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Tivoli VillasBangsarBRDB Roman-themed freehold condo (1993, 382 units over 5 blocks on 11 landscaped acres, 2 units per floor per lift core); well regarded for low density, gardens and location near Bangsar Village/BSC; ageing M&E and single lift per core are common gripes.
Appreciation outlook: Mild appreciation score 62/100 — insufficient transacted trend data; area outlook +8; infrastructure +2; tenure +3; age 33y -3; building +2 (scarce low-density classic; consistently positive reviews)Overlooks Bangsar Park629.6Mont Kiara BanyanMont KiaraHigh-end low-density freehold condo by Sunrise Berhad, completed 2007; 3 towers / 147 units, 5 units per floor, Balinese-themed; built-ups 1,838-2,648 sqft (mostly 3+1). Well-regarded management - Silver winner, The Edge Best Managed & Sustainable Property Awards 2023 (10yr+ strata); ~98% maintenance collection (2022); maintenance ~RM550. Facilities: pool, tennis/badminton courts, gym, jacuzzi, sauna, BBQ, playground.
Appreciation outlook: Flat/Stable score 55/100 — short-window psf +3% (585->602 psf); tenure freehold +3; infrastructure +3 (Sri Hartamas MRT 820m, Solaris/Plaza MK ~1km); building +2 (award-winning management, ~98% collection); age 19y -2; area outlook +0 (estimate)559.6TrellisesTTDILow-rise (6-storey), very low-density freehold TTDI condo (105 units, ~1,200-1,300 sf, mostly 2+1); sought-after for family living per portal/agent descriptions; one of the older TTDI developments. No numeric aggregate review score located.
Appreciation outlook: Mild appreciation score 58/100 — Freehold low-density TTDI; brickz median RM809 psf (5 txns Apr24-Mar25, median RM743k); cited multi-yr capital growth ~16%; land-scarce mature area (area outlook +); older low-rise age a mild drag; thin transacted sample (n=5) so trend low-confidence.Borders Bukit Kiara forest & park589.6Menara HartamasSri HartamasStrongly positive: low-density (136 units, 3 blocks), peaceful and quiet, very spacious 1,560-3,250 sq ft units, near food outlets and international schools without Mont Kiara congestion; old burglary cluster (2006) resolved long ago.
Appreciation outlook: Mild appreciation score 58/100 — short-window psf move +0% (2024->2026) - noisy; area outlook +0; infrastructure +4; tenure +3; age 21y +0; building +1 (noted as one of few Mayland projects that held value)589.6ContessaBangsarBRDB-built 1992 low-density condo (54 units, 2 blocks of 7 storeys) on Bukit Bandaraya; PropSocial/StarProperty note remarkably well-kept exterior and facilities, tranquil grounds, steady price appreciation; few individual resident reviews (qualitative, limited data).
Appreciation outlook: Mild appreciation score 61/100 — insufficient transacted trend data; area outlook +8; infrastructure +2; tenure +3; age 34y -3; building +1 (prestigious boutique scarcity, offset by thin liquidity)Near Bangsar Park618.8Sri KasturinaBangsarFreehold, low-density condo (early 1990s) atop Bukit Bandaraya adjoining the Bangsar Hill homes enclave; reviewers highlight unrestricted panoramic sunset views over Mont Kiara, Damansara Heights, PJ and (on clear days) Genting Highlands, a family-friendly tropical resort-style layout, and full facilities (tennis, sauna, games room); easy access to Bangsar Shopping Centre, Bangsar Village, Mid Valley and Lucky Garden/Telawi. No major negative complaints found - limited data on detailed resident sentiment.Borders Bangsar Park8.2Sri TTDITTDILimited data: freehold low-rise scheme (four blocks of 3-5 storeys, approx 1,000-1,700 sq ft) at Lorong Rahim Kajai 14 with pool, tennis and 24-hr security; median transacted approx RM675k (2025-26); no substantive resident reviews found.
Appreciation outlook: Flat score 45/100 — short-window psf move -15% (2025->2026) - noisy; area outlook +8; infrastructure +2; tenure -6; age 29y -3Borders Taman Rimba Kiara (TTDI Park)457.8Glomac Damansara, Taman Tun Dr IsmailTTDIBeautifully crafted project with spectacularly designed lobby and drop-off points; low-density living with only 308 units across 6.8 acres. Residents report concerns about management quality and maintenance standards.7.6Laman Ara UtamaBandar UtamaVery low-density (45 units) leasehold condo praised for a peaceful, countryside-like setting and ground-floor private gardens; sold out within months of launch. Sits on the Kampung Kayu Ara fringe, which some buyers view as less polished.
