s average purchase price. Profits can be realized in a few ways:
- Selling shares on the Secondary Market at a higher price, through homeowner buybacks (for Co-owned homes)
- When the property is sold
4. Portfolio Valuation
Your Total Portfolio Value reflects the combined current market value of all property shares you hold. Importantly, this value is based on the latest sales price of shares in the secondary market, which reflects real-time pricing and investor sentiment, rather than the property’s actual market value.
How to Invest in Urby
To begin investing, users must download the Urby app.
1. Sign-Up and Funding
Signing up requires providing basic personal information, completing the eKYC process, and verifying identity. Funds are deposited via bank transfer from a Malaysian bank account registered under the user’s name.
The maximum deposit limit is RM100,000, with a RM30,000 transaction limit and a RM50,000 daily limit.
2. Purchasing Shares
Shares can be acquired through two main avenues:
New Drop (Primary Market): Direct purchase from Urby’s listing partners on a first-come, first-served basis. The share price escalates monthly to reflect the capital cost of holding the PSCs and reduced uncertainty as the redemption date nears.
Exchange (Secondary Market): Buying shares listed for sale by other investors on the platform. Prices here are influenced by market dynamics like supply and demand.
3. Pre-Orders
Users can reserve shares for upcoming listings, locking funds in their available balance to secure allocation upon launch.
4. Selling Shares
Investors can sell their property shares whenever they wish on the secondary market.
Pros of Investing with Urby Malaysia
1. Accessible Entry into Property Investment – Urby allows investors to gain exposure to landed, freehold residential properties with a low minimum investment starting from RM10.
2. No Property Management Hassles – Investors are not responsible for mortgage payments, renovations, maintenance, taxes, or day-to-day property management.
3. Direct Exposure to Specific Properties – Unlike REITs, which offer pooled exposure, Urby lets you invest directly in individual landed residential properties.
4. Potential Financial Returns – Returns may come from property price appreciation or by selling shares in the secondary marketplace, subject to market demand.
5. Early Access to a New Asset Class – Fractional property investing through PSCs is still a relatively new asset class in Malaysia. Early investors may benefit from more attractive pricing, including discounted share prices during sales or promotional periods.
6. Insights from Property Experts – Investors receive updates and insights on the property landscape directly from the Urby team, who have hands-on expertise in property selection, renovation, and market trends.
7. Positive Community and Sustainability Impact – Investments contribute to revitalizing older homes and neighborhoods through sustainable home upcycling.
8. Transparency in Property Information – Urby provides clear details on land titles, pricing, renovation scope, and investment terms, helping investors make informed decisions.
9. Flexible Diversification – There are no restrictions on the number of properties you can invest in, allowing you to spread your capital across multiple homes.
Cons of Investing with Urby Malaysia
1. Non-Regulated Status – Urby is not currently regulated by the Malaysian Government, although it is participating in the SC regulatory sandbox.
2. Limited Rights as an Investor – Investors do not have the right to live in, rent out, or make decisions about the property.
3. Investment Risks – Risks include property market demand, PSC price volatility, liquidity concerns, and potential homeowner default.
4. No Guaranteed Returns – Property values fluctuate, and investment returns are not assured.
5. Liquidity and Exit Challenges – Selling shares depends on market demand in the secondary marketplace.
6. Limited Property Availability – As of December 14, 2025, only twelve properties are available across the FastTrack and Co-Owned categories. Compared to traditional real estate crowdfunding platforms or REITs, the selection is quite limited.
7. Lack of Filtering and Confusing App Design – The app currently lacks filtering options, making it difficult to identify properties based on availability or price.
8. Portfolio Visibility Could Be Improved – Instead of displaying only the total balance on the homepage, it would be more helpful to show total portfolio value—similar to most investment apps—to give investors a clearer snapshot of their overall performance.
Fees and Charges
1. Transaction Fees – 2.5% fee when purchasing property shares via the Daily Drop feature.
2. Revenue Model – Urby currently earns revenue from new property listings.
3. Withdrawal Fees – No fees for withdrawals, but standard bank charges may apply.
Personal Experience Using Urby
1. A New Player in the Market
Urby is powered by UrbanMetry, an AI-driven city and property data company founded in 2014. Unlike traditional real estate investment platforms, Urby doesn’t have strong backing from major property developers or well-known real estate figures.
