KLCC, Bukit Bintang and TRX on Our Listings: Where Starting psf Sits
Adrian Wong
Registered Negotiator · REN74052
Photo: Vyacheslav Argenberg / Wikimedia Commons, CC BY 4.0
Eleven residential projects on our site sit in the KLCC, Bukit Bintang and TRX area and carry a published starting price per square foot (psf). Those starting figures run from RM1,200 to RM2,530, a gap of about 2.1 times inside one small corner of Kuala Lumpur. A single "KLCC price" hides that spread.
Every figure below is from our own listing data, and each one is a "from" figure, meaning the starting psf of the project rather than an average. These are developer-side starting numbers, not transacted prices, so confirm the current price list and recent subsale transactions before you act.
The eleven projects side by side
| Project | Tenure | Completion year | Starting psf (RM) |
|---|---|---|---|
| 18 Madge Uthant | Freehold | 2020 | 1,200 |
| AT6 Residensi @ Ampang Tengah | Freehold | 2021 | 1,224 |
| Platinum Face Suite 2 KLCC | Freehold | Not listed | 1,349 |
| Times Square 2 Residences | Freehold | 2027 | 1,410 |
| Aria Luxury Residence @ KLCC | Freehold | 2019 | 1,500 |
| Quill Residences KLCC | Freehold | 2023 | 1,502 |
| Eaton Residences by Sutera @ KLCC | Leasehold | 2022 | 1,600 |
| Dawn KLCC | Freehold | 2028 | 1,700 |
| TRX Residences | Freehold | 2024 | 2,200 |
| PSQ Pavilion Square | Leasehold | 2029 | 2,400 |
| CloutHaus KLCC | Freehold | 2029 | 2,530 |
The median starting psf is RM1,502, which is Quill Residences KLCC. Five of the eleven start at RM1,500 or below, and three start above RM2,000.
Three pricing tiers
- RM1,200 to RM1,410 psf: 18 Madge Uthant, AT6 Residensi @ Ampang Tengah, Platinum Face Suite 2 KLCC and Times Square 2 Residences. All four are freehold.
- RM1,500 to RM1,700 psf: Aria Luxury Residence @ KLCC, Quill Residences KLCC, Eaton Residences by Sutera @ KLCC and Dawn KLCC. Eaton is the only leasehold project in this group.
- RM2,200 to RM2,530 psf: TRX Residences, PSQ Pavilion Square and CloutHaus KLCC. PSQ is leasehold and the other two are freehold.
An IQI Global blog post on KLCC investment gives indicative bands of RM1,000 to RM1,400 psf for older luxury condos, RM1,500 to RM2,200 for newer premium condos, and RM2,500 to RM4,000 and above for branded residences. It is an agent's marketing blog, so treat it as a rough guide. Our first two tiers sit roughly within the older-luxury and newer-premium bands, and our top tier straddles the premium and branded bands. Our figures are starting prices, not averages.
Tenure does not explain the gap
The obvious guess is that leasehold sells cheaper. Our data does not show it. Eaton Residences is leasehold with a 2022 completion year and starts at RM1,600, which is RM98 psf (about 6.5%) above freehold Quill Residences at RM1,502. PSQ Pavilion Square is leasehold and starts at RM2,400, above freehold TRX Residences at RM2,200 and freehold Dawn KLCC at RM1,700. With only two leasehold projects in the sample, we cannot say what drives the gap, but tenure alone does not explain it. Tenure will still matter when you sell, because a lease shortens every year, but in these two cases the starting prices show no leasehold discount.
What psf does to the ticket size
Low psf here can come with a big cheque. 18 Madge Uthant starts at RM2,590,000 and RM1,200 psf, and AT6 starts at RM3,573,000 and RM1,224 psf. If the starting price and starting psf describe the same unit, which our data does not confirm, that works out to roughly 2,158 sq ft and 2,919 sq ft (our own estimate, price divided by psf). At the other end, Dawn KLCC starts at RM500,000 and RM1,700 psf, Times Square 2 Residences at RM591,000 and RM1,410 psf, and CloutHaus KLCC at RM1,500,000 and RM2,530 psf. On the same assumption those are about 294, 419 and 593 sq ft.
To see what the range means in money, take a hypothetical 1,000 sq ft unit. At RM1,200 psf it costs RM1,200,000, and at RM2,530 psf it costs RM2,530,000, a difference of RM1,330,000 for the same floor area. That is simple arithmetic, not an actual unit on offer.
Completion year changes what you are comparing
Four projects list a completion year of 2027 or later: Times Square 2 Residences (2027), Dawn KLCC (2028), PSQ Pavilion Square (2029) and CloutHaus KLCC (2029). Platinum Face Suite 2 KLCC has no year in our data, and the other six list years between 2019 and 2024. Two of the three highest starting psf figures, PSQ and CloutHaus, belong to 2029 projects, so you would be paying a premium psf and then waiting until about 2029 for vacant possession, assuming the listed year holds. TRX Residences, with a 2024 year, shows that a premium psf is not only a new launch story.
How I would use these numbers
I would pick a budget and a minimum unit size first, then compare projects only inside the same tier. A RM1,200 psf project and a RM2,530 psf project are not competing for the same buyer. For anything that has completed, I would ask for recent transacted psf in the same building, because starting prices can sit well away from what units actually change hands for. For anything with a later completion year, I would ask the developer for the current price list and the payment schedule, and I would confirm tenure and lease details with my lawyer.