Appreciation outlook: Flat score 55/100 — insufficient transacted trend data; area outlook +6; infrastructure +3; tenure -4; age 15y +0Near The Club @ Bukit Utama (9-hole golf)557.6Bangsar HeightsBangsarOlder freehold walk-up-style condo (197 units, 4-storey blocks) on Jalan Kaloi, liked for privacy, quiet hillside setting and proximity to Telawi and Mid Valley; main caveats are its age (dated interiors/M&E) and limited lift/facility standards versus newer stock.
Appreciation outlook: Mild appreciation score 60/100 — insufficient transacted trend data; area outlook +8; infrastructure +2; tenure +3; age 27y -3Near Bangsar Park607.5Pinggiran KiaraTTDISingle 10-storey block, 60 units (1,680-1,760 sf), on the TTDI/Mont Kiara border adjoining Bukit Kiara Park; reviewers describe it as one of the lowest-density, most peaceful condos in TTDI with mature tree-lined access roads, TTDI Hills views and fresh air from the adjacent forest reserve; close to 1Utama, The Curve, Ikano and IKEA (5-10 min drive). Limited independent negative reviews found - limited data.Borders Bukit Kiara forest & park7.4Menara Hartamas, Taman Sri HartamasSri Hartamasno data — model omitted this building from the batch response7.3Ceriaan KiaraMont KiaraFreehold "bungalow-in-the-sky" condo (238 units, 29 storeys) on Jalan Kiara 3, Mont Kiara, completed 2009 by Kar Sin (a YNH Property subsidiary); large 1,700-2,200 sqft layouts, low density, popular with families/expats. Amenities: pool, jacuzzi, tennis & squash courts, gym, sauna, BBQ. No numeric review-aggregate score found (limited data).
Appreciation outlook: — limited data (no numeric aggregate); large-unit freehold MK condo, steady end-user demand.7.2Bandar Utama, Bandar Utama 7Bandar UtamaNo published numeric ratings found for this neighborhood section. BU7 is a serene terrace homes estate comprised of multiple independent properties rather than a single building. Residents report lush greenery and quiet environment; significantly more peaceful than other parts of Bandar Utama near commercial centres.7.1Kiaramas AyuriaMont KiaraHilltop freehold condo (3x35-storey + 3x2-storey blocks, 480 units, ~9 acres, 470ft elevation) by Asia Quest Holdings, completed ~2008. Residents praise the resort-style 520ft scape pool, strict/tight security and quiet hilltop setting with panoramic KL skyline views; standard units 1,605-2,000 sqft with 3+1 bed/4-5 bath. Limited recent negative reviews found - limited data.7.0Mont Kiara BayuMont KiaraFreehold condo (398 units, 5 unit types 798-1,280 sf) on Jalan Kiara 1, one of the earliest Mont Kiara condos; reviewers highlight excellent maintenance, strategic walkable location near MKIS school and Plaza/Solaris Mont Kiara, good security and strong rental yield with a diverse expat tenant base (~85% occupancy); rated highly (79.8 pts) by Singapore's BCA, among the best-scored Mont Kiara condos found in this scan.7.0Mont Kiara PelangiMont KiaraOne of the more affordable Mont Kiara options (302 units, 1994); reviewers note the facade and facilities have had facelifts and management has improved; walkable to 1MK, Plaza Mont Kiara and 163 Retail Park.
Appreciation outlook: Flat score 50/100 — short-window psf move -5% (2025->2026) - noisy; area outlook +0; infrastructure +3; tenure +3; age 32y -3506.91 Bukit UtamaBandar UtamaPraised for its golf-course setting, large family-sized units (1,808-4,715 sf) and full facilities; criticised as high-density (586 units, 31 floors) with a dated facade and premium pricing for a 2005-completed building.
Appreciation outlook: Likely appreciate score 63/100 — short-window psf move -1% (2025->2026) - noisy; area outlook +6; infrastructure +3; tenure +3; age 21y +0; building +1 (golf-course setting, deep township demand)Borders The Club @ Bukit Utama (9-hole golf)636.8Residensi Sefina Mont KiaraMont KiaraNewer (2019) family-sized condo praised for generous 3-bed layouts (~1,333 sq ft up), Sandy Island play area and Star Deck; main gripe is its position on congested, bottlenecked Jalan Kiara 3 and moderate rental yields.
Appreciation outlook: Mild appreciation score 57/100 — psf -0.4%/yr over 7y (RM782 2019 -> RM760 2026); area outlook +0; infrastructure +3; tenure +3; age 7y +2; building +1 (low-density newer stock)576.7Mont Kiara PinesMont KiaraMont Kiara's first condo (1993) and a family favourite: reviewers consistently say it is old but very well maintained, with an approx RM4m resident-funded refurbishment, mature trees and grass fields, and affordable prices for the area.
