Across the 7 projects we track in Bukit Bintang, entry prices run from RM688,000 to RM1,460,000, or roughly RM1,410 to RM2,953 per square foot. 4 are completed; 3 still being built.
Tell me what you need and I will narrow this area down for you. WhatsApp me at +60 17-880 2526.
Bukit Bintang is the shopping and entertainment belt of Kuala Lumpur: Pavilion Kuala Lumpur, Lot 10, Sungei Wang and the Jalan Alor food street sit within a few blocks, with Bukit Bintang City Centre and Merdeka 118 to the south-west. It is an address you can live in without a car.
Every project we track here
| Project | From | Sizes | Per sq ft | Tenure | Ready? |
|---|---|---|---|---|---|
| Times Square 2 @ Jalan Imbi, Bukit Bintang | RM688,000 | 488–1,356 sq ft | RM1,410 | Freehold | Expected 2027 |
| SWNK Houze | RM705,000 | 463–1,238 sq ft | RM1,523 | Leasehold | Completed 2026 |
| Lucentia Residences @ Bukit Bintang City Centre | RM782,000 | 454–882 sq ft | RM1,722 | Leasehold | Completed 2021 |
| Branniganz Suites @ Bukit Bintang | RM803,500 | 344–678 sq ft | RM2,336 | Leasehold | Expected 2028 |
| Pavilion Square | RM1,319,000 | 504–1,272 sq ft | RM2,617 | Leasehold | Expected 2029 |
| Orion Residences | RM1,450,000 | 491–1,329 sq ft | RM2,953 | Freehold | Completed 2025 |
| The Conlay Residences | RM1,460,000 | 743–1,335 sq ft | RM1,965 | Freehold | Completed 2025 |
Starting prices are gross and change with unit type, floor and availability. Per sq ft is the starting price divided by the smallest layout.
Getting around
- MRT Kajang line: Bukit Bintang station under the shopping belt, and Merdeka station at Bukit Bintang City Centre.
- MRT Putrajaya line: Conlay station, one stop to KL City Centre and one to TRX.
- KL Monorail: Bukit Bintang, Imbi and Hang Tuah stations.
What the price range actually tells you
The spread between RM688,000 and RM1,460,000 is not a quality gap. It reflects unit size, floor, tenure and how far a particular building sits from the station and the shops.
Cost per square foot is the fairer comparison, and even that needs care: small layouts always read expensive per square foot, because kitchens and bathrooms cost much the same to build whatever the size of the unit.
By budget
| Starting price | Projects |
|---|---|
| Under RM700,000 | Times Square 2 @ Jalan Imbi, Bukit Bintang RM688,000 |
| RM700,000 to RM999,999 | SWNK Houze RM705,000 Lucentia Residences @ Bukit Bintang City Centre RM782,000 Branniganz Suites @ Bukit Bintang RM803,500 |
| RM1,000,000 to RM1,499,999 | Pavilion Square RM1,319,000 Orion Residences RM1,450,000 The Conlay Residences RM1,460,000 |
The starting price buys the smallest or lowest unit. Larger layouts and higher floors in the same building cost more, so a budget that only just reaches the starting price leaves few units to choose from.
Tenure here
Freehold: Times Square 2 @ Jalan Imbi, Bukit Bintang, Orion Residences, The Conlay Residences. Leasehold: SWNK Houze, Lucentia Residences @ Bukit Bintang City Centre, Branniganz Suites @ Bukit Bintang, Pavilion Square.
Tenure affects financing and resale more than daily life, and on a leasehold title the number that matters is the remaining term.
For foreign buyers
Kuala Lumpur's minimum price for a foreign buyer is RM1,000,000 for the unit bought, and every purchase needs consent from the land authority. Here, 3 of the 7 projects start at RM1,000,000 or more: Pavilion Square, Orion Residences, The Conlay Residences. The rest start below it: Times Square 2 @ Jalan Imbi, Bukit Bintang (from RM688,000), SWNK Houze (from RM705,000), Lucentia Residences @ Bukit Bintang City Centre (from RM782,000), Branniganz Suites @ Bukit Bintang (from RM803,500). In these, only the units priced at RM1,000,000 or more are open to a foreigner, usually the larger layouts or higher floors.
The threshold is tested on the unit, not the project, so ask for the full price list and mark the units at RM1,000,000 or more before choosing. The rules are on the foreign buyers guide.
Cash before the keys
The price is not the only money you need. These are paid in cash, because a bank does not lend them:
- The down payment: the part of the price the loan does not cover.
- Stamp duty on the transfer: worked out on the price in the sale and purchase agreement; for a foreign buyer it is 8%.
- Stamp duty on the loan agreement: 0.5% of your loan.
- Legal fees on the sale and purchase agreement and on the loan agreement.
How much that comes to depends on the unit, the loan you take and the package the developer offers at the time, which differs from project to project, so we do not work it out on the starting price here. Ask me how much cash you need for the unit you are looking at, and I will work it out with the current price list.
How each item is worked out is on the cash before the keys guide and the buying costs calculator.
Ready now, or waiting
Completed and viewable today: SWNK Houze (2026), Lucentia Residences @ Bukit Bintang City Centre (2021), Orion Residences (2025), The Conlay Residences (2025). Not yet completed: Times Square 2 @ Jalan Imbi, Bukit Bintang (expected 2027), Branniganz Suites @ Bukit Bintang (expected 2028), Pavilion Square (expected 2029).
