Khaya Residence Bangsar Review 2026 – Price, Floor Plans & Investment Analysis

Khaya Residence is not a project I would evaluate purely from an own-stay perspective.

Its biggest attraction, in my view, is its position within the Bangsar–KL Eco City–Mid Valley employment corridor.

For investors, the important question is not simply whether Khaya carries a Bangsar address. It is whether the right Khaya unit can combine a reasonable entry price with sustainable long-term rental demand from professionals working around KL Eco City, Mid Valley, Bangsar South, KL Sentral, Pantai Hospital, UMMC and the University of Malaya.

This review therefore looks at Khaya from both angles — but with particular attention to its long-term investment potential.

🇲🇾 Limited-Time Khaya Merdeka Campaign

Selected Khaya Residence layouts now enjoy an exclusive campaign benefit until 30 Sept 2026.

Eligibility depends on the selected layout and available unit. Share your preferred size or budget to check:

✅ Eligible unit types
✅ Latest available units
✅ Current price and campaign benefit
✅ Estimated monthly repayment

Campaign benefits are available only for selected units and are subject to the developer’s latest confirmation.

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Why Buyers Are Looking At Khaya
(Very Strategic Location)

🚆 Walk To Abdullah Hukum LRT
🛍️ Minutes To Mid Valley Megamall
🏢 Next To KL Eco City
🚄 Easy Access To KL Sentral
🏡 1–3+1 Bedroom Layouts
💼 Strong Tenant Demand From Professionals

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Khaya Residence Bangsar — A New Benchmark in Elevated Urban Living

✔ Prestigious Bangsar Address — High-demand location in central KL.
✔ 61-Storey Landmark Tower (795 Units) — Signature residential presence.
✔ Excellent Connectivity — ~5 min walk to Abdullah Hukum/Kerinchi LRT; easy access to Mid Valley, KL Sentral & KLCC.
✔ 40+ Resort-Style Facilities — Infinity pool, gym, sky deck, wellness & social spaces.
✔ Varied Unit Mix (630–2,427 sq ft) — 1-bed to 3+1 options for families & investors.
✔ Retail Convenience Onsite — 15,000 sq ft retail plaza with F&B and essentials.
✔ Strong Tenant & Rental Appeal — Ideal for professionals, expats & students near Mid Valley/Bangsar South.
✔ GreenRE/Provisional Sustainability Focus — Efficient design with panoramic views.

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Project Snapshot

Project Name: Khaya Residence @ Bangsar
Developer: Bayu Mantap Sdn Bhd
Official project: Melati Ehsan Holdings Berhad
Land Tenure: Leasehold (expiring 12 June 2117 – effectively long leasehold)
Land Size: 3.88 acres
No. of Units: 795 serviced apartments (Phase 2) + 15,000 sq.ft. retail
No. of Floors: 61-storey tower
Completion Date: Expected June 2029
Maintenance Fee: Approx. RM0.50 psf (inclusive sinking fund)
Built-ups: 630 – 1,321 sq.ft., 1–3+1 bedrooms
Price Range: RM893,000 – RM1,694,000 (Gross)
Price PSF: From RM1,157 psf (Gross)
Facilities: 40+ lifestyle, wellness, work & family-oriented facilities
Parking: Multi-level car park podium
Overall Theme: A new-generation Bangsar residence designed for modern urban lifestyles, wellness and multimodal connectivity.

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Is Khaya Residence Better for Investment or Own Stay?

My view is that Khaya’s stronger proposition is long-term rental investment, although it can still work for buyers whose own lifestyle revolves around Bangsar, Mid Valley or KL Eco City.

The reason is the tenant catchment.

Khaya is surrounded by several independent sources of potential long-term rental demand:

KL Eco City – corporate and professional workforce
Mid Valley City – commercial, retail, office and hospitality employment
Bangsar South – corporate, technology and professional workforce
KL Sentral – major transport and employment hub
Pantai Hospital & UMMC – healthcare professionals
University of Malaya – academics, postgraduate students and professionals
Bangsar – established expatriate and professional rental market

For an investor, I prefer this type of location because tenants already have practical reasons to live nearby.