Appreciation outlook: Flat score 49/100 — short-window psf move -4% (2025->2026) - noisy; area outlook +0; infrastructure +3; tenure +3; age 33y -3; building -2 (high vacancy noted in forums)496.7Casa VistaBangsarFreehold Bangsar condo (two high-rise towers + a low-rise block) on the Bukit Bandaraya side; reviews describe a quiet, family-friendly setting ~10-min walk to Bangsar Shopping Centre with full facilities and strong security; completion ~2004 (estimate).
Appreciation outlook: Stable score 7/100 — Freehold Bangsar location with good amenities and reliable rental demand; completion year and ratings limited data (estimate).76.7Taman Tun Dr IsmailTTDIGeneric TTDI landed/freetext rental listing (building labelled with the township name); limited data - treat as TTDI terrace/landed. Area-level drive estimates used.Borders Bukit Kiara forest & park6.7Kiara Green TownhousesTTDILow-rise walk-up (marketed as townhouses) on Jalan Tun Mohd Fuad, right beside Taman Rimba Kiara and within walking distance of TTDI commercial centre; distinctive white-and-pink 4-storey blocks with a pool. Reviewers note excellent location and generally good upkeep; no numeric rating published.
Appreciation outlook: Mild appreciation (estimate) score 58/100 — TTDI area outlook positive; scarce low-rise beside protected park; offset by walk-up format, surface parking and unknown age (estimate; limited data)Borders Bukit Kiara forest & park586.71 Bukit Utama, Bandar Utama 10Bandar UtamaWell-maintained with responsible security guards and helpful staff; praised for exclusive atmosphere and good Christmas decorations. However, noted as a high-density, overpriced development with rather outdated facade typical of See Hoy Chan developments. Located on a 9-hole golf course, which is the primary desirable feature.6.6Bangsar BaruBangsarBangsar Baru is a matured neighborhood in Kuala Lumpur's prime residential and commercial location. The housing area is a peaceful and dignified one, while the commercial hub which includes the popular Bangsar Village is a busy district of shoppers and businesses around the clock.Borders Bangsar Park6.5Residensi AstreaMont KiaraNew freehold UEM Sunrise high-rise on Jalan Kiara 5 (completed ~2022; 240 units/38 floors; 3-4+1 bed). ID-designed modern units; primary market sold out; walkable to GIS (1.8 km), MKIS (1.9 km), 1MK & Verve. PROPCAFE review exists.
Appreciation outlook: Flat score 55/100 — New (2022, UEM Sunrise); brickz median RM874 psf Dec24-Nov25 (13 txns, median RM1.228M) - only ~1yr resale history, insufficient transacted trend for 5-yr heuristic; branded-new premium vs early-cycle depreciation risk in a high-supply submarket; prime location supports; area outlook +0.556.4Bangsar Hill ParkBangsarNew leasehold mega-project (8 blocks, ~RM2.9b GDV) off Lorong Maarof by Bangsar Hill Park Development Sdn Bhd (Sunsuria Bhd + Suez Capital JV); Phase 1 Verdura completed May 2025 with ~95% take-up. Buyers like the hillside park setting and facilities; ongoing construction of later phases until ~2029 is the key livability caveat. Resident review history still short - limited data.
Appreciation outlook: Flat score 54/100 — insufficient transacted trend data; area outlook +8; infrastructure +2; tenure -4; age 1y +2; building -4 ('Bangsar Walled City' density criticism; construction until ~2029; leasehold)Borders Bangsar Park546.3Sri WangsariaBangsarFreehold condo (completed 1984, 5 blocks of 18 storeys, 648-2,437 sf, 1-3 bed units) in central Bangsar; reviewers note that despite being nearly half a century old it remains well-maintained with an upbeat facade, offers a relaxing/peaceful compound feel despite the busy surrounding area, and full facilities (2 tennis courts, 2 squash courts, restaurant, dance hall). Limited detailed resident reviews found - limited data.Borders Bangsar Park6.3Sunway Mont ResidencesMont KiaraRecently launched in May 2017, Sunway Mont Residences is a 38-storey condominium introduces the dual-key concept. This concept has received good responses from the public as over 90% take-up was seen upon its launch. Sunway Mont Residences gave a breath of fresh air to the condominium market in Mont Kiara with its dual-key concept. It attracts both homeowners and investors who are looking at the area.
Appreciation outlook: Mild appreciation score 60/100 — insufficient transacted trend data; area outlook +8; infrastructure +2; tenure Freehold +3; age 7y +2; building +0 (newer stock, limited review signal)606.2Menara BangsarBangsarOne of Bangsar's first condos (1985, BRDB); reviewers say it is very well maintained for its age and walkable to Bangsar Shopping Centre, but its position right on Jalan Maarof brings round-the-clock traffic noise and peak-hour congestion.
