Looking for a TOD Property Near Mid Valley and KL Eco City? Here’s Why Khaya Residences Bangsar Stands Out

Looking for a TOD Property Near Mid Valley and KL Eco City? Here’s Why Khaya Residences Bangsar Stands Out

“Bangsar remains one of Kuala Lumpur’s most recognised residential addresses.”

However, buying an established property within traditional Bangsar can require a substantial budget, while many older condominiums may not offer modern facilities, efficient layouts or convenient access to public transport.

This leads to an important question:

Can buyers still enter the Bangsar property market with a modern residence below RM1 million while remaining close to Mid Valley, KL Eco City and rail connectivity?

This is where Khaya Residences Bangsar caught my attention.

Located along Jalan Bangsar, Khaya Residences combines:

• A five-minute walk to Abdullah Hukum LRT
• Immediate proximity to KL Eco City and Mid Valley
• Compact to family-sized layouts
• Over 40 lifestyle facilities
• Partially furnished units
• Retail space within the development
• A collaboration involving Melati Ehsan Group and Tenaga Nasional Berhad

With gross prices currently starting from approximately RM893,000, Khaya Residences offers a comparatively accessible entry into the wider Bangsar and Mid Valley corridor.

After studying the official brochure, information kit and project summary, here are my thoughts.

Khaya Residences Bangsar Project Overview

Best Suited For

Khaya Residences may be worth considering if you are:

• Looking for a modern residence along Jalan Bangsar
• Working around KL Eco City, Mid Valley or Bangsar South
• Prioritising LRT access
• Looking for a property below RM1 million in the wider Bangsar area
• Buying for long-term rental to professionals or expatriates
• Seeking a partially furnished unit
• Looking for compact one-bedroom to larger family layouts
• Comfortable with a future-completion serviced apartment
• Interested in lifestyle facilities and skyline views

Things Buyers Should Consider

Every project has trade-offs.

Here are several points worth considering:

• Strata landed development with monthly maintenance charges.
• Around 140 homes, making it a relatively exclusive community.
• Estimated completion is 36 months from the SPA date.

Understanding these factors helps buyers determine whether the project suits their lifestyle and long-term plans.

It May Not Be Suitable If

This project may be less suitable if you:

• Only want freehold property
• Prefer a low-density condominium
• Need a completed home for immediate occupation
• Require more than two car parks
• Want a landed-style residential environment
• Prefer a purely residential development without office or retail components
• Do not want to pay commercial-title ownership costs
• Prefer a quieter suburban location away from highways and commercial activity

Why Khaya Residences Caught My Attention

Many developments promote themselves as Bangsar properties simply because they are located somewhere near the neighbourhood.

Khaya Residences has a clearer location proposition.

It sits along Jalan Bangsar, close to:

• Abdullah Hukum LRT
• KL Eco City
• Mid Valley Megamall
• The Gardens Mall
• Bangsar South
• KL Sentral
• University of Malaya
• Pantai Hospital Kuala Lumpur

What differentiates it is the combination of rail connectivity, established commercial activity and a comparatively accessible entry price.

The development is not trying to offer the quiet atmosphere of a traditional Bangsar landed neighbourhood.

Instead, it is designed for buyers who value urban mobility, employment access and modern high-rise living.

Approximately Five Minutes’ Walk to Abdullah Hukum LRT

One of Khaya Residences’ strongest features is its proximity to Abdullah Hukum LRT Station.

The project information kit describes the station as approximately a five-minute walk from the development.

From Abdullah Hukum, the Kelana Jaya LRT Line provides convenient access towards:

• Bangsar
• KL Sentral
• Pasar Seni
• KLCC
• Petaling Jaya
• Subang Jaya

According to the project’s rail illustration:

• KL Sentral: two LRT stations
• Pasar Seni: three stations
• Bukit Bintang: approximately five stations with interchange
• KLCC: approximately seven stations

KL Sentral also connects passengers to MRT, KTM, KL Monorail and the ERL service towards KLIA.

For residents working in central Kuala Lumpur, rail access may reduce dependence on Jalan Bangsar and the Federal Highway during peak hours.

Inspect the Actual Walking Route

A five-minute stated walking distance is attractive, but buyers should still inspect the actual route personally.

Check:

• Whether the route is sheltered
• The station entrance being used
• Road crossings
• Lighting and security at night
• Accessibility during rain
• Walking conditions for children or elderly residents
• The connection towards KL Eco City and Mid Valley

A convenient real-world walking route is more valuable than a short straight-line distance shown on a map.

Close to KL Eco City and Mid Valley

Khaya Residences is strategically positioned near one of Kuala Lumpur’s largest integrated commercial and retail areas.

Nearby destinations include:

• KL Eco City
• The Gardens Mall
• Mid Valley Megamall
• KL Eco City offices
• Mercu 2
• Mid Valley corporate offices
• Abdullah Hukum rail station

This proximity may appeal to buyers who want to live near their workplace and avoid travelling from farther suburbs.