It also hasn’t been widely featured in mainstream financial news, which made me a bit cautious at first.
2. User-Friendly and Intuitive App Design
The Urby app is designed with simplicity in mind, making it easy to navigate and place orders to buy shares without hassle.
Unlike many stockbroker apps that can feel cluttered with charts and market data, Urby keeps distractions to a minimum, offering a clean and straightforward interface.
Additionally, if any issues arise, users can conveniently reach out to their customer support via WhatsApp for quick assistance.
3. Free RM20 Sign-Up Bonus
New users can claim a RM20 bonus after completing four simple onboarding tasks.
It’s a nice incentive to explore the platform, but considering the investment amounts required, this is more of a small perk than a game-changer.
4. Topping Up My Account
Depositing funds into Urby requires a DuitNow transfer, which felt slightly less secure compared to FPX, the method I’m more familiar with.
It took about 2 minutes for my money to reflect in my Urby account—not a major issue, but something to keep in mind for those who expect instant transfers.
5. Not Approved by the Securities Commission Malaysia (SC)
One of my main concerns was that Urby isn’t officially approved by the SC.
However, Urby was recently accepted into Securities Commission Malaysia’s (SC) inaugural regulatory sandbox to pioneer advancements for alternative real estate investments, while maintaining transparency and safeguarding investors’ interests.
Read the announcement here!
Find out more about the sandbox here!
The Urby representatives also assured me that they voluntarily follow SC guidelines, especially in protecting investors’ funds through a trustee. They’ve also implemented SC’s anti-money laundering and counter-terrorism financing (AML/CTF) policies, including a Know Your Customer (KYC) process.
While this is reassuring, I still think full SC approval would boost confidence among investors.
6. Highly Specific Type of Investment
Urby focuses solely on landed, freehold properties in Klang Valley, which limits diversification.
Since this is a unique type of real estate investment, investors are entirely dependent on the Urby app—there’s no option to transfer shares to another platform or secondary market.
This means liquidity could be a challenge.
7. Limited Listings on the Platform
As of December 14, 2025, only 12 properties are available across Urby’s FastTrack and Co-Owned property types. It’s also difficult to gauge availability, as the app does not clearly show how many properties are open for investors to buy (I had to count them manually).
Compared to traditional real estate crowdfunding platforms or REITs, the range of choices is quite limited.
I hope Urby expands its listings in the future to make it a more attractive investment option.
8. Straightforward and Hassle-Free Exit Experience
One thing I genuinely liked was how seamless the exit process was when a property was sold.
I personally bought 5 shares of Ketupat House on February 19, 2025, at RM10.54 per share. After the Urby team renovated and successfully sold the house, a redemption amount of RM55.85 was credited to my account on June 6, 2025.
In total, I made a profit of RM3.15. The best part is that I didn’t have to do anything at all. No paperwork, no follow-ups, no involvement in the sale process—the Urby team handled everything from renovation to sale and payout, making the experience truly hands-off.
As of 14 December 2025, Urby has successfully flipped 2 properties, with returns calculated from the first listed share price to the final redemption price:
- Gable House (Gasing Indah) delivered a +11.2% return
- Ketupat House (SS5) achieved a +17.6% return
Who Should Consider Investing in Urby Malaysia?
Urby is suitable for individuals seeking exposure to the residential real estate market without the burden of physical property management. It is particularly appealing to:
1. Socially Conscious Investors: Those who want their investments to contribute positively to community revitalization and support sustainability through upcycling neglected houses.
2. Investors Seeking Defined Time Horizons: Investors can choose between the FastTrack model for quicker returns (6–12 months) or the Co-owned model for longer-term investment (5–10 years).
3. Individuals Seeking Fractional Exposure: Since shares start at low prices (generally RM10), it allows for easy portfolio diversification across multiple properties.
Conclusion: Is Urby Malaysia Worth It?
Urby presents an innovative approach to fractional property investment in Malaysia, leveraging Profit-Share Contracts to connect investors with landed property assets while focusing on community impact and urban rejuvenation.
By operating in models like FastTrack (quick returns) and Co-owned (long-term appreciation), and prioritizing security through a regulated Trustee, Urby makes real estate investment accessible and relatively hassle-free.
However, as with all investments, investors must acknowledge the inherent market risks and the fact that returns are not guaranteed.
