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Buying in KLCC as a foreigner (2026): what you can buy and what it costs
Quick answer
Yes, a foreigner can buy in KLCC, Bukit Bintang and TRX. Kuala Lumpur's minimum for a foreign buyer is RM1,000,000 for the unit you buy, every purchase needs consent from the land authority, and the transfer is stamped at 8%. Of the 20 city-centre projects on this site, 12 have every unit at RM1,000,000 or more, and in 8 more only the larger or higher units qualify.
The rules for foreign buyers in Kuala Lumpur
Kuala Lumpur follows the federal guideline: a foreigner may buy a home priced at RM1,000,000 or more. The figure applies to the unit you buy, not to the project's starting price, so in one building some units may qualify and others not. Every purchase also needs consent from the land authority under section 433B of the National Land Code; your lawyer applies after the sale and purchase agreement is signed, and the title is transferred only after approval.
A foreigner cannot buy low-cost or medium-low-cost homes, property on Malay reserve land, or units set aside for the bumiputera quota. In a new project, ask which units are not quota units before you choose.
KLCC, Bukit Bintang and TRX
KLCC
The area around the Petronas Twin Towers and KLCC Park, with offices, Suria KLCC and the convention centre. Most projects here sit above the RM1,000,000 line, which is why foreign buyers usually start here.
Bukit Bintang
Kuala Lumpur's shopping and entertainment street, around Pavilion and Jalan Bukit Bintang. Projects here mix smaller serviced units, some below the line, with larger ones above it.
TRX
Tun Razak Exchange, the financial district built around the Exchange 106 tower, with its own MRT station and mall. Homes here are newer and mostly above the line.
Every city-centre project on this site, and what a foreigner can buy
| Project | Area | Price range | Sizes (sq ft) | Foreigners |
|---|---|---|---|---|
| SWNK HOUZE | Bukit Bintang | RM705,000 – RM1,461,000 | 463 – 1,238 | Only units at RM1,000,000+ |
| CENTRIX THE STATION KL City Centre | KL City Centre | RM907,800 – RM2,194,800 | 564 – 1,187 | Only units at RM1,000,000+ |
| CloutHaus Residences | Kuala Lumpur City Centre | RM1,548,800 – RM4,694,800 | 549 – 1,216 | Every unit qualifies |
| Core Residence @ TRX | Tun Razak Exchange (TRX) | RM1,442,207 – RM4,660,000 | 624 – 1,022 | Every unit qualifies |
| DAWN KL City Centre | KL City Centre | RM717,000 – RM1,972,000 | 348 – 835 | Only units at RM1,000,000+ |
| Golden Crown Residence | Jalan Tun Razak | RM1,280,000 – RM3,031,000 | 624 – 1,238 | Every unit qualifies |
| Orion Residence | Bukit Bintang | RM1,450,000 – RM4,000,000 | 491 – 1,329 | Every unit qualifies |
| SO Kuala Lumpur Residences | KL City Centre | RM1,449,000 – RM2,663,615 | 566 – 995 | Every unit qualifies |
| Jewel by Oxley KL City Centre | KL City Centre | RM1,784,000 – RM3,759,000 | 678 – 2,185 | Every unit qualifies |
| Phoeniz Suites @ KL City Centre | KL City Centre | RM1,016,400 – RM1,421,600 | 484 – 678 | Every unit qualifies |
| Royal Lexis Kuala Lumpur | Kuala Lumpur City Centre | RM1,897,000 – RM4,418,000 | 573 – 1,225 | Every unit qualifies |
| Conlay | Kuala Lumpur City Centre | RM1,460,000 – RM3,471,000 | 743 – 1,335 | Every unit qualifies |
| Pavilion Square Residence | Kuala Lumpur City Centre | RM1,319,000 – RM3,561,600 | 504 – 1,272 | Every unit qualifies |
| Branniganz Suites @ Bukit Bintang | Bukit Bintang | RM803,500 – RM1,497,600 | 344 – 678 | Only units at RM1,000,000+ |
| Lucentia Residences @ Bukit Bintang City Centre | Bukit Bintang | RM782,000 – RM2,178,000 | 454 – 882 | Only units at RM1,000,000+ |
| Times Square 2 | Bukit Bintang | RM688,000 – RM2,565,000 | 488 – 1,356 | Only units at RM1,000,000+ |
| MABA Suitez @ KL City Centre | KL City Centre | RM699,000 – RM1,546,200 | 323 – 657 | Only units at RM1,000,000+ |
| Eaton Residences | KL City Centre | RM1,800,000 – RM6,008,795 | 635 – 2,982 | Every unit qualifies |
| Ascott Star Residence | KL City Centre | RM1,655,704 – RM4,902,700 | 679 – 2,972 | Every unit qualifies |
| DIVINE KL City Centre | KL City Centre | RM997,000 – RM3,900,000 | 502 – 1,319 | Only units at RM1,000,000+ |
Gross prices from the developers' price lists as recorded in our project database on 9 October 2026; prices change by unit and floor.
