Eaton Residences is a 52-storey leasehold serviced residence at 28 Jalan Kia Peng, completed in 2022 by City View Ventures, a GSH Corporation subsidiary. It has 632 units from 635 to 2,982 sq ft, listed from RM 1,800,000 to RM 6,008,795, about RM 2,125 psf, with a fee of RM 0.65 psf. The developer highlights a full glass facade and a cantilevered sky pool. This is one of the few finished towers in the area with a real three- and four-bedroom range, which makes it a family building more than a studio building. It suits a buyer who wants a large, ready home by Conlay MRT; it suits less well someone who will only pay what neighbours have recorded, because the building’s own sales median sits far below the list.
For the latest price list and available units, WhatsApp +60 17-880 2526.
My verdict: who it suits, who it doesn’t
A sensible choice if you:
- need three bedrooms or more and want to move in without waiting;
- want an international school and a private hospital within a short distance;
- want car parks with the unit; the database states one to four bays depending on type;
- are a foreign buyer looking for a finished unit well above the KL price line.
Less suitable if you:
- want freehold; this is leasehold;
- are shopping under RM 1.8 million, the lowest list price;
- want a brand-new unit that no one has lived in.
Location and walking context
These are straight-line distances measured on the map from the project coordinate. Footpaths and crossings make real walks longer.
| Place | Straight-line distance |
|---|---|
| Conlay MRT (PY22) | about 190 m |
| Eton House (school) | about 190 m |
| Prince Court Medical Centre | about 300 m |
| Iraqi School in Kuala Lumpur | about 420 m |
| Plaza Ombak KLCC | about 610 m |
| Persiaran KLCC MRT (PY21) | about 630 m |
| KLCC Park | about 730 m |
| Pavilion Kuala Lumpur | about 760 m |
| Mercato (supermarket) | about 810 m |
The Kia Peng pocket is quieter than Bukit Bintang: a station, a school and a hospital nearby, with Pavilion and KLCC Park each under a kilometre on the map. The nearest big supermarket is around 800 m off, so daily grocery runs may need a short drive or a ride.
Layouts: which one I would pick
The database lists eight layout groups:
| Type | Size | Rooms | Monthly fee at RM 0.65 psf |
|---|---|---|---|
| A1–A6 | 635–861 sq ft | 1 bed, 1 bath | 635 × 0.65 = RM 412.75 |
| B1–B11 | 797–872 sq ft | 1+1 bed, 1 bath | 850 × 0.65 = RM 552.50 |
| C1–C3 | 1,098–1,163 sq ft | 2 bed, 2 bath | 1,098 × 0.65 = RM 713.70 |
| C4–C5 | 1,410–1,464 sq ft | 2+1 bed, 2 bath | 1,410 × 0.65 = RM 916.50 |
| D1–D2 | 1,550–1,572 sq ft | 3 bed, 3 bath | 1,550 × 0.65 = RM 1,007.50 |
| D3–D4 | 1,668–1,722 sq ft | 3+1 bed, 3 bath | 1,668 × 0.65 = RM 1,084.20 |
| D5–D6 | 2,842–2,874 sq ft | 4+1 bed, 3 bath | 2,842 × 0.65 = RM 1,847.30 |
| P1–P6 (penthouse) | 2,271–2,982 sq ft | 4 bed, 3 bath | 2,271 × 0.65 = RM 1,476.15 |
Car parks range from one to four by unit type; the database does not map each type to a number, so confirm the count for the unit you are offered.
My pick: Type D1, 1,550 sq ft, 3 bedrooms and 3 bathrooms. A true three-bedroom with a bathroom for each room is not common in a finished tower this close to KLCC. With a school about 190 m away on the map, D1 is the layout that makes the most sense of this address for a family. The fee is about RM 1,000 a month, which is the real cost of the extra room.
If you do not need the third bedroom, the B-series 1+1 units at around 850 sq ft are the lighter option.
Price view
Eaton’s database list figure is about RM 2,125 psf. For comparison, here are neighbouring projects from the same database; every figure is a developer list price per foot rather than a recorded sale:
| Project | Straight-line distance | Listed psf | Status | Tenure |
|---|---|---|---|---|
| Eaton Residences | – | about RM 2,125 | Completed 2022 | Leasehold |
| Conlay | about 140 m | about RM 2,300 to 2,600 | Completed 2025 | Freehold |
| Pavilion Square Residence | about 580 m | about RM 2,300 to 2,800 | Under construction, 2029 | Leasehold |
| Orion Residence | about 830 m | about RM 2,707 to 3,750 | Completed 2026 | Freehold |
| Golden Crown Residence | about 970 m | about RM 2,051 | Under construction, 2026 | Leasehold |
| Core Residence @ TRX | about 1.18 km | about RM 2,171 | Completed 2024 | Freehold |
My reading: on list figures Eaton sits low-to-middle for this part of town, beside Golden Crown and Core. The freehold neighbours list higher, as you would expect. But for a finished building the list is only half the picture; the recorded sales below matter more.
What completed buildings nearby have actually sold for
These are recorded transactions, not this project’s price. The top row is Eaton itself: this building’s own recorded transfers. All three rows are our own medians from NAPIC’s open transaction data, January 2021 to June 2026, and none is a quote for a particular unit.
| Completed building | Straight-line distance | Recorded sales | Median psf | Period | Tenure |
|---|---|---|---|---|---|
| Eaton Residences (this building) | – | 79 | about RM 1,587 | May 2021 – Apr 2026 | Leasehold |
| Ascott Star Residence | about 1.34 km | 86 | about RM 1,924 | Jan 2021 – May 2026 | Freehold |
| Lucentia Residences | about 1.88 km | 74 | about RM 1,788 | Jan 2021 – Oct 2025 | Leasehold |
How to use it: Eaton’s own median is roughly a quarter below its list figure, and the median recorded unit was about 850 sq ft, so the records mostly reflect the smaller layouts, not the D-series. That makes the list figure for a three-bedroom hard to test against past deals. Ask for recorded sales of the same layout before you agree a price. Ascott Star and Lucentia are further away and different products, so read them only as background.
Monthly cost
RM 0.65 psf applies to the built-up area. For a 1,098 sq ft C1: 1,098 × 0.65 = RM 713.70 a month. Whether sinking fund sits inside that rate is not stated, so confirm it with management. Quit rent, assessment and insurance are billed on their own.
Foreign buyers
Foreign buyers in KL must buy at RM 1,000,000 or more, and the purchase needs consent from the land authority. Eaton’s lowest list price is RM 1,800,000, so every layout qualifies. The title is commercial under HDA and the tenure is leasehold; ask for the remaining lease years.
3 things to check at the viewing
- Bay count for your type. The database gives one to four bays by unit type; get your number in writing.
- Furnishing state of the actual unit. In a finished tower, units differ by owner. Check what stays and what goes.
- Recorded sales for your layout. Ask for past transfers of the same size before talking price.
FAQ
Is Eaton Residences freehold? No. Eaton sits on leasehold land with a commercial title under HDA.
When was it completed? In 2022.
How far is the MRT? Conlay MRT is about 190 m in a straight line.
Does it have three-bedroom units? Yes. D1–D2 are 3 bedrooms, D3–D4 are 3+1, and D5–D6 are 4+1, plus penthouses.
Can foreigners buy here? Yes. Even the cheapest unit clears RM 1,000,000; the land authority must still give consent.
Full project details, layouts and location: Eaton Residences project page