Appreciation outlook: Mild appreciation score 58/100 — insufficient transacted trend data; area outlook +8; infrastructure +2; tenure +3; age 41y -5Near Federal Hill (Bukit Persekutuan) forest586.2Villa Flora, Taman Tun Dr IsmailTTDIBeautifully landscaped, serene and welcoming; resort-like with well manicured gardens and large pool. Residents report bad security and lousy, snobbish management team.6.1Kiara 9 ResidencyMont KiaraLow-density freehold luxury condo (192 units + 16 garden villas, 16 floors) on Jalan Kiara 3; facilities incl. two-tier pool, sky gym/lounge, tennis & squash courts. Directly beside Garden International School. Limited aggregated review score found.
Appreciation outlook: Flat score 50/100 — Mature freehold (+3) low-density Mont Kiara (+2); adjacency to GIS supports family demand (+2); broad Mont Kiara price correction and 15y age temper upside (-4); limited transacted data (0)506.0Nadi BangsarBangsarLoved for its location beside APW/Bangsar Village, security, pool and gym; recurring resident complaints about poor floor/party-wall soundproofing, traffic and rail-line noise, slow lifts, and mosquito/termite issues.
Appreciation outlook: Likely appreciate score 66/100 — insufficient transacted trend data; area outlook +8; infrastructure +2; tenure +3; age 9y +2; building +1 (strong demand/liquidity, sold out fast)Near Bangsar Park666.0Utamara Boutique ResidencesBandar UtamaNew 82-unit boutique low-rise (Parkwood Developments) praised for design, open-plan layouts and unusual facilities (rooftop farm, onsen, infinity pool); minor gripes about renovation-hour restrictions. Few resident reviews yet - limited data.
Appreciation outlook: Flat score 55/100 — insufficient transacted trend data; area outlook +6; infrastructure +3; tenure -4; age 4y +2; building -2 (unproven boutique developer; Kayu Ara fringe setting flagged on Lowyat)555.9Waldorf Tower, Taman Sri HartamasSri Hartamasno data — model omitted this building from the batch response5.9Kiara ParkTTDIHighly regarded: park-like low-rise resort setting popular with expats, EdgeProp Best Managed Property Gold winner (2021, 10-years-and-above strata category); reviewers call it one of the best condos in TTDI with mature greenery and good management.
Appreciation outlook: Mild appreciation score 62/100 — short-window psf move -0% (2025->2026) - noisy; area outlook +8; infrastructure +2; tenure +3; age 33y -3; building +2 (EdgeProp Best Managed Property Gold 2021)Borders Bukit Kiara forest & park625.8Kiara 1888Mont KiaraKiara 1888 draws mixed opinions from both buyers and speculators, highly attractive because of its extremely low density and outstanding facilities. Kiara 1888 is a beautifully designed development that meets various needs of residents with landscape quite beautifully laid. Key complaint: Certain units face squatter houses at Segambut Dalam.5.7BU 7 Bandar Utama @ DamansaraBandar UtamaHomes appear small from outside but interiors are spacious though somewhat dated; residents report traffic jam concerns and security issues despite gated/guarded status.Borders The Club @ Bukit Utama (9-hole golf)5.6Bandar UtamaBandar Utamano published numeric ratings found - Bandar Utama is a 1,000-acre township developed from early 1990s, not a single residential building. The township comprises 12 sections (BU1-BU12) with terrace homes, and separate condominium projects like 1 Bukit Utama and Pelangi Utama.Overlooks The Club @ Bukit Utama (9-hole golf)5.6Casa Kiara IIMont KiaraGenerally positive: seen as one of the more affordable towers in the enclave with spacious 1,375-1,574 sq ft units, good three-tier security and full facilities; limited detailed resident reviews (limited data).
Appreciation outlook: Mild appreciation score 56/100 — short-window psf move +3% (2024->2026) - noisy; area outlook +0; infrastructure +3; tenure +3; age 17y +0; building -2 (empty units noted on Lowyat)Overlooks Bukit Kiara forest & park565.5Beverly Residences BU11Bandar UtamaLow-density gated leasehold townhouses (2008) with private rooftop gardens, seen as quiet and family-friendly; reviewers say they are overpriced versus landed homes or full-facility condos, and facilities are minimal.
Appreciation outlook: Flat score 54/100 — insufficient transacted trend data; area outlook +6; infrastructure +3; tenure -4; age 18y +0; building -1 (PropSocial consensus: asking prices unattractive vs landed alternatives)Near The Club @ Bukit Utama (9-hole golf)545.5CascadiumBangsarFreehold 120-unit low-rise (10-storey) condo by Sunrise/UEM Sunrise (completed 1991) at Jalan Penaga, Bukit Bandaraya; reviewers value the low density, mature Bukit Bandaraya setting and short walk/drive to Bangsar Shopping Centre, with Jalan Maarof traffic the main negative.