Project by project
SWNK HOUZE
SWNK HOUZE (Bukit Bintang) by BBCC Development Sdn. Bhd. (UDA, EcoWorld & EPF): 441 homes, 463 to 1,238 sq ft, RM705,000 to RM1,461,000. Tenure: leasehold. Expected completion 2026. Units start at RM705,000, so a foreigner must choose from the units priced at RM1,000,000 or more — usually the larger layouts or higher floors. Maintenance about RM278 a month for the smallest unit. Details →
CENTRIX THE STATION KL City Centre
CENTRIX THE STATION KL City Centre (KL City Centre) by Intan Sekitar Sdn Bhd (Subsidiary of Crest Builder Berhad): 857 homes, 564 to 1,187 sq ft, RM907,800 to RM2,194,800. Tenure: leasehold. Expected completion 2028. Units start at RM907,800, so a foreigner must choose from the units priced at RM1,000,000 or more — usually the larger layouts or higher floors. Maintenance about RM226 a month for the smallest unit. Details →
CloutHaus Residences
CloutHaus Residences (Kuala Lumpur City Centre) by TA First Credit Sdn Bhd: 615 homes, 549 to 1,216 sq ft, RM1,548,800 to RM4,694,800. Tenure: freehold. Expected completion 2029. Every unit is above the foreign-buyer line. Maintenance about RM439 a month for the smallest unit. Details →
Core Residence @ TRX
Core Residence @ TRX (Tun Razak Exchange (TRX)) by CORE Precious Development Sdn Bhd (A joint venture between CCCG & WCT Holdings Berhad): 580 homes, 624 to 1,022 sq ft, RM1,442,207 to RM4,660,000. Tenure: freehold. Completed in 2024. Every unit is above the foreign-buyer line. Maintenance about RM530 a month for the smallest unit. Details →
DAWN KL City Centre
DAWN KL City Centre (KL City Centre) by Dawn Land Sdn Bhd: 960 homes, 348 to 835 sq ft, RM717,000 to RM1,972,000. Tenure: freehold. Expected completion 2029. Units start at RM717,000, so a foreigner must choose from the units priced at RM1,000,000 or more — usually the larger layouts or higher floors. Maintenance about RM244 a month for the smallest unit. Details →
Golden Crown Residence
Golden Crown Residence (Jalan Tun Razak) by Multibay Development Sdn Bhd (A Subsidiary of Golden Eagle): 490 homes, 624 to 1,238 sq ft, RM1,280,000 to RM3,031,000. Tenure: leasehold. Expected completion 2026. Every unit is above the foreign-buyer line. Maintenance about RM499 a month for the smallest unit. Details →
Orion Residence
Orion Residence (Bukit Bintang) by Orion Tower Sdn. Bhd. (Welton Group of Companies): 298 homes, 491 to 1,329 sq ft, RM1,450,000 to RM4,000,000. Tenure: freehold. Completed in 2025. Every unit is above the foreign-buyer line. Maintenance about RM648 a month for the smallest unit. Details →
SO Kuala Lumpur Residences
SO Kuala Lumpur Residences (KL City Centre) by Oxley Rising Sdn Bhd: 590 homes, 566 to 995 sq ft, RM1,449,000 to RM2,663,615. Tenure: freehold. Completed in 2025. Every unit is above the foreign-buyer line. Maintenance about RM623 a month for the smallest unit. Details →
Jewel by Oxley KL City Centre
Jewel by Oxley KL City Centre (KL City Centre) by Oxley Risings Sdn Bhd: 267 homes, 678 to 2,185 sq ft, RM1,784,000 to RM3,759,000. Tenure: freehold. Completed in 2025. Every unit is above the foreign-buyer line. Maintenance about RM447 a month for the smallest unit. Details →
Phoeniz Suites @ KL City Centre
