Pavilion Square Residence is a 67-storey leasehold tower on Jalan Raja Chulan by Armani Hartajaya, with 960 homes on 2.023 acres and completion expected in 2029. Layouts go from a 504 sq ft studio to a 1,272 sq ft 2+1, and prices from RM 1,319,000 to RM 5,409,000, about RM 2,300 to 2,800 psf gross. The fee is RM 0.90 psf. Its defining feature is a dedicated link bridge to Pavilion Kuala Lumpur, which is about 200 m away in a straight line. It suits buyers who want the Bukit Bintang retail strip as their front garden and are fine with leasehold; it does not suit buyers who want freehold or a quiet, low-density building.
For the latest price list and available units, WhatsApp +60 17-880 2526.
My verdict: who it suits, who it doesn’t
Shortlist it if you:
- want shopping, dining and the Starhill all within a few hundred metres, with a covered route into Pavilion;
- like big shared facilities; the developer states a 118-metre pool and a sky sports zone of about 15,000 sq ft;
- need a real two-bedroom with two bathrooms, or a three-bedroom, in the Golden Triangle;
- are buying from overseas and want every unit above the RM 1 million line.
Leave it off if you:
- insist on freehold; this is leasehold, and freehold towers such as Orion and Conlay sit within about 600 m;
- want a small, quiet block; 960 units share the building, 20 to a floor split into two wings of 10;
- want the studio and a car; Type A at 504 sq ft comes with no bay;
- need keys soon; completion is expected in 2029.
Location and walking context
Distances are straight-line from the database coordinate. Raja Chulan and Bukit Bintang junctions are busy; the link bridge will matter more than these numbers once it opens.
| Place | Straight-line distance |
|---|---|
| Pavilion Kuala Lumpur | about 200 m |
| The Starhill | about 260 m |
| Eslite Spectrum | about 270 m |
| Mercato (supermarket) | about 300 m |
| Pavilion Elite | about 320 m |
| Conlay MRT (Putrajaya line) | about 390 m |
| Forest in the City (park) | about 500 m |
| Bukit Bintang MRT (Kajang line) | about 550 m |
| Raja Chulan monorail | about 580 m |
| EtonHouse (school) | about 760 m |
This is a retail-heavy address: two malls, a bookstore and a supermarket all within about 320 m. Three stations on three lines are inside about 600 m. The trade-off is crowds and traffic around the clock.
Layouts: which one I would pick
| Type | Size | Rooms | Car park | Monthly fee at RM 0.90 psf |
|---|---|---|---|---|
| A | 504 sq ft | studio, 1 bath | none | 504 × 0.90 = RM 453.60 |
| B1 | 770 sq ft | 1+1 bed, 1 bath | at least 1 | 770 × 0.90 = RM 693.00 |
| B2 | 772 sq ft | 1+1 bed, 1 bath | at least 1 | 772 × 0.90 = RM 694.80 |
| C1 | 966 sq ft | 2 bed, 2 bath | at least 1 | 966 × 0.90 = RM 869.40 |
| C2 | 978 sq ft | 2+1 bed, 2 bath | at least 1 | 978 × 0.90 = RM 880.20 |
| C3 | 1,100 sq ft | 2+1 bed, 2 bath | at least 1 | 1,100 × 0.90 = RM 990.00 |
| D | 1,255 sq ft | 3 bed, 3 bath | at least 1 | 1,255 × 0.90 = RM 1,129.50 |
| C4 | 1,272 sq ft | 2+1 bed, 2 bath | at least 1 | 1,272 × 0.90 = RM 1,144.80 |
My pick: Type C1, 966 sq ft, two bedrooms and two bathrooms. It is the smallest true two-bedroom in the tower, so you get a second bathroom and a car bay without moving into the 1,100 sq ft-plus price tier. For a couple who works from home or has a regular guest, that second bathroom matters more than the extra study in C2. If you need three proper bedrooms, Type D at 1,255 sq ft is the only one, and it comes with three bathrooms.
Price view
Pavilion Square Residence lists at about RM 2,300 to 2,800 psf gross. Projects nearby in the same database (developer list figures, not recorded sales):
| Project | Straight-line distance | Listed psf | Status | Tenure |
|---|---|---|---|---|
| Pavilion Square Residence | – | about RM 2,300 to 2,800 | Expected 2029 | Leasehold |
| Orion Residence | about 310 m | about RM 2,707 to 3,750 | Completed 2026 | Freehold |
| Eaton Residences | about 580 m | about RM 2,125 | Completed 2022 | Leasehold |
| Conlay | about 580 m | about RM 2,300 to 2,600 | Completed 2025 | Freehold |
| Branniganz Suites | about 690 m | from about RM 2,163 | New launch, 2028 | Leasehold |
| Core Residence @ TRX | about 860 m | about RM 2,171 | Completed 2024 | Freehold |
My reading: on psf alone, Pavilion Square overlaps with Conlay, which is freehold and already finished, and it sits above Core and Eaton. What it adds is the mall connection and a large facility deck. If those are why you are buying, the price fits the product; if you mainly want a city-centre home, compare it carefully against the finished freehold options first.
What completed buildings nearby have actually sold for
The next table shows recorded transactions, not this project’s price. We calculated our own median psf from each building’s transfers in NAPIC’s open transaction data, January 2021 to June 2026, on the floor area in each record. It is a rough indicator, not a valuation, and no guide to future movement.
| Completed building | Straight-line distance | Recorded sales | Median psf | Period | Tenure |
|---|---|---|---|---|---|
| Eaton Residences | about 580 m | 79 | about RM 1,587 | May 2021 – Apr 2026 | Leasehold |
| Lucentia Residences | about 1.35 km | 74 | about RM 1,788 | Jan 2021 – Oct 2025 | Leasehold |
| Ascott Star Residence | about 1.35 km | 86 | about RM 1,924 | Jan 2021 – May 2026 | Freehold |
How to use it: Eaton is the closest leasehold building with a track record, and its recorded median sits well below Pavilion Square’s list band. Lucentia, also leasehold, is a little higher. Neither has a mall bridge, and both are resale units, so the gap partly reflects the product. These numbers show you the level at which finished leasehold homes nearby have actually changed hands.
Monthly cost
The fee is RM 0.90 psf. Size × 0.90: for the 966 sq ft C1, 966 × 0.90 = RM 869.40 a month. Ask whether sinking fund is included or billed on top, and budget separately for quit rent, assessment and insurance.
Foreign buyers
Foreigners buying in Kuala Lumpur need a unit priced at RM 1,000,000 or more and consent from the land authority. Pavilion Square starts at RM 1,319,000, so all layouts qualify, including the studio. The title is commercial under HDA, leasehold.
3 things to check at the viewing
- Which wing your unit faces. Each floor is split by a wall into two sides of 10 units. Ask which side you are on and what it looks over.
- The link bridge in writing. Ask how the bridge to Pavilion Kuala Lumpur is accessed by residents, and whether its opening is tied to handover.
- Lift count per side. The database lists 12 lifts for 20 units a floor. Ask how they are split between the two wings and between residents and the office tower.
FAQ
Is Pavilion Square Residence freehold? No. It is leasehold, on a commercial title under HDA.
When will it be completed? The database gives 2029, with a construction period of 58 months.
Do all units have parking? All except the 504 sq ft Type A, which comes with none; other types have at least one bay.
Is there a three-bedroom? Yes, Type D at 1,255 sq ft with three bathrooms.
Can foreigners buy? Yes. Prices start at RM 1,319,000, and consent from the land authority is required.
Full project details, layouts and location: Pavilion Square Residence project page