A completed building lets you walk into the actual unit and check the light, the view and how the building is run. A unit under construction is paid for in stages as the work progresses, and if you are renting while you wait, that rent belongs in the comparison too.
What to weigh up here
- You are buying footfall. Good for letting and for resale, but check how the building separates residents from mall and hotel traffic.
- Car parks are not a given. In a walkable district some projects allocate fewer bays or none; confirm what your unit type comes with before you sign.
The monthly number is the one that decides it
Buyers compare entry prices because they are easy to compare. The figure you live with is the instalment plus the maintenance fee, every month, for as long as you own, and the maintenance fee is charged per square foot, so a larger unit costs more twice over.
| Project | From | Illustrative instalment |
|---|---|---|
| Times Square 2 @ Jalan Imbi, Bukit Bintang | RM688,000 | RM2,816 |
| SWNK Houze | RM705,000 | RM2,886 |
| Lucentia Residences @ Bukit Bintang City Centre | RM782,000 | RM3,201 |
| Branniganz Suites @ Bukit Bintang | RM803,500 | RM3,289 |
| Pavilion Square | RM1,319,000 | RM5,400 |
| Orion Residences | RM1,450,000 | RM5,936 |
| The Conlay Residences | RM1,460,000 | RM5,977 |
Illustrative at a 90% loan over 35 years at 4.2% a year, on the starting price. The maintenance fee comes on top. Your bank's written offer governs.
Before shortlisting, take the monthly figure you are comfortable with, take off an estimate of the maintenance fee, and work the rest back to a purchase price. Then look only at what fits.
What to confirm before you commit
- The maintenance fee per square foot, whether the sinking fund is inside it, and how often it has been revised.
- The car park allocation for your unit, in writing.
- The remaining lease, and whether the strata title has been issued.
- The land title category: residential or commercial changes utility tariffs and assessment.
- The delivery date in the sale and purchase agreement, not the brochure.
Questions
What is the cheapest way into Bukit Bintang?
On our list, Times Square 2 @ Jalan Imbi, Bukit Bintang at RM688,000. Next are SWNK Houze at RM705,000 and Lucentia Residences @ Bukit Bintang City Centre at RM782,000.
How much cash do I need before the keys?
The down payment, stamp duty on the transfer, stamp duty on the loan (0.5% of the loan) and legal fees are paid in cash. The total depends on the unit, the loan and the developer's package at the time, so ask Claire for the figure for the unit you are looking at.
Can a foreigner buy in Bukit Bintang?
Kuala Lumpur's minimum price for a foreign buyer is RM1,000,000 for the unit bought, and every purchase needs consent from the land authority. Here, 3 of the 7 projects start at RM1,000,000 or more: Pavilion Square, Orion Residences, The Conlay Residences. The rest start below it: Times Square 2 @ Jalan Imbi, Bukit Bintang (from RM688,000), SWNK Houze (from RM705,000), Lucentia Residences @ Bukit Bintang City Centre (from RM782,000), Branniganz Suites @ Bukit Bintang (from RM803,500). In these, only the units priced at RM1,000,000 or more are open to a foreigner, usually the larger layouts or higher floors.
Is anything ready to move into?
Yes: SWNK Houze (2026), Lucentia Residences @ Bukit Bintang City Centre (2021), Orion Residences (2025), The Conlay Residences (2025).
Which Bukit Bintang projects have layouts of 1,000 sq ft or more?
Times Square 2 @ Jalan Imbi, Bukit Bintang (up to 1,356 sq ft), SWNK Houze (up to 1,238 sq ft), Pavilion Square (up to 1,272 sq ft), Orion Residences (up to 1,329 sq ft), The Conlay Residences (up to 1,335 sq ft).
Why is price per square foot so different between buildings?
Distance to rail and shops, the floor, the size of the layout and the tenure all feed into it. Compare within the area and within the same layout type.
How much is the maintenance fee here?
It varies by building and is charged per square foot. Ask for the current rate and the last few revisions before you commit; it is the cost you carry every month for as long as you own.
How this area compares with the others
| Area | Projects | Entry prices | Per sq ft | Completed |
|---|---|---|---|---|
| KL City Centre | 12 | RM699,000 – RM1,897,000 | RM1,610 – RM3,311 | 5 |
| Bukit Bintang ← this page | 7 | RM688,000 – RM1,460,000 | RM1,410 – RM2,953 | 4 |
| TRX | 2 | RM1,280,000 – RM1,442,207 | RM2,051 – RM2,311 | 1 |
| Bangsar | 4 | RM785,000 – RM1,745,000 | RM911 – RM1,743 | 1 |
| Bukit Jalil | 7 | RM422,500 – RM1,209,100 | RM584 – RM1,007 | 0 |
| Damansara Heights | 2 | RM754,000 – RM1,022,000 | RM1,668 – RM1,689 | 0 |
| Sungai Besi | 4 | RM396,000 – RM461,000 | RM670 – RM841 | 0 |
| Old Klang Road & OUG | 4 | RM339,000 – RM765,900 | RM610 – RM948 | 1 |
| Damansara | 12 | RM501,000 – RM1,858,800 | RM667 – RM1,255 | 1 |
| Petaling Jaya | 4 | RM385,000 – RM691,400 | RM673 – RM892 | 1 |
| Subang Jaya | 2 | RM356,000 – RM470,800 | RM648 – RM829 | 0 |
Read the last two columns together. A lower entry price with a similar cost per square foot usually means smaller layouts, not cheaper space, and an area with little completed asks you to wait, which has its own cost.
Prices are gross starting prices and can change. Confirm the current price and availability before you commit.