Phoeniz Suites @ KL City Centre (KL City Centre) by Exsim YKS 54 Sdn Bhd (1361275-W) (a member of EXSIM Group): 394 homes, 484 to 678 sq ft, RM1,016,400 to RM1,421,600. Tenure: freehold. Completion date to be confirmed. Every unit is above the foreign-buyer line. Maintenance about RM586 a month for the smallest unit. Details →
Royal Lexis Kuala Lumpur
Royal Lexis Kuala Lumpur (Kuala Lumpur City Centre) by Kuala Lumpur Metro Group: 518 homes, 573 to 1,225 sq ft, RM1,897,000 to RM4,418,000. Tenure: freehold. Expected completion 2029. Every unit is above the foreign-buyer line. Maintenance about RM458 a month for the smallest unit. Details →
Conlay
Conlay (Kuala Lumpur City Centre) by Patsawan Properties Sdn. Bhd. (A joint venture between Eastern & Oriental Berhad and Mitsui Fudosan Group): 491 homes, 743 to 1,335 sq ft, RM1,460,000 to RM3,471,000. Tenure: freehold. Completed in 2025. Every unit is above the foreign-buyer line. Maintenance about RM594 a month for the smallest unit. Details →
Pavilion Square Residence
Pavilion Square Residence (Kuala Lumpur City Centre) by Armani Hartajaya Sdn Bhd: 960 homes, 504 to 1,272 sq ft, RM1,319,000 to RM3,561,600. Tenure: leasehold. Expected completion 2029. Every unit is above the foreign-buyer line. Maintenance about RM454 a month for the smallest unit. Details →
Branniganz Suites @ Bukit Bintang
Branniganz Suites @ Bukit Bintang (Bukit Bintang) by Lembaran Beruntung Sdn. Bhd. (642030-X) (a member of EXSIM Group): 759 homes, 344 to 678 sq ft, RM803,500 to RM1,497,600. Tenure: leasehold. Expected completion 2028. Units start at RM803,500, so a foreigner must choose from the units priced at RM1,000,000 or more — usually the larger layouts or higher floors. Maintenance about RM416 a month for the smallest unit. Details →
Lucentia Residences @ Bukit Bintang City Centre
Lucentia Residences @ Bukit Bintang City Centre (Bukit Bintang) by BBCC Development Sdn Bhd (A joint venture between UDA Holdings Berhad, EcoWorld Development Group Berhad and Employees Provident Fund): 668 homes, 454 to 882 sq ft, RM782,000 to RM2,178,000. Tenure: leasehold. Completed in 2021. Units start at RM782,000, so a foreigner must choose from the units priced at RM1,000,000 or more — usually the larger layouts or higher floors. Maintenance about RM272 a month for the smallest unit. Details →
Times Square 2
Times Square 2 (Bukit Bintang) by Berjaya Times Square Sdn Bhd: 629 homes, 488 to 1,356 sq ft, RM688,000 to RM2,565,000. Tenure: freehold. Expected completion 2027. Units start at RM688,000, so a foreigner must choose from the units priced at RM1,000,000 or more — usually the larger layouts or higher floors. Maintenance about RM322 a month for the smallest unit. Details →
MABA Suitez @ KL City Centre
MABA Suitez @ KL City Centre (KL City Centre) by EXSIM MABA SDN BHD: 914 homes, 323 to 657 sq ft, RM699,000 to RM1,546,200. Tenure: leasehold. Completion date to be confirmed. Units start at RM699,000, so a foreigner must choose from the units priced at RM1,000,000 or more — usually the larger layouts or higher floors. Maintenance about RM320 a month for the smallest unit. Details →
Eaton Residences
Eaton Residences (KL City Centre) by City View Ventures Sdn Bhd (A subsidiary of GSH Corporation Limited): 632 homes, 635 to 2,982 sq ft, RM1,800,000 to RM6,008,795. Tenure: leasehold. Completed in 2022. Every unit is above the foreign-buyer line. Maintenance about RM413 a month for the smallest unit. Details →
Ascott Star Residence