The rental-demand story does not depend entirely on tourism or a future township eventually becoming successful.

Current Rental Benchmark Around KL Eco City & Mid Valley

Khaya is expected to complete only in 2029, so there is no Khaya rental track record yet.

Instead of promising a future rental figure, I prefer looking at what comparable compact residences within the surrounding KL Eco City and Mid Valley rental market are asking today.

At ViiA Residences, selected 683 sq ft units are currently asking approximately RM4,100–RM4,200 per month, while selected 782 sq ft units are around RM4,200.

At Vogue Suites One, many 700–797 sq ft units are currently asking approximately RM3,000–RM3,500 per month.

These are current asking rentals rather than confirmed transacted rents, and ViiA in particular benefits from premium integration with KL Eco City. I would therefore not assume Khaya will automatically achieve the same rental.

The more useful takeaway is that the surrounding market already demonstrates approximately RM4+ psf at the more conservative end and RM5–RM6+ psf for selected premium residences.

Where Khaya eventually sits within that range will depend on its unit type, furnishing, floor, view, competing supply and market conditions when it completes.

Price & Layout Overview

Which Khaya Layout Would I Consider for Investment?

For a pure rental investor, I would start by studying the smaller layouts rather than automatically choosing the largest unit.

Type B – 630 sq ft, 1 Bedroom

This has the advantage of a lower absolute capital commitment, lower furnishing cost and potentially lower maintenance compared with the larger layouts.

Its natural tenant profile is likely to include single professionals, expatriates and couples who value location more than having a large home.

Type C – 683 sq ft, 1+1 Bedroom

This is one of the layouts I find particularly interesting.

The additional +1 room gives tenants flexibility for a home office, study, storage or occasional guest use without moving into a much larger apartment.

For professional tenants, that flexibility could make the layout attractive.

Type A – 772 sq ft, 1+1 Bedroom

Type A provides more comfortable living space and may appeal to professional couples looking for a longer tenancy.

However, the key question for an investor is whether its higher purchase price produces enough additional rent compared with the smaller Type B or C.

Location Highlights

Khaya Residence is positioned in a high-demand urban triangle between:

Bangsar ⇌ Mid Valley ⇌ KL Eco City ⇌ KL Sentral

Accessibility

• NPE Highway
• Federal Highway
• Sprint Highway
• Pantai Baru Link
• DUKE 3 (future)

Nearby Transport

• LRT Abdullah Hukum (connected to Mid Valley)
• LRT Bangsar
• KTM Mid Valley
• 5–8 mins to KL Sentral transport hub

Nearby Amenities

Shopping:

• Mid Valley Megamall
• The Gardens
• KL Eco City Mall
• Bangsar Village
• Bangsar Shopping Centre

Education:

• University of Malaya
• HELP University
• Cempaka International School
• Sri Dasmesh School

Healthcare:

• Pantai Hospital
• UMMC
• LifeCare Medical Centre
• Nexus Bangsar

Lifestyle:

• Bangsar nightlife & F&B
• Brickfields dining & culture
• Pantai Eco Park
• KL Gateway

Eric’s Verdict – Khaya for Investment or Own Stay?

For own stay, Khaya can certainly suit buyers whose daily activities revolve around Bangsar, Mid Valley, KL Eco City or KL Sentral.

However, someone spending RM1 million or more mainly for own stay may also want to compare lower-density developments, larger homes and more residential environments before deciding.

For long-term rental investment, I find Khaya more interesting.

Its main advantage is not simply the facilities or the Bangsar name.

It is the surrounding economic ecosystem.

Professionals work in KL Eco City and Bangsar South. Mid Valley provides a large commercial and employment catchment. Pantai Hospital and UMMC create medical demand. University of Malaya provides another tenant source. KL Sentral expands the accessible employment market further.

Therefore, the investment question I would ask is:

Which Khaya unit gives me the best balance between purchase price, tenant appeal and realistic future rental?

That is far more important than simply buying the lowest-priced available unit.

