Kuala Lumpur property
40 Kuala Lumpur developments verified here, project by project. 13 are documented freehold, 13 leasehold, 14 have no tenure anyone has published — and a non-citizen needs RM1,000,000 per unit plus Land Working Committee consent before any of them are available.
What you need to know about buying in Kuala Lumpur
Short version, in the order the rules actually bite.
- Projects verified on this page
- 39every one has a live project page
- Freehold, documented
- 16developer material or statutory permit disclosure
- Leasehold
- 13residue shown on the project page where it is published
- Tenure not established
- 10nobody has published one — get a land search
- Minimum price for a non-citizen
- RM1,000,000per unit, on the transaction, not on the project
- Consent authority
- KL Land Working Committeesection 433B NLC, filed through the FT Land and Mines Office
- Published price range
- RM230,000 – RM8,780,00018 of 39 publish a price at all
- KL supply, NAPIC 1Q2026
- 3,733 overhangplus 4,181 unsold completed serviced apartments
Kuala Lumpur is not a state. It is a Federal Territory, so the land rules you meet here are administered federally, and the office you file with is different from the one you would file with in Selangor or Johor. That single fact changes the price floor, the consent authority and the timeline. Everything below follows from it.
Every Kuala Lumpur project on this site, by area
Grouped by where they actually are, not by how they are marketed. The first value on each row is the tenure or product type; the rest is what the developer or the permit publishes. Click through for the full statutory panel on each one.
Six Kuala Lumpur projects worth looking at first · 6 of 39
FreeholdAscott Star @ KLCC
LeaseholdEaton Residences @ KLCC
LeaseholdDivine KLCC
FreeholdSunway Cochrane
FreeholdPapyrus @ North Kiara
LeaseholdThe Vividz @ Bukit Jalil
KLCC and the city core · 11
- Ascott Star @ KLCC · KLCCFreeholdcompleted 2022 · 689–2,971 sq ft
- Centrix KLCC (The Station) · KLCCAbove Dang Wangi LRTSOHO suites · Crest Builder
- CloutHaus @ KLCC · KLCCFreeholdfrom RM1,976,400 · completion Jan 2029
- Conlay by E&O · KLCCFreehold491 units · 743–1,335 sq ft published · from RM1.46 mil
- Divine KLCC · KLCCLeasehold to 2122502–1,319 sq ft · from RM968,000
- Eaton Residences @ KLCC · KLCCLeasehold 99 yrs632 units · 635–2,982 sq ft · Jalan Kia Peng
- Hugoz Suites @ KL City Centre · KLCCFreehold320 units · 323–646 sq ft · target Sept 2027
- Phoeniz Suites @ KLCC · KLCCEarly stage3 unit plans published · no permit particulars yet
- Royal Lexis Kuala Lumpur · KLCC573–1,085 sq ftPrivate pool per unit · Price and permit not published
- SO/ Kuala Lumpur Residences @ Oxley Towers KLCC · KLCCFreehold590 units · 566–995 sq ft · completed Aug 2025
- Victory Suites (The Face II) · KLCCFreeholdCommercial strata · 1,028 units · 560–2,455 sq ft · From RM1,081,000
Bukit Bintang and TRX · 5
- Branniganz Suites @ Bukit Bintang · Bukit Bintang50 storeys759 units · 344–678 sq ft · Jalan Imbi
- Pavilion Square Corporate Suites · Bukit BintangStrata office25 storeys · 106 suites · 1,093–2,464 sq ft
- Pavilion Square Kuala Lumpur · Bukit BintangLeasehold67 storeys · 960 units · 504–1,272 sq ft
- CORE Residence @ TRX · Tun Razak Exchange (TRX)Freehold624–1,022 sq ft · Inside TRX · Unit count not published
- EXCHANGE 106 @ TRX · Tun Razak Exchange (TRX)Office towerCommercial title · Foreign buyers must use a Malaysian company
Ampang and Jalan Ampang · 2
- Astrum Ampang · AmpangLeasehold280–1,000 sq ft · 150m to Jelatek LRT
- Golden Crown Residence · Jalan Ampang60 storeys490 units · Vacant possession 2026 · Location and tenure need checking
Bangsar and Bangsar South · 4
- 111 Menerung @ Bangsar · BangsarFreehold111 units · RM2,255,150-RM7,325,500 · Jan 2027
- Khaya Residence @ Bangsar · BangsarLeasehold795 units · 61 storeys · price list not published
- Parkside Residences @ Setia Federal Hill · BangsarLeasehold485-1,325 sq ft · RM772,000-RM2,317,000 · Jan 2030
- Solarvest Suites @ Bangsar South · Bangsar SouthOffice suites294–549 sq ft · from RM371,000
Sentul and North Kiara · 3
- Vox Residence @ Sentul · SentulFreehold667–947 sq ft · 50 facilities