Ascott Star Residence (KL City Centre) by Symphony Life Berhad & United Malayan Land Berhad (Alpine Return Sdn Bhd): 471 homes, 679 to 2,972 sq ft, RM1,655,704 to RM4,902,700. Tenure: freehold. Completed in 2021. Every unit is above the foreign-buyer line. Maintenance about RM441 a month for the smallest unit. Details →
DIVINE KL City Centre
DIVINE KL City Centre (KL City Centre) by Chin Hin Group Property: 1033 homes, 502 to 1,319 sq ft, RM997,000 to RM3,900,000. Tenure: leasehold. Expected completion 2032. Units start at RM997,000, so a foreigner must choose from the units priced at RM1,000,000 or more — usually the larger layouts or higher floors. Maintenance about RM341 a month for the smallest unit. Details →
Starting price per square foot
Price per square foot lets you compare buildings with different unit sizes. Below is each project's starting price divided by its smallest unit, lowest first. Larger and higher units are usually priced higher per square foot, so treat this as the entry level, not the average.
| Project | Starting price per sq ft | Status |
|---|---|---|
| Times Square 2 | RM1,410 | Under construction / new launch |
| SWNK HOUZE | RM1,523 | Under construction / new launch |
| CENTRIX THE STATION KL City Centre | RM1,610 | Under construction / new launch |
| Lucentia Residences @ Bukit Bintang City Centre | RM1,722 | Completed |
| Conlay | RM1,965 | Completed |
| DIVINE KL City Centre | RM1,986 | Under construction / new launch |
| Golden Crown Residence | RM2,051 | Under construction / new launch |
| DAWN KL City Centre | RM2,060 | Under construction / new launch |
| Phoeniz Suites @ KL City Centre | RM2,100 | Under construction / new launch |
| MABA Suitez @ KL City Centre | RM2,164 | Under construction / new launch |
| Core Residence @ TRX | RM2,311 | Completed |
| Branniganz Suites @ Bukit Bintang | RM2,336 | Under construction / new launch |
| Ascott Star Residence | RM2,438 | Completed |
| SO Kuala Lumpur Residences | RM2,560 | Completed |
| Pavilion Square Residence | RM2,617 | Under construction / new launch |
| Jewel by Oxley KL City Centre | RM2,631 | Completed |
| CloutHaus Residences | RM2,821 | Under construction / new launch |
| Eaton Residences | RM2,835 | Completed |
| Orion Residence | RM2,953 | Completed |
| Royal Lexis Kuala Lumpur | RM3,311 | Under construction / new launch |
Completed or still being built?
8 of these projects are completed. A completed home can be viewed as it is, rented out straight away and judged by how the building is actually run, but you pay in full sooner. A project still being built is paid in stages as construction goes on, so your money is spread over the years, but you wait for the keys and depend on the developer finishing on time. Foreign buyers who want rent soon often lean to completed buildings; those planning a later move often buy off-plan.
Which project for which buyer
- Lowest entry for a foreigner: projects where units start near RM1,000,000 and every unit qualifies, so you can pick a smaller unit.
- Family-size homes: projects whose largest layouts pass 1,200 sq ft.
- Rent from day one: the completed buildings in the table.
- Spread payments over the build: projects under construction or newly launched.
Tell me which of these fits you and I will shortlist the units that clear RM1,000,000 in the projects that match.
