Because the 10-year cycle is the result of economic debt cycle fundamentals. Ray Dalio made a very succinct 30mins youtube video on this
https://www.youtube.com/watch?v=PHe0bXAIuk0

don't need to agree, as the property value will speak for itself.

World trends:

1. close to amenities, like MRT, malls, financial centres, any services to make life easier
2. close to education centres, like universities, colleges, international schools. Rich student's parents can rent or even buy for their kids.
3. close to industrial areas, prefably high tech industries. High tech workers can afford high rents or even buy at high prices.
4. Close to touristy areas, like beaches, mountains, etc. Airbnb is inflating property prices, and some property is snapped by by foreigners as second homes.

Don't think there's anything to argue, the property price that has been transacted itself is the best argument. The nodes you mention are all the features that make up the property value.

Which node is or is not important changes with the circumstances, it's very hard to predict. Actually, I would just call it the expectation price. Is it over expectations? Or under-expectations? For example, Seremban 2 property has been hot for these years due to the expectation of the HSR, but now that the project is left hanging, is the price overvalued or undervalued? Can the price sustain down the years is anyone's guess.

what's your view on the recently completed Trinity Aquata? will have lelong soon?

Property developers made a wrong judgment, they think many people in the middle class. Turns out alot are actually B40 people and cannot afford 300k housing also

One of the weirdest asset class is the soho unit. These units priced between 100k - 200k. Most Malaysians will not buy these units for their residential purpose because of their size (and doesn't make sense if buy solely for an office). Many foreigners wanted to buy (especially single expatriates or those who come without family) but are shut out due to the RM 1 mil requirement. Ends up most are Malaysian investors buying for AirBNB, but nowadays such businesses are tanking also. That's why many of the soho units are left unsold.

I'm not sure whether they also lump this asset class into the below 500k list, but sure it will distort the overall picture. The govt must come up with more sensible rules like relaxing the quantum requirement for foreigners. At least for those foreigners working and staying in Malaysia, permit them to buy one residential unit without the RM 1 mil requirement.

those studio units overhang can only be solved by opening sales to foreigners. If you think about it, which malaysian, who usually have a family, would buy a studio? usually those who buy are using it as rental/airbnb investment only

which development showroom?

huh? something big happened there?