🤔 Is Khaya The Right Property For You?

I help buyers compare:

✅ Khaya vs Bangsar Properties
✅ Khaya vs KL Eco City Projects
✅ Own Stay vs Investment Suitability
✅ Monthly Commitment Analysis
✅ Best Layout Selection

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Khaya Residence Bangsar – Frequently Asked Questions

1. Who is the developer of Khaya Residence Bangsar?

Khaya Residence is developed by Bayu Mantap Sdn Bhd.

For buyers doing their own research, this is the developer name stated in the project’s official APDL documents.

Khaya forms part of the wider development story associated with Melati Ehsan Group and its strategic location around Bangsar, KL Eco City and Mid Valley.

2. What is the current price of Khaya Residence Bangsar?

Khaya Residence is currently marketed from approximately RM893,000, depending on the available unit, layout, floor and current developer campaign.

3. What layouts and sizes are available at Khaya Residence?

Khaya offers a relatively wide range of layouts.

The main regular layouts range from approximately:

630 sq ft to 1,321 sq ft

with selected special layouts outside this range.

Some of the key layouts include:

Type B – 630 sq ft
Type C – 683 sq ft
Type A – 772 sq ft
Type D – 869 sq ft
Type E – 998 sq ft
Type F – 1,032 sq ft
Type G – 1,086 sq ft
Type H – 1,028 sq ft
Type I – 1,096 sq ft
Type J – 1,070 sq ft
Type K – 1,164 sq ft
Type L – 1,321 sq ft

For rental investment, I would personally study the 630 sq ft, 683 sq ft and 772 sq ft layouts first, because their lower absolute entry cost may make them easier to match with professional tenants.

4. Which Khaya Residence floor plan is best for investment?

There is no single best layout for every investor.

Personally, I would start by comparing three of the smaller layouts.

630 sq ft

This could appeal to single professionals, expatriates or couples who value location more than large living space.

Its potential advantages are:

Lower purchase commitment
Lower furnishing cost
Potentially lower maintenance cost
More affordable monthly rental for tenants

683 sq ft

This is one of the layouts I find particularly interesting because the additional flexible space may work well as a home office, study or guest area.

That can be useful for professional tenants.

772 sq ft

This offers more comfortable living space and may attract couples looking for a longer-term tenancy.

However, an investor should check whether the additional purchase price produces enough extra rent compared with the smaller layouts.

My preference is always to compare the actual numbers, rather than automatically choosing the biggest or cheapest unit.

5. When will Khaya Residence be completed?

The official expected completion date stated in the APDL is June 2029.

Because Khaya is still under construction, buyers purchasing for investment should remember that rental income will only begin after completion, handover, furnishing and tenant placement.

For investors, the holding period before completion should therefore form part of the overall investment calculation.

6. Is Khaya Residence freehold or leasehold?

Khaya Residence is leasehold.

The official land tenure is a 99-year lease ending on 12 June 2117.

7. Is Khaya Residence good for investment?

In my view, Khaya is more interesting as a long-term rental investment than purely as an own-stay project.

Its strongest investment advantage is its location within an established employment and lifestyle corridor.

Potential tenant demand can come from professionals working around:

KL Eco City
Mid Valley City
Bangsar South
KL Sentral
Pantai Hospital Kuala Lumpur
University Malaya Medical Centre
University of Malaya
Bangsar

8. What rental can Khaya Residence potentially achieve?

Khaya will only complete in 2029, so there is no actual Khaya rental history yet.

I therefore would not promise a specific future rental today.

Instead, I prefer looking at the current rental market around KL Eco City and Mid Valley.

Selected compact units at ViiA Residences are currently asking approximately RM4,100–RM4,200 per month for around 683 sq ft, while many smaller units at Vogue Suites One are asking approximately RM3,000–RM3,500 per month for around 700–797 sq ft.

9. Is Khaya Residence better for investment or own stay?

For me, investment is the stronger story.

Khaya can certainly work for own stay, particularly for someone working around Bangsar, Mid Valley or KL Eco City.