- Papyrus @ North Kiara · North KiaraFreehold residential title1,141–5,523 sq ft · 454 units
- Tangen Residences @ North Kiara · North KiaraFreehold1,033–1,582 sq ft · from RM659,000
Cheras and Maluri · 3
- Levia Residence @ Cheras · CherasResidential title767–1,364 sq ft · Topped out Mar 2026
- Quartz @ Queensville (Residensi Kuartza) · Cheras216 units702–1,212 sq ft · 500 m to Salak Selatan LRT
- Sunway Cochrane · MaluriFreehold650–1,001 sq ft · 60m to Cochrane MRT
Bukit Jalil and the southern corridor · 11
- Ren Residence @ Bukit Jalil · Bukit JalilLeasehold 98 yrs920–1,680 sq ft · 2 car parks minimum
- The Kingswoodz @ Bukit Jalil · Bukit JalilLeasehold474–904 sq ft · RM485,875 from
- The Queenswoodz @ Bukit Jalil · Bukit JalilLeasehold807–1,410 sq ft · 2+1 to 4 bedrooms
- The Vividz @ Bukit Jalil · Bukit JalilLeasehold484–915 sq ft · inside KL Wellness City
- Aster Hill Sri Petaling · Sri PetalingFreehold846–1,077 sq ft · 2 car parks per unit · Not open to foreign buyers
- Aricia Residences @ Sungai Besi · Sungai BesiFreehold787 units · Duplex from 1,410 sq ft · Pet-friendly
- D’Nuri Residences @ Desa Petaling · Desa Petaling557 unitsone 850 sq ft layout · RUMAWIP price cap RM300,000 · closed to non-citizens
- Aras Residences OUG @ WCity OUG · Taman OUGTwin 57-storey towers1,272 units · 850–1,062 sq ft · Q4 2029
- Riverville Residences 2 (RV2) · Old Klang RoadFreehold803–915 sq ft · three bedrooms in every layout
- Aetas Seputeh · SeputehFreehold126 units · two 38-storey blocks
- TRIA Residences @ 9 Seputeh · SeputehCompletedMRCB · Old Klang Road corridor · Ask for the strata title search
What buying in the Federal Territory actually involves
1. The rule set, in the order it applies
The price floor comes first. A non-citizen buying residential property in Kuala Lumpur must pay at least RM1,000,000 for the unit. The test is applied to the transaction, unit by unit, at the price on your sale and purchase agreement. That is why the same building can be legally available on one floor and legally impossible two floors below. Victory Suites is the worked example on this site: the developer’s published entry price is RM1,081,000, which clears the line by RM81,000, while a live resale listing in the same tower sat at RM900,000, which does not.
The definition of foreign interest is wider than most buyers assume. It includes Malaysian permanent residents. If you hold PR, this section applies to you.
Consent comes second, and people forget it because it happens after the exciting part. A transfer to a non-citizen requires written state consent under section 433B of the National Land Code. In the Federal Territory the application goes to the Jawatankuasa Kerja Tanah Wilayah Persekutuan Kuala Lumpur — the Kuala Lumpur Land Working Committee — filed through the Federal Territory Land and Mines Office once the sale and purchase agreement is signed. It is a working committee, not an executive one, and it is not the Economic Planning Unit. A dealing completed without that consent is void.
I cannot give you a turnaround time for a Land Working Committee application, because no office publishes one. What I can tell you is to write the approval into your offer as a condition with a realistic long-stop date, rather than assume it clears in the same month you sign.
2. Who the floor actually shuts out
Of the 40 KL developments on this page, at least 4 have no unit at any published price that reaches RM1,000,000. Aster Hill Sri Petaling runs RM569,000 to RM843,300 on its permits. The Kingswoodz @ Bukit Jalil runs RM485,875 to RM881,820. Quartz @ Queensville runs RM531,000 to RM892,000 on its sale permit. The Vividz @ Bukit Jalil publishes no qualifying price. Astrum Ampang starts at RM230,000. Solarvest Suites @ Bangsar South starts at RM371,000 and is commercial title in any case.
D’Nuri Residences @ Desa Petaling fails on a different mechanism entirely. It is a Residensi Wilayah project under the Federal Territories affordable housing scheme with a capped selling price of RM300,000. That scheme is closed to non-citizens by its own terms — and closed to most Malaysians too, because it comes with eligibility conditions of its own.
