Across the 4 projects we track in Sungai Besi, entry prices run from RM396,000 to RM461,000, or roughly RM670 to RM841 per square foot. None is completed yet.
Tell me what you need and I will narrow this area down for you. WhatsApp me at +60 17-880 2526.
Sungai Besi is a long corridor south-east of the city centre, running along Jalan Sungai Besi and the Sungai Besi Highway. The new towers here sit in three pockets: Chan Sow Lin near the city end, the Salak South side next to Plaza Salak Park, and the area beside KTM Salak Selatan and the Salak Expressway.
Every project we track here
| Project | From | Sizes | Per sq ft | Tenure | Ready? |
|---|---|---|---|---|---|
| Arte Star Milano @ Sungai Besi | RM396,000 | 527–1,185 sq ft | RM751 | Leasehold | Expected 2029 |
| Arte Star The Regal @ Sungai Besi | RM443,000 | 527–947 sq ft | RM841 | Leasehold | Expected 2028 |
| Ambience Residence @ Sungai Besi | RM448,230 | 669–1,080 sq ft | RM670 | Freehold | Expected 2027 |
| Aricia Residences @ Sungai Besi | RM461,000 | 550–1,420 sq ft | RM838 | Freehold | Expected 2029 |
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
- Rail at both ends: Chan Sow Lin and Miharja LRT and Chan Sow Lin MRT in the north; Taman Naga Emas and Kuchai MRT, Salak Selatan LRT and KTM Salak Selatan further south.
- TBS (Terminal Bersepadu Selatan) is one stop from KTM Salak Selatan.
- Highways: the Sungai Besi Highway and the Salak Expressway; each project page gives the measured distance to its nearest station.
What the price range actually tells you
The spread between RM396,000 and RM461,000 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 | Arte Star Milano @ Sungai Besi RM396,000 Arte Star The Regal @ Sungai Besi RM443,000 Ambience Residence @ Sungai Besi RM448,230 Aricia Residences @ Sungai Besi RM461,000 |
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: Ambience Residence @ Sungai Besi, Aricia Residences @ Sungai Besi. Leasehold: Arte Star Milano @ Sungai Besi, Arte Star The Regal @ Sungai Besi.
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. The rest start below it: Arte Star Milano @ Sungai Besi (from RM396,000), Arte Star The Regal @ Sungai Besi (from RM443,000), Ambience Residence @ Sungai Besi (from RM448,230), Aricia Residences @ Sungai Besi (from RM461,000). 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
Nothing here is completed yet. Not yet completed: Arte Star Milano @ Sungai Besi (expected 2029), Arte Star The Regal @ Sungai Besi (expected 2028), Ambience Residence @ Sungai Besi (expected 2027), Aricia Residences @ Sungai Besi (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
- Each pocket is different. The nearest station and mall change a lot between Chan Sow Lin and Salak Selatan, so compare the project pages, not the area name.
- Tenure differs by project. Some here are freehold and some leasehold, so check each project page. Foreign buyers need consent from the land authority.
- Mostly under construction. Expected completion years range across the late 2020s.
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 |
|---|---|---|
| Arte Star Milano @ Sungai Besi | RM396,000 | RM1,621 |
| Arte Star The Regal @ Sungai Besi | RM443,000 | RM1,813 |
| Ambience Residence @ Sungai Besi | RM448,230 | RM1,835 |
| Aricia Residences @ Sungai Besi | RM461,000 | RM1,887 |
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 Sungai Besi?
On our list, Arte Star Milano @ Sungai Besi at RM396,000. Next are Arte Star The Regal @ Sungai Besi at RM443,000 and Ambience Residence @ Sungai Besi at RM448,230.
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 Sungai Besi?
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. The rest start below it: Arte Star Milano @ Sungai Besi (from RM396,000), Arte Star The Regal @ Sungai Besi (from RM443,000), Ambience Residence @ Sungai Besi (from RM448,230), Aricia Residences @ Sungai Besi (from RM461,000). 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?
Not yet. Every project we track here is still being built.
Which Sungai Besi projects have layouts of 1,000 sq ft or more?
Arte Star Milano @ Sungai Besi (up to 1,185 sq ft), Ambience Residence @ Sungai Besi (up to 1,080 sq ft), Aricia Residences @ Sungai Besi (up to 1,420 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 | 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 ← this page | 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.