Upgrading into the City Centre: What the Bigger Layouts Cost

Upgrading is a different calculation from buying a first home. You are usually carrying an existing property, an existing loan, and a timing problem: whether you sell first or buy first. The space you gain is easy to picture; the two costs below are the ones people underestimate.

The projects with larger layouts

Project	From	Size range	Bedrooms	Tenure	Status	Price per sq ft
SWNK Houze	RM705,000	463–1,238 sq ft	1-3	Leasehold	Q2 2026	RM1,523
Centrix	RM907,800	564–1,187 sq ft	1-3	Leasehold	Q2 2028	RM1,610
FACE Suites Kuala Lumpur	RM1,212,000	560–1,625 sq ft	1-4	Freehold	Completed	RM2,164
Golden Crown	RM1,280,000	624–1,238 sq ft	1-3	Leasehold	Q4 2026	RM2,051
Pavilion Square	RM1,319,000	504–1,272 sq ft	1-3+1	Leasehold	Residence 2029 | Office 2027	RM2,617
Oxley Tower 1 | SO Kuala Lumpur	RM1,449,000	566–995 sq ft	1-2+1	Freehold	Completed	RM2,384
Core Residence	RM1,442,207	624–1,022 sq ft	1-3	Freehold	Completed	RM2,311
Orion Residences	RM1,450,000	491–1,329 sq ft	1-3	Freehold	Under construction	RM2,953
The Conlay Residences	RM1,460,000	743–1,335 sq ft	1-3	Freehold	Completed	RM1,973
CloutHaus	RM1,548,800	549–1,216 sq ft	1-3	Freehold	Q1 2029	RM2,821
Oxley Tower 2 | Jewel KL City Centre	RM1,784,000	678–2,185 sq ft	1-2+1	Freehold	Completed	RM2,631
Royal Lexis	RM1,897,000	573–1,225 sq ft	1-2	Freehold	Q3 2029	RM3,311

Price per square foot is the entry price divided by the smallest layout — a floor, not an average. Larger layouts are usually priced differently.

The third-loan rule, if you are keeping the old one

If you keep your existing home and buy this as an additional property, count carefully. Bank Negara does not cap the margin on the first or second housing loan — each bank sets that, and 90% is common. From the third housing loan onwards the cap is 70%. On a RM1,200,000 purchase that is the difference between roughly RM120,000 and RM360,000 in deposit. Read the official measure on the Bank Negara site.

Sell first or buy first

• Sell first. You know your cash position and your loan count resets, but you may need somewhere to live in between — and 6 of these are still building.
• Buy first. You secure the unit, but you carry two loans while the old one sells, and the new purchase may count as a second or third loan.
• Real property gains tax applies on the disposal of the old property. The rate depends on how long you held it and your citizenship. Check the current schedule with LHDN before you commit to a timeline.

What the extra space costs each month

Maintenance and sinking fund are charged per square foot. Doubling floor area roughly doubles that line — every month, for as long as you hold it. Ask for the current rate per square foot in the project you are considering, not the rate in the brochure from launch.

Next

What you are actually paying for space · What the extra room really costs · What the wait actually costs

Questions

Which project has the largest layout?

FACE Suites Kuala Lumpur, up to 1,625 sq ft.

If I keep my current home, how much can I borrow?

If this would be your third housing loan, Bank Negara caps the margin at 70%. On the first or second there is no Bank Negara cap — each bank sets its own, and 90% is common.

Should I sell before I buy?

Selling first fixes your cash position and your loan count, but leaves you needing somewhere to live — and several of these projects are still under construction. Buying first secures the unit but means carrying two loans.

Do I pay tax when I sell the old place?

Real property gains tax applies on disposal, at a rate that depends on the holding period and your citizenship. Check the current schedule with LHDN.

Does a bigger unit cost more every month besides the loan?

Yes. Maintenance and sinking fund are charged per square foot, so floor area drives that line directly.

Other buyers

First home · Upgrading · Own stay · Renting it out · A second property

Prices and project details as listed on this site, checked 24 September 2026. Monthly figures are estimates, not quotations.