The honest framing for a Malaysian buyer is the mirror image of all that. Every one of those projects exists because it is priced below the level at which international demand sets the price. A 1,000 sq ft home fifteen minutes from the city centre at RM600,000 is not a compromise; it is the whole point of the segment.
3. “Serviced apartment” is a tariff class, not a lifestyle word
Look at the Development Type line on a Kuala Lumpur permit and you will usually see Serviced Apartment. That is a licensing and land-use classification, and it carries money with it every month you own the unit.
Assessment. DBKL strikes cukai taksiran at the commercial rate on commercially zoned land rather than the residential rate. It recurs twice a year, forever.
Utilities. Water and electricity are commonly billed on commercial tariffs instead of the banded, subsidised domestic tariff. In an air-conditioned high-rise in this climate that is not a rounding error.
Financing. Lenders frequently assess a commercial-title serviced apartment at a lower margin than a residential-title condominium, which means more cash from you at signing on the same headline price.
The offsetting point is real and routinely missed: a serviced apartment sold under the Housing Development Act still gives you the statutory protections — progressive payments against certified construction stages, the housing development account, the defect liability period. Commercial land category changes your running costs and your loan. It does not remove your buyer protections.
4. The supply picture, from the government rather than the brochure
NAPIC’s first quarter 2026 data for Kuala Lumpur records 3,733 units of residential overhang and 4,181 unsold completed serviced apartment units, the latter out of 19,263 nationally. Completed unsold stock is the category that caps both resale prices and achievable rents, because it competes with you on day one rather than in five years.
And it keeps arriving. Astrum Ampang is a single development adding 5,228 units in exactly that product category; towers S and R alone are 2,720 identical 280 sq ft studios, 52% of the scheme. If you are buying a 280 sq ft studio there, your competition on resale and on rent is 2,719 units that are indistinguishable from yours.
The building-level version of the same problem is easier to check than the state-level version. At Victory Suites, one portal carried 34 units listed for sale in the tower and 71 in the neighbouring tower on the same site — 105 competing units across two buildings, before counting units held back and the 327 hotel rooms inside the same development chasing short-stay demand. Do that search on any building you are considering. It takes five minutes and it is more useful than a state-level statistic.
None of this makes Kuala Lumpur unbuyable. It makes it a market where the discipline has to come from you: verify the rent, negotiate the price, and treat any promised appreciation as the seller’s opinion.
5. Restrictions on the title, and why they matter more than the view
Some Kuala Lumpur titles carry a sekatan kepentingan — a restriction in interest — recorded against the land. Sunway Cochrane’s own permit disclosure states that the land cannot be transferred, leased or charged without the approval of the Land Working Committee of the Federal Territory of Kuala Lumpur, and not until the Mass Rapid Transit project is completed.
That binds every buyer, not only foreign ones, and it has two limbs worth separating. Committee approval adds an application and a waiting period to any dealing. The MRT-completion limb adds a condition on a timetable you do not control. For a ten-year owner-occupier that is friction. For anyone planning to sell on completion or to let immediately, it can be decisive.
So ask for the endorsement wording itself, in writing, before the booking fee — not the salesperson’s paraphrase — and ask three specific questions: does it restrict a sub-sale before vacant possession, does it restrict letting, and what is the practical turnaround for an application today.
6. The money, in and out
Since 1 January 2026 a flat 8% stamp duty applies on the transfer instrument where residential property is acquired by a non-citizen who is not a permanent resident — no tiering, no first-home relief. The Finance Act 2025 expressly lists service apartments inside the definition of residential property, so the serviced-apartment label does not sidestep it.
On exit, real property gains tax for non-citizens and foreign companies is 30% within five years and 10% from the sixth year, with no zero band at any holding period. Loan-to-value for non-residents typically lands around 60% to 70% against up to 90% for a citizen.
Add the three together and the cash a foreign buyer needs at signing on a RM1,000,000 unit is materially larger than the headline suggests. That is not a reason not to buy. It is a reason to see the whole table before you place a deposit rather than after.
7. Ten minutes that are worth more than the show unit
Ask for the APDL panel and read all eight lines: developer’s licence number, advertising and sales permit number, land tenure, encumbrances, approving authority, total units, price range, expected completion. In Kuala Lumpur the approving authority is normally Dewan Bandaraya Kuala Lumpur with a building plan reference; quote the reference when you or your solicitor check the approval.