What it costs beyond the price
| Item | Foreign buyer |
|---|---|
| Transfer stamp duty | Flat 8% (residential, from 1 January 2026) |
| Loan agreement stamp duty | 0.5% of your loan |
| Legal fees | 1.25% of the first RM500,000, 1% after; lower for a new home from a developer; plus 8% service tax |
| Maintenance and sinking fund | Monthly, by floor area; see each project above |
| Tax when you sell (RPGT) | 30% of the gain within five years; 10% from the sixth year |
Example on a RM1,500,000 unit: transfer stamp duty RM120,000 (8%). A Malaysian citizen would pay about RM44,000 on the same unit under the 1%–4% tiers. Legal fees, and 0.5% of any loan, come on top.
Renting it out
Many foreign buyers in the city centre rent the home out. If you live in Malaysia for less than 182 days in a year you are a non-resident for income tax, and the rent is taxed at a flat 30% with no personal reliefs. Before you count on short stays, check the building's own rules; ask me for recent rents in the specific building rather than an area average.
Do you need MM2H?
No. You can buy without it. MM2H is a long-stay visa; if you apply, you must buy a home after approval and keep it for 10 years — at least RM600,000 on Silver (USD150,000 deposit), RM1,000,000 on Gold (USD500,000) and RM2,000,000 on Platinum (USD1,000,000). In Kuala Lumpur the state figure for foreigners is RM1,000,000, higher than Silver's RM600,000; when the two differ, confirm with the land office which one your purchase must meet.
How I take a foreign buyer through it
- Agree your budget and area, then I list only the units that clear RM1,000,000 and are not quota units.
- Check the project's advertising and sales permit and the developer's record.
- Viewing in person or by video; I send floor plans and the current price list.
- Booking, then the sale and purchase agreement; for a new home, payments follow construction.
- Your lawyer applies for consent from the land authority; you arrange a loan if you need one (terms differ by bank).
- Completion and handover.
Mistakes I see
- Choosing by starting price, then finding the small units are below RM1,000,000.
- Leaving the 8% stamp duty out of the budget.
- Expecting a visa with the home.
- Counting on short-term rental without checking the building's rules.
Questions
Can foreigners buy property in KLCC?
Yes, units priced at RM1,000,000 or more, with consent from the land authority.
What is the cheapest KLCC unit a foreigner can buy?
RM1,000,000 is the floor. In projects that start below it, only units priced at RM1,000,000 or more qualify.
How much stamp duty does a foreigner pay?
A flat 8% on a residential transfer from 1 January 2026, for example RM120,000 on RM1,500,000.
Is KLCC or TRX better for a foreign buyer?
Both are mostly above the line. KLCC is the established centre with the park and towers; TRX is the newer financial district with its own MRT station and mall. Compare the specific buildings: price per square foot, maintenance and walking time to the station.
Do foreigners pay tax on rent?
Yes. A non-resident (under 182 days a year in Malaysia) pays a flat 30% with no personal reliefs.
How much tax when I sell?
RPGT: 30% of the gain within five years, 10% from the sixth year, after deducting RM10,000 or 10% of the gain, whichever is greater.
Do I need MM2H to buy?
No. MM2H is a separate long-stay visa with its own home-purchase condition.
Can a foreigner get a loan?
Malaysian banks do lend to foreign buyers; margin, tenure and documents differ by bank.
Can I buy without visiting?
Viewing can be done by video and documents handled through your lawyer, but signing and consent steps follow the lawyer's and the developer's requirements; ask before you book.
Which KLCC projects are already completed?
Among the projects on this site: Core Residence @ TRX, Orion Residence, SO Kuala Lumpur Residences, Jewel by Oxley KL City Centre, Conlay, Lucentia Residences @ Bukit Bintang City Centre, Eaton Residences, Ascott Star Residence.
What is the maintenance fee in KLCC?
It is charged per square foot each month and differs by building; each project above shows its rate and a monthly figure for the smallest unit.
Freehold or leasehold in KLCC?
Both exist; each project above states its tenure. With leasehold, ask how many years remain.
Want the units that clear RM1,000,000?
Tell me your budget and area. WhatsApp +60 17-880 2526