It may also create rental demand from:

• Professionals working at KL Eco City
• Employees in Mid Valley offices
• Expatriates
• Consultants on short- or medium-term assignments
• Healthcare professionals
• University staff and postgraduate students

The official brochure also lists Bangsar South, KL Gateway, Nexus and The Sphere among the surrounding commercial and lifestyle destinations.

Two LRT Stations to KL Sentral

Khaya Residences may also appeal to frequent travellers.

From Abdullah Hukum, KL Sentral is two stops away on the Kelana Jaya Line.

At KL Sentral, residents can access:

• KLIA Ekspres
• KLIA Transit
• MRT
• KTM Komuter
• ETS and intercity rail
• KL Monorail
• Other LRT services

This may be useful for:

• Professionals travelling frequently
• Overseas Malaysians
• Buyers who work in different parts of Kuala Lumpur
• Residents who prefer not to drive to the airport
• Tenants employed around KL Sentral

A 61-Storey Landmark Along Jalan Bangsar

Khaya Residences is designed as a 61-storey tower with a distinctive cascading architectural form.

Rather than following a simple rectangular tower design, its stepped profile creates:

• A recognisable skyline presence
• Reducing floor density at higher levels
• Selected larger outdoor spaces
• Different viewing orientations
• Sky facilities at the uppermost levels

Over 40 Facilities Across Three Lifestyle Levels

Khaya Residences provides its principal facilities across Levels 8, 60 and 61.

Level 8 – The Main Lifestyle Hub

The main facility deck includes:

• 50-metre infinity lap pool
• Wading pool
• Pickleball court and multipurpose hall
• Gym and outdoor fitness areas
• Sauna rooms
• Yoga and dance room
• Co-working lounge
• Reading room
• Music room
• Home theatre
• Games room
• Private party room
• Children’s playroom
• Adventure play tower
• Toddler play area
• Putting green
• Twilight garden
• Hammock garden
• Sensory garden
• Reflexology path
• BBQ and dining pavilions
• Jacuzzis
• Picnic garden
• Party lawn
• Surau
• Laundromat

The detailed Level 8 plan lists approximately 50 indoor and outdoor spaces, although the project is publicly promoted as offering over 40 lifestyle facilities.

Level 60 – Sky Deck

Level 60 includes:

• Sky gym
• Green rooftop deck

The rooftop gym is designed to provide elevated city views while residents exercise.

Level 61 – Sky Lawn

The uppermost level includes an open sky lawn intended for relaxation and social activity.

These upper-level facilities help differentiate Khaya Residences from conventional high-rise developments where every amenity is concentrated on the podium.

A 50-Metre Infinity Lap Pool

The 50-metre infinity lap pool on Level 8 is one of the project’s signature facilities.

Unlike smaller decorative pools, a full-length lap pool may be more useful for residents who swim regularly.

The surrounding deck also includes:

• Sun-lounging areas
• Gardens
• Cabanas
• Outdoor seating
• Family water-play areas

Co-Working and Social Spaces

Modern urban residents increasingly work from home or follow flexible working arrangements.

Khaya Residences provides:

• Co-working space
• Reading room
• Lounge areas
• Private party room
• Meeting and social spaces
• Rooftop environments

These areas may be useful for residents who want an alternative to working inside their unit.

They may also appeal to professional tenants who place importance on:

• High-speed internet
• Work-from-home flexibility
• Informal meeting areas
• Convenient access to KL Eco City and KL Sentral

Khaya Residences Unit Types

Khaya Residences offers a broad selection of layouts from 630 to 1,321 sq ft.

Compact Layouts for Professionals and Investors

The 630–772 sq ft layouts may appeal to:

• Single professionals
• Couples
• Buyers working at KL Eco City
• Parents purchasing for adult children
• Long-term investors
• Overseas Malaysians wanting a Kuala Lumpur base

These units provide a lower purchase quantum than the larger family layouts.

However, investors should also consider competing one-bedroom supply around:

• KL Eco City
• Bangsar South
• Old Klang Road
• KL Sentral
• Mid Valley

A good address does not automatically guarantee high rental returns.

Mid-Sized Layouts for Couples and Small Families

The 869–1,096 sq ft options offer two-bedroom, two-plus-one and flexible study configurations.

These may suit:

• Couples planning to start a family
• Professionals who need a home office
• Small families
• Expatriate tenants
• Buyers who want a guest room
• Parents and adult children living together

The Type E, F, H and I layouts provide different approaches to flexible space, so buyers should compare actual room dimensions instead of relying only on the bedroom count.

Type K and Type L for Family Living

The larger Type K and Type L layouts may be more suitable for long-term own stay.

Type K – 1,164 sq ft

• 3+1 bedrooms
• 3 bathrooms
• Utility space
• Balcony
• Two car parks according to the information kit

Type L – 1,321 sq ft

• 3 bedrooms
• 3 bathrooms
• Two balconies shown in the floor plan
• Two car parks according to the information kit

These larger configurations may appeal to:

• Growing families
• Multi-generational households
• Buyers upgrading from smaller apartments
• Expatriate families
• Long-term owner-occupiers

The project materials confirm Type K at 1,164 sq ft and Type L at 1,321 sq ft.

Signature X-Suites with Private Outdoor Spaces

Selected units are presented as signature X-Suites, featuring larger