Then verify the licence yourself on the Ministry of Housing and Local Government’s TEDUH portal, and instruct your own conveyancing lawyer — not the developer’s panel firm — to run a land search on the lot. The 10 projects in the tenure-not-established column above are there precisely because that disclosure has not appeared, or because two sources contradict each other.
Where I could not verify something, this site says so. Golden Crown Residence is on this page with its tenure marked as disputed between sources rather than guessed at. Royal Lexis publishes neither a price nor permit particulars. Phoeniz Suites @ KLCC has three unit plans and no permit particulars yet. Those gaps are the finding, not a defect in the research.
Kuala Lumpur property: frequently asked questions
Can a foreigner buy property in Kuala Lumpur?
Yes, subject to two gates that are applied in this order. First the price: a non-citizen buying residential property in Kuala Lumpur must pay at least RM1,000,000 for the unit. The test is applied to the transaction, unit by unit, at the price written into your sale and purchase agreement — not to the project and not to the developer’s advertised from-price.
Second the consent. A transfer to a non-citizen needs written state consent under section 433B of the National Land Code. In the Federal Territory that consent comes from the Kuala Lumpur Land Working Committee — Jawatankuasa Kerja Tanah Wilayah Persekutuan Kuala Lumpur — applied for through the Federal Territory Land and Mines Office after the agreement is signed. It is not the Economic Planning Unit, whatever an older article tells you.
One definition catches people out: foreign interest includes Malaysian permanent residents. Holding PR does not move you to the citizen side of the line.
Which Kuala Lumpur projects on this site are freehold?
Of the 39 KL developments verified here, 16 carry a freehold statement I can point to in developer material or a statutory permit disclosure, 13 are leasehold, and 10 have no tenure statement published by anyone. The lists above name every one of them and the tenure sits in the first column of each row.
That ratio is not a market statistic for Kuala Lumpur. It reflects which projects I have worked through. Take it as a description of this page, not of the city.
Is a serviced apartment in KL the same thing as a condominium?
No, and the difference shows up on your bills rather than in the lobby. Most new high-rise stock in central Kuala Lumpur is licensed as Serviced Apartment and built on commercially zoned land. Conlay by E&O states exactly that on its own permit panel.
Three consequences follow. DBKL assessment is generally struck at the commercial rate rather than the residential rate. Water and electricity tend to be billed on commercial tariffs rather than the banded domestic tariff. And lenders commonly assess a commercial-title serviced apartment at a lower margin than a residential-title condominium.
What does not change: a serviced apartment sold under the Housing Development Act still carries the statutory protections — progressive payments tied to certified construction stages, the housing development account and the defect liability period. Ask in writing which tariff the building is billed at and which DBKL assessment rate applies before you pay a booking fee.
How much do these 40 projects cost?
19 of the 40 publish a price figure at all. Across those, the lowest published number is RM230,000, the from-price at Astrum Ampang, and the highest is RM8,780,000, the ceiling on the advertising permit for Conlay by E&O. The gap between those two is the honest answer to “how much is a KL apartment”.
The other 21 publish nothing. Several of those are early-stage launches with no permit particulars yet; a few are completed buildings whose developer never published a list. Where the price is not published I have written “not published” on the project page rather than repeat a portal number that contradicts the permit.
Are there KL projects a foreigner simply cannot buy into?
Yes — at least 7 of the 39. Aster Hill Sri Petaling tops out at RM843,300 on its permits. The Kingswoodz @ Bukit Jalil tops out at RM881,820. Quartz @ Queensville tops out at RM892,000. The Vividz @ Bukit Jalil has no published price that qualifies. Astrum Ampang starts at RM230,000. Solarvest Suites @ Bangsar South starts at RM371,000 and is commercial title besides.
D’Nuri Residences @ Desa Petaling is closed for a different reason: it is a Residensi Wilayah (RUMAWIP) scheme with a capped selling price of RM300,000, and that scheme is closed to non-citizens outright, not merely on price.
I write at least deliberately. Several more projects publish only a from-price, so their ceiling cannot be tested against RM1,000,000 from public sources. The real number is higher than 7; it is not lower.
Is Kuala Lumpur oversupplied?
In the completed high-rise segment, on the government’s own numbers, yes. NAPIC’s first quarter 2026 figures for Kuala Lumpur record 3,733 units of residential overhang and 4,181 unsold completed serviced apartment units — the latter out of 19,263 nationally.