Appreciation outlook: Stable score 7/100 — Established freehold Bangsar address with steady tenant demand; low density supports values though age caps upside (estimate).Near Federal Hill (Bukit Persekutuan) forest75.5TTDI AscenciaTTDINo aggregated numeric review score found. Freehold 36-storey serviced residence by Naza TTDI Sdn Bhd (some sources cite TTDI Harta Sdn Bhd), completed 2015-2016.
Appreciation outlook: Flat score 58/100 — insufficient transacted trend data; area outlook +8; infrastructure +2; tenure Freehold +3; age 11y +1; building +0 (no strong sentiment signal either way)Overlooks Bukit Kiara forest & park585.4Kiaramas CendanaMont KiaraBoutique freehold condo (184 units, 29 storeys) on an elevated 3.5-acre site off Jalan Desa Kiara, completed 2006 by Asia Quest Group; reviewers note the developer improved build quality versus its earlier Kiaramas Sutera project; popular with expats; infinity-edge pool and panoramic views praised. No numeric review-aggregate score found.
Appreciation outlook: Flat score 57/100 — insufficient transacted trend data for psf move (Brickz shows a single-window median RM545 psf across 6 txns Dec2024-Sep2025, no prior-year comparison to derive a move); area outlook +0; infrastructure +3 (MRT3 Circle Line pipeline); tenure +3 (freehold); age 20y +0; building +1 (low-density 184-unit boutique, elevated panoramic views, developer quality improved vs earlier project)575.4Residensi 38 BangsarBangsarNew (completed 2025) low-density 278-unit leasehold serviced residence by UDA Holdings, 3-minute walk from Bangsar LRT; won Best Secure High-Rise Development at the PropertyGuru Asia Awards Malaysia 2022; praised for open-plan layouts, high-quality finishes and resort-style facilities (roof garden, jogging track, mini-kindergarten). Leasehold with ~88 years remaining is a consideration; resident review history still very short - limited data.Near Bangsar Park5.4Sinaran TTDITTDI"Very happy with this place. Very convenient and centrally located. You don't need to drive around, there's a lot of supermarket, shops, banks, restaurants, etc. Lack of parking, so sometimes people double park. But overall it's a good place to live in." Sinaran TTDI received a Special Mention at The Edge Malaysia Best Managed & Sustainable Property Awards 2025. Management improved maintenance, landscaping, and handling of residents' complaints.
Appreciation outlook: Flat score 55/100 — insufficient transacted trend data; area outlook +8; infrastructure +2; tenure Freehold +3; age 15y -1; building +0 (no strong sentiment signal either way)Borders Bukit Kiara forest & park555.3Bayu AngkasaBangsarFreehold condo on Bukit Bandaraya, 14 floors, 232 units, developed by Kiara Development, in existence over a decade. Regarded as one of the more decent/affordable condos in the Klang Valley for its central Bangsar location and full facilities (pool, gym, tennis, squash, sauna, clubhouse); older Foursquare reviews mention haphazard parking and some security/break-in concerns - limited data on how current these issues are.Overlooks Bangsar Park5.2Astana (Jalan Sri Hartamas)Sri HartamasLimited data: 2007 freehold condo attributed to YTL at Jalan 1/70C on the Desa Sri Hartamas/Mont Kiara border; no substantive resident reviews found on PropSocial/PropertyGuru; listings suggest mid-market 3-bed units around 1,241 sq ft.
Appreciation outlook: Mild appreciation score 56/100 — insufficient transacted trend data; area outlook +0; infrastructure +4; tenure +3; age 19y +0; building -1 (very thin trading/liquidity)565.1The Residence Condominium @ TTDITTDINaza TTDI-developed high-rise (1 block, 160 units, completed 2006, freehold) beside The Plaza TTDI; reviewers call it a good buy given the nearby MRT station (~200m) offering future appreciation upside, with amenities (pool, gym, squash, 24hr security) seen as worth the price tag; limited independent resident commentary beyond portal write-ups.
Appreciation outlook: Likely appreciate score 65/100 — insufficient transacted trend data (no sale-scan history for this building); area outlook +8; infrastructure +2; tenure Freehold +3; age 20y +0; building +2 (sub-200m MRT proximity noted by reviewers)Overlooks Bukit Kiara forest & park655.0Mas Kiara ResidencesTTDISolid but lightly reviewed: revived abandoned project completed 2010 by Intan Permata; spacious 1,281-1,539 sq ft 3-bed units, two 16-storey blocks on Jalan Datuk Sulaiman; attracts families/professionals; few first-hand resident reviews (limited data).
Appreciation outlook: Mild appreciation score 56/100 — psf -0.9%/yr over 8y (RM509 2018 -> RM474 2026); area outlook +8; infrastructure +2; tenure +3; age 16y +0; building -3 (reported Malay Reserve land - restricted buyer pool (verify); ex-abandoned project history)Borders Bukit Kiara forest & park565.0Vista Kiara Mont KiaraMont KiaraThe design is an issue that many potential investors and purchasers have a problem with, along with the old management body which many residents claimed were not doing their jobs properly. Since June 2012, facilities had been upgraded such as gym's new timber flooring, swimming pool area with new lounge decks, BBQ area with new floor tiles, children playground with new swing and bicycle track, new access cards system and new fire alarm system.4.9Alfa BangsarBangsarNew (opened Jan 2025) 42-storey, 178-unit serviced residence integrated with a Holiday Inn; short-stay guest reviews rate it 'Very Good' for facilities, finish and location. Long-term resident feedback still thin - limited data; hotel/short-stay mix is a consideration for families.
Appreciation outlook: Likely appreciate score 65/100 — insufficient transacted trend data; area outlook +8; infrastructure +2; tenure +3; age 2y +2Near Bangsar Park654.8Puncak PrimaSri HartamasFreehold condo (2000, 4 blocks of 15 storeys, 348 units, 954-1,476 sf, 6 units/floor) by Duta Land Berhad on 4.1 acres beside Hartamas Shopping Centre; reviewers note it remains appealing and well-regarded due to regular refurbishment despite its age, low-density layout, and stable pricing with an approx 5.6% rental yield; no major negative complaints found - limited data on detailed resident sentiment.4.8KiaravilleMont KiaraEstablished freehold Mont Kiara condo (completed early 2008; 6 blocks/18 floors/404 units; 1,593-3,935 sf). Low reported vacancy, spacious layouts, full facilities (pool, gym, tennis, squash, jacuzzi); good investment reputation. Sits adjacent to major highways.
Appreciation outlook: Flat score 54/100 — Freehold 2008; brickz median RM667 psf 2025 (median RM1.50M, IQR RM1.20-1.715M); established low-vacancy stock; heavy Mont Kiara new-launch supply caps older-stock upside; single-year snapshot only - insufficient multi-yr transacted trend; area outlook +0.544.6TTDI landed (terrace streets)TTDIOne of KL's most sought-after mature neighbourhoods: community-driven, wide quiet streets, freehold terraces (median approx RM1.55m); residents actively defend the area's low density (e.g. pushback on new condo plans over congestion); downsides are 1960s-80s housing stock needing renovation and busy commercial core parking.
Appreciation outlook: Likely appreciate score 67/100 — insufficient transacted trend data; area outlook +8; infrastructure +2; tenure +3; age 48y +0; building +4 (landed scarcity; park gazetted removing overdevelopment threat)Borders Taman Rimba Kiara (TTDI Park)674.5Mont Kiara AstanaMont KiaraWell-liked mature Sunrise condo: approx 70% owner-occupied, tight security, resort-style grounds and hotel-like drop-off; criticisms are dated interiors, roughly RM600/month maintenance seen as high, and only 1 parking bay for most units.
Appreciation outlook: Mild appreciation score 61/100 — psf +2.0%/yr over 26y (RM350 2000 -> RM582 2026); area outlook +0; infrastructure +3; tenure +3; age 26y -3614.4Mont Kiara PalmaMont KiaraPopular 1994 expat condo, past Condo Champ and DBKL cleanliness award winner, palm-lined grounds and family-friendly; exterior is showing its age and reviewers note it needs repainting and upkeep.
Appreciation outlook: Flat score 53/100 — short-window psf move +0% (2025->2026) - noisy; area outlook +0; infrastructure +3; tenure +3; age 32y -3534.2Bangsar PuteriBangsarOlder freehold low-density condo on Bukit Bandaraya consistently praised for excellent maintenance, tropical resort-style grounds and family-sized units; holds up well despite its age, though interiors and M&E are dated in original-condition units.
Appreciation outlook: Flat score 55/100 — psf -0.9%/yr over 9y (RM769 2016 -> RM711 2025); area outlook +8; infrastructure +2; tenure +3; age 39y -5Overlooks Bangsar Park554.2i-Zen @ Kiara 2Mont Kiara35-storey freehold serviced residence, 238 units (Ireka, mid-2000s); residents praise management, facilities, cafe and views; recurring complaints of highway noise/pollution on highway-facing stacks and vehicle noise/cockroaches on low floors.
Appreciation outlook: Mild appreciation score 60/100 — short-window psf move +8% (2024->2026) - noisy; area outlook +0; infrastructure +3; tenure +3; age 18y +0604.0Publika ResidenceMont KiaraGeneric agent listing title ('Publika Residence') for a unit near the Publika Shopping Gallery / Jalan Changkat Duta Kiara precinct; exact tower name, developer and completion year could not be confirmed from the source listing (no 'Built:' field shown). Limited data - treat building identity as unverified pending agent follow-up.
Appreciation outlook: Flat score 50/100 — insufficient data - building identity unconfirmed so no transacted trend, developer, or age adjustment could be sourced; area outlook +0 (Mont Kiara, mixed) and infrastructure +3 (MRT3 pipeline) applied as neutral area-level defaults only; no building-specific adjustment applied504.0Kiara Designer SuitesMont KiaraFreehold serviced residence (2007, 29 storeys, 324 units, 12 layout types) by Sunrise Bhd/UEM Sunrise; reviewers praise the developer's solid build-quality track record, 14 poolside 'cabana' suites, decent facilities and comparatively affordable pricing for Mont Kiara; main gripe is that units under 1,500 sf have small rooms with tight kitchens and little laundry space.4.0AmanaraBandar UtamaSweetHarvest Development boutique duplex-villa/townhouse project (24 units, 12 blocks of 2, completed 2019, leasehold) in Kayu Ara/Bandar Utama; marketed as Malaysia's first hybrid upper/lower duplex townhouse with private lift lobbies per 2 blocks, roof gardens and columnless layout; limited public resident reviews found (mostly developer/marketing pages) - qualitative, sparse.
Appreciation outlook: Mild appreciation score 56/100 — insufficient transacted trend data (no sale-scan history for this building); area outlook +6; infrastructure +3; tenure Leasehold -4; age 7y +2; building -1 (boutique 24-unit scale = thin resale liquidity)Near The Club @ Bukit Utama (9-hole golf)563.9Trinity PentamontMont KiaraFreehold condo (launched 2018, 330 units, ~90% penthouse-style layouts from 2,057 sf plus 30 smaller units from 1,379 sf and six penthouses 4,000+ sf) by Trinity Group; features include the 'Moonlight Forest' landscaped deck and an infinity-edge pool atop the Stargaze Podium; priced from RM640 psf, notably below the RM800+ psf typical of newer Mont Kiara launches. Close to Global Doctors Hospital, KPJ Damansara Specialist and several international/local schools within 1 km. Limited detailed resident reviews found - limited data.3.9Suasana BangsarBangsarSuasana Bangsar is an elite condominium that portrays its name excellently with elegance, sophistication and opulence. However, there were residents who complained about the smell of sewerage in their units in 2012. But according to current residents of Suasana Bangsar, the problem has been addressed.
Appreciation outlook: Flat score 52/100 — insufficient transacted trend data; area outlook +8; infrastructure +1; tenure Freehold +3; age 15y -1; building +0 (no strong sentiment signal either way)Overlooks Bangsar Park523.9Bangsar Lucky GardenBangsar"It's a very convenient place. Everything is under your nose. The traffic is bad during lunch hours". However, it has paid the price in terms of traffic jams.
Appreciation outlook: Mild appreciation score 62/100 — landed freehold in mature central Bangsar; area outlook +8; infrastructure +2; tenure Freehold +3; age n/a; scarcity of landed stock +2Near Bangsar Park623.7Glomac DamansaraTTDIPositive on location: 356-unit twin-tower serviced residence approx 350 m (5-min walk) from TTDI MRT with direct Sprint/Jalan Damansara access, waterfall gardens and 200 m jogging path; main caveat is peak-hour congestion on Jalan Damansara; few detailed resident reviews (limited data).
Appreciation outlook: Flat score 47/100 — psf -4.5%/yr over 6y (RM921 2018 -> RM699 2024); area outlook +8; infrastructure +2; tenure +3; age 12y +0Borders Kuala Lumpur Golf & Country Club (KLGCC)473.5Verve SuitesMont KiaraFreehold serviced apartments (933 units across 4 towers - Viva, Vibe, Vogue, Vox - on 5.87 acres, GDV RM625m); located directly across from Garden International School and steps from Mont Kiara International School, with commercial lots and Jaya Grocer on lower floors. Reviews are mixed: praised for design, location and hotel-rivalling facilities (rooftop infinity pool, jacuzzi), but some residents report poor management and noise pollution, plus high electricity bills (RM300+/month minimum even with light usage).3.1AlmaspuriMont KiaraDespite its age, this high-rise is well taken care of, exuding a homey ambience with its cosiness and tropical landscaping. Almaspuri has one of the highest occupancy rates (more than 80%) within Mont Kiara, a reflection of management effectiveness.3.1Angkupuri Mont KiaraMont KiaraGood building management has kept the property in upscale and comfortable condition. The building is very windy, especially for upper floors, with some residents claiming they seldom use air-conditioner as the natural strong wind is cool enough. Management gave the building a fresh coat of paint in 2007, and planned major renovation works for the future.3.1Villa FloraTTDIMixed: beautifully landscaped, serene grounds with unusually full facilities (badminton hall, kindy, salon), but PropSocial reviews cite past poor management attitude, weak security including a spate of daytime break-ins, and annoyance at maintenance-fee hikes.