10. How far is Khaya Residence from Abdullah Hukum LRT and Mid Valley?

Khaya is positioned close to the Abdullah Hukum / KL Eco City / Mid Valley corridor.

The wider location advantage is that residents can access KL Eco City, Mid Valley, Bangsar and surrounding employment centres without living far outside the city.

11. What is the maintenance fee at Khaya Residence?

The maintenance fee is currently marketed at approximately RM0.50 per sq ft, but buyers should reconfirm the latest developer figure and whether the quoted amount includes sinking fund.

12. Is Khaya suitable for Airbnb or short-term rental?

Personally, short-term rental is not the main reason I would buy Khaya.

I think the stronger investment story is long-term residential rental to professionals working around Bangsar, KL Eco City, Mid Valley, Bangsar South and nearby healthcare or education institutions.

Short-term rental policies may also depend on future management rules, local regulations and building by-laws after completion.

13. Who are the likely tenants for Khaya Residence?

Potential long-term tenant profiles could include:

Corporate professionals working in KL Eco City or Mid Valley
Technology and corporate employees working around Bangsar South
Healthcare professionals from Pantai Hospital or UMMC
University staff and postgraduate students around University of Malaya
Expatriates working around Bangsar, KL Sentral and central Kuala Lumpur
Professional couples who want good access to the city

14. Which Khaya Residence unit would I personally look at first for investment?

I would probably begin with the 630 sq ft and 683 sq ft layouts.

The 630 sq ft unit offers a lower capital commitment and may suit single professionals or couples.

The 683 sq ft layout may offer a useful balance between affordability and flexibility, particularly if the additional space can function as a home office or study.

15. What should I check before booking Khaya Residence?

Before booking, I recommend checking:

Latest available units
Current developer price
Merdeka Campaign eligibility
Layout and actual floor plan
Floor and facing
View
Parking allocation
Maintenance fee
Furnishing package
Expected completion date
Estimated monthly loan repayment
Potential long-term tenant profile
Current nearby rental benchmarks

For investment buyers, I would also compare Khaya against one or two surrounding projects before deciding.

Buying the right project is important.

But buying the right unit within the project is equally important.

16. Is the Khaya Merdeka Campaign still available?

The current Khaya Merdeka Campaign has been extended until 30 September 2026.

The exact benefit and eligible units may vary according to the developer’s latest availability and campaign terms.

If you are considering Khaya during the campaign period, I recommend checking the actual available units and current package first rather than selecting purely based on the advertised promotion.

A good campaign can improve the entry price, but the unit should still make sense based on layout, facing and investment potential.

17. Should I buy Khaya Residence just because it is in Bangsar?

No.

The Bangsar location is attractive, but I would not buy any property based only on the location name.

The more important question is:

Does the purchase price make sense relative to the tenant demand and realistic future rental?

Khaya interests me because its location is supported by several established employment, healthcare and education centres.

That gives the rental story more substance.

However, investors should still compare unit selection, entry price and cash flow before committing.

18. What is my overall view of Khaya Residence?

For long-term rental investment, I think Khaya is worth considering.

Its strongest feature is the surrounding economic ecosystem rather than simply its facilities or Bangsar branding.

For own stay, it can still work well for buyers whose daily activities revolve around Bangsar, Mid Valley and KL Eco City, but I would compare it against lower-density and larger residential alternatives before deciding.

My key question for an investor is therefore:

Which Khaya unit gives the best balance between purchase price, tenant appeal and realistic future rental?

If you are considering Khaya, I can help compare the currently available units, layouts, campaign package and nearby alternatives before you make a decision.

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Not Sure Which Khaya Unit Makes the Best Investment?

I can help you compare the currently available Khaya units based on:

Purchase price and campaign eligibility
630 vs 683 vs 772 sq ft layouts
Floor, facing and unit selection
Current nearby rental benchmarks
Likely tenant profile
Estimated monthly commitment
Investment versus own-stay suitability
Alternative projects around Bangsar / KL Eco City

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We can compare Khaya with nearby projects and work through the actual numbers before you decide.

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