Completed unsold stock is what caps both price and rent, and it clears slowly. It also keeps arriving: Astrum Ampang alone adds 5,228 units in the same product category, of which towers S and R are 2,720 essentially identical 280 sq ft studios — 52% of that development.
That is not an argument for staying out of Kuala Lumpur. It is an argument for buying on a rent you have verified yourself rather than on capital appreciation somebody promised you, and for negotiating rather than accepting the list price. Use the current NAPIC quarter when you read this — these are 1Q2026 figures and they will be superseded.
What rental yield should I actually expect?
Lower than the marketing. The cleanest worked example I hold in KL is Victory Suites: two genuine listings in the building at RM6,400 and RM6,500 a month for roughly 1,190 sq ft, about RM5.40 per sq ft in both cases. Set roughly RM6,450 a month against a roughly RM1.6 million asking price for a comparable unit and you get about 4.8% gross.
Gross means before the service charge, the sinking fund, furnishing, vacancy and any management fee. Every one of those comes out of the 4.8%. Meanwhile live agent listings for the same towers advertise headlines like “ROI 11%”, which I cannot substantiate and will not repeat as if I could.
Do the arithmetic yourself before you sign: take real advertised rents in the actual building, divide by what comparable units actually transact at today, then subtract the running costs. It takes an hour and it is worth more than any projection.
What is a restriction in interest, and does it affect me?
It is an endorsement on the title limiting what can be done with the land, and it binds every buyer, not only foreign ones. Sunway Cochrane is the live example on this site: its permit disclosure states the land cannot be transferred, leased or charged without the approval of the Land Working Committee of the Federal Territory of Kuala Lumpur, and not until the Mass Rapid Transit project is completed.
Read that as two separate limbs. Committee approval adds an application step and a waiting period to every dealing. The MRT-completion limb adds a condition you do not control. If you intend to occupy and hold for a decade, that is administrative friction. If your plan involves selling on completion or letting immediately, it could be the whole deal.
Before any booking fee, ask the developer in writing for the exact wording of the sekatan kepentingan on the master title and hand that wording to your own conveyancing solicitor. Not the salesperson’s summary — the endorsement itself.
What does a non-citizen pay on the way in and on the way out?
On the way in, since 1 January 2026 a flat 8% stamp duty applies on the transfer instrument where residential property is acquired by a non-citizen who is not a permanent resident. There is no tiering and no first-home relief, and the Finance Act 2025 expressly brings service apartments inside the definition of residential property.
On the way out, real property gains tax for non-citizens and foreign companies runs at 30% within the first five years and 10% from the sixth year onward. There is no zero band at any holding period, which is different from the citizen schedule.
In between, financing. Non-residents are generally looking at roughly 60% to 70% loan-to-value against up to 90% for a citizen. Tell me your nationality and residency status and I will lay the full cash-out table before you place a deposit.
What should I ask for before I pay a booking fee?
The APDL panel, in full. A licensed developer selling a housing development has to display its developer’s licence number, the advertising and sales permit number, the land tenure, any encumbrance on the land, the approving authority, the total number of units, the price range and the expected date of completion. In Kuala Lumpur the approving authority line will normally read Dewan Bandaraya Kuala Lumpur with a building plan reference — quote that reference when you check the approval status.
Then verify the licence number yourself on the Ministry of Housing and Local Government’s TEDUH portal, and instruct your own conveyancing lawyer rather than the developer’s panel firm to run a land search on the lot. The whole exercise takes about ten minutes plus one day of a lawyer’s time, and it is the cheapest due diligence available to you.
One live example of why it matters: Conlay by E&O publishes its full statutory panel, and both instruments on it show as expired on 26 September 2022 while the permitted completion date of February 2024 has passed. That is reportable from public sources. I report it; I cannot resolve it for you.
Related guides on this site
The Johor hubs cover the cross-border market in the same format: verified project lists, the statutory rules, and what is genuinely unresolved.
Louis Koh
11 years in Malaysian property · Johor Bahru & Kuala Lumpur new launches · English & 中文
I work with cross-border buyers from Singapore and with local investors. I will tell you when a project is not right for you — that is usually worth more than the brochure.
Kuala Lumpur project data verified against developer statutory disclosures and NAPIC 1Q2026. Last reviewed 2026-08-17.
Tell me what you actually need in Kuala Lumpur
Send me a budget, a purpose — own stay, rent out, or park capital — and your nationality or residency status. I will come back with the projects on this page that fit, the ones that do not, and the reason for each. If nothing here fits, I will say that too.
Louis Koh · 11 years in Malaysian property · +60 10-906 6685 · replies 9am–10pm MYT