Across the projects we track, entry cost runs from RM1,523 to RM3,311 per square foot — roughly a 2.2× spread. Headline price tells you what you pay; price per square foot tells you what you get. They are not the same shortlist.
I can run these numbers for your own situation. WhatsApp me at +60 17-880 2526.
Every project, by cost per square foot
Calculated on the starting price against the smallest layout — the entry point, not an average.
| Project | From | Smallest layout | Per sq ft | Tenure | Ready? |
|---|---|---|---|---|---|
| SWNK Houze | RM705,000 | 463 sq ft | RM1,523 | Leasehold | Q2 2026 |
| Centrix | RM907,800 | 564 sq ft | RM1,610 | Leasehold | Q2 2028 |
| The Conlay Residences | RM1,460,000 | 740 sq ft | RM1,973 | Freehold | Completed |
| Dawn | Kuala Lumpur City Centre | RM717,000 | 350 sq ft | RM2,049 | Freehold | Q2 2029 |
| Golden Crown | RM1,280,000 | 624 sq ft | RM2,051 | Leasehold | Q4 2026 |
| Phoeniz Suites | RM1,016,400 | 484 sq ft | RM2,100 | Freehold | Q2 2029 |
| FACE Suites Kuala Lumpur | RM1,212,000 | 560 sq ft | RM2,164 | Freehold | Completed |
| Core Residence | RM1,442,207 | 624 sq ft | RM2,311 | Freehold | Completed |
| Oxley Tower 1 | SO Kuala Lumpur | RM1,449,000 | 578 sq ft | RM2,384 | Freehold | Completed |
| Pavilion Square | RM1,319,000 | 504 sq ft | RM2,617 | Leasehold | Residence 2029 | Office 2027 |
| Oxley Tower 2 | Jewel KL City Centre | RM1,784,000 | 678 sq ft | RM2,631 | Freehold | Completed |
| CloutHaus | RM1,548,800 | 549 sq ft | RM2,821 | Freehold | Q1 2029 |
| Orion Residences | RM1,450,000 | 491 sq ft | RM2,953 | Freehold | Under construction |
| Royal Lexis | RM1,897,000 | 573 sq ft | RM3,311 | Freehold | Q3 2029 |
What actually drives the spread
Location, more than anything
The projects at the top of this table are in or beside the city centre. The ones at the bottom sit slightly further out. You are not paying for better concrete — you are paying for the walk to the station and what surrounds the building.
Tenure
Across our list, freehold projects average about RM2,470 per square foot and leasehold about RM1,950. Tenure is one input among several, and location usually outweighs it — but it is visible in the numbers.
What the layout includes
Two units of the same stated size can feel very different. A long corridor, a large air-conditioner ledge or an awkward column all count in the square footage and none of them are usable. When you view, look at the furniture layout, not the number.
Where per-square-foot thinking misleads
- Small units always look expensive per square foot. Kitchens and bathrooms cost the same to build whether the unit is 500 or 1,200 sq ft, so the fixed cost is spread over less area. A high figure on a compact layout is not automatically poor value.
- It ignores what you pay monthly. The service charge is also per square foot — so a larger unit costs more every month, for as long as you own it.
- It ignores the car park. A bay that comes with the unit is worth real money; one you rent monthly is a recurring cost the price per square foot never shows.
How to use it properly
- Compare within an area, not across areas. City-centre against city-centre. Across areas you are measuring location, which you already knew.
- Compare like layouts. A studio against a studio, not a studio against a three-bedroom.
- Then check the monthly. Instalment plus service charge is what you actually live with; price per square foot is only the entry ticket.
Questions
Is a lower price per square foot always better value?
No. It usually reflects location. A cheaper figure further out can cost more in commuting time and fuel than it saves on the purchase.
Why do small units cost more per square foot?
Because the expensive parts — kitchen, bathroom, services — are fixed regardless of size, so they are spread over fewer square feet.
Should I use the smallest layout or an average?
We use the smallest because it is the entry point, and it is the figure that is comparable across projects. Larger layouts in the same building usually price differently.
Does a high figure mean the developer is overcharging?
Not on its own. Check what is within walking distance, the title, the completion status and the service charge before concluding anything.
How often do these change?
Developers revise pricing during a launch. The figures here are as published on the last check date below.
Prices are developer-published gross prices, last checked 24 September 2026. Per square foot is calculated on the starting price against the smallest published layout.
Square feet cost you twice
Every square foot is paid for once in the purchase and again every month in the service charge, which is also levied per square foot. So floor area is not a one-off decision — it is a recurring cost for as long as you own.
| Unit size | At RM0.40/sq ft | At RM0.80/sq ft | At RM1.30/sq ft |
|---|---|---|---|
| 500 sq ft | RM200 | RM400 | RM650 |
| 700 sq ft | RM280 | RM560 | RM910 |
| 900 sq ft | RM360 | RM720 | RM1,170 |
| 1,200 sq ft | RM480 | RM960 | RM1,560 |
| 1,500 sq ft | RM600 | RM1,200 | RM1,950 |
Illustrative rates. Ask each building for its current figure — it is one of the most useful questions you can ask before committing.
Read it this way: an extra 300 sq ft you do not use costs you the purchase price of that space and a monthly charge on it for the next twenty years.
Buying by budget, not by size
A more useful sequence than “how big can I get”:
- Fix the monthly figure you are comfortable with, instalment and service charge together.
- Work backwards to a purchase price.
- Within that price, compare per square foot inside the same area.
- Then look at the layout — whether the space is usable, not just how much of it there is.
Done in that order, price per square foot is a comparison tool. Done first, it becomes a way of talking yourself into a larger home than you planned.