Appreciation outlook: Mild appreciation score 59/100 — short-window psf move -2% (2025->2026) - noisy; area outlook +8; infrastructure +2; tenure +3; age 31y -3Borders Bukit Kiara forest & park593.0Hartamas Regency 2 Mont KiaraMont KiaraOwners reported defects including bad workmanship with cheap furnishing, cracked walls and tiles, and burst pipes that ruined plaster ceilings. The developer PJ Development had a poor property management track record compared to other similar developments.3.0Windsor Tower, Taman Sri HartamasSri HartamasDeveloper's reputation severely impacted by shoddy workmanship; low occupancy rates despite premium location due to customer dissatisfaction. Owners waited over 4 years for keys; handed over late 2008 with scrappy work; several unit defects found; quality of repair works low and not properly done.2.9Mont Kiara MeridinMont KiaraGood location and standout floating gym over a 50 m lap pool, only 8 units per floor; but repeated complaints of noise and air pollution on highway-facing stacks beside the Jalan Duta toll/NKVE corridor, plus gripes about poor timber flooring.
Appreciation outlook: Flat score 55/100 — short-window psf move +1% (2025->2026) - noisy; area outlook +0; infrastructure +3; tenure +3; age 17y +0; building -1 (highway/toll-plaza noise and pollution flagged)552.9Agile Mont KiaraMont KiaraMixed-to-negative: residents report construction/workmanship defects (drainage leaks, shaky lifts, thin walls) and an expat court win against the developer over quality; others praise landscaping, pool/gym and ample parking.
Appreciation outlook: Flat score 54/100 — short-window psf move -2% (2025->2026) - noisy; area outlook +0; infrastructure +3; tenure +3; age 7y +2; building -3 (workmanship defects; owners won court case vs developer)542.8La Grande KiaraMont KiaraHigh-end 1998-2005-era freehold condo, 298 units in 2 towers on 5.5 acres, 8 units/floor so every unit is a corner; praised for extensive facilities (putting green, koi ponds, tennis); critiques: dated late-90s exterior and busy frontage road.
Appreciation outlook: Flat score 51/100 — psf -1.3%/yr over 9y (RM523 2017 -> RM467 2026); area outlook +0; infrastructure +3; tenure +3; age 21y +0512.6Windsor TowerSri HartamasPremium location beside Hartamas Shopping Centre undermined by developer issues: reviewers report approx 4-year handover delays, shoddy workmanship, poor defect rectification and chronically low occupancy; many small investor units (500 sq ft up).
Appreciation outlook: Flat score 48/100 — short-window psf move -13% (2025->2026) - noisy; area outlook +0; infrastructure +4; tenure +3; age 19y +0; building -3 (developer workmanship criticism; low owner-occupancy)Near Bukit Kiara forest & park482.5Waldorf TowerSri HartamasPolarised: families like the facilities and direct Plaza Damas access, but reviews cite a poorly regarded developer, bad maintenance, and persistently low occupancy with many unsold/untenanted units.
Appreciation outlook: Flat score 55/100 — short-window psf move -1% (2024->2026) - noisy; area outlook +0; infrastructure +4; tenure +3; age 18y +0; building -2 (same Mayland workmanship/late-delivery criticisms)552.4Duta KensingtonSri HartamasAlso known as Kensington Park; Kota Mulia (PJ Development Holdings subsidiary) terrace development, 77 units of 2.5-3 storey homes, completed ~2007, gated & guarded; reviews praise the spacious big-family layouts, upmarket landscaping and manicured gardens; recurring complaint is highway-adjacent vehicle noise and morning/evening traffic congestion.
Appreciation outlook: Flat score 55/100 — insufficient transacted trend data (no sale-scan history for this building); area outlook +0; infrastructure +4; tenure unconfirmed +0; age 19y +0; building +1 (net: landed scarcity value offset by reviewed highway-noise complaints)552.2Vista KiaraMont KiaraFreehold condo (1997, 409 units, 2 blocks of 28 storeys with arch-form architecture) by Asia Quest Holdings on Jalan Kiara 3; reviewers note it looks dated next to newer Mont Kiara developments (one of the few not built by Sunrise) but still offers strong facilities, one of the largest compound/jogging areas in Mont Kiara, and breathtaking hillside greenery or partial KLCC views from balconies; the outdated design keeps pricing more attractive than immediate neighbours.1.7Pavilion HilltopMont KiaraMixed: Pavilion Group / Kuwait Finance House JV serviced-apartment tower with resort-grade facilities (45m infinity pool, spa, concierge, limousine service); some residents say units still look new and well kept with great security, others say build quality doesn't match the luxury branding and cite sewage odour complaints in certain units.
Appreciation outlook: Flat score 53/100 — insufficient transacted trend data (no sale-scan history for this building); area outlook +0; infrastructure +3; tenure unconfirmed +0; age 9y +2; building -2 (mixed workmanship/odour complaints in reviews)531.6
Outlook is the separate 0 to 100 five-year price read; blank means not enough transacted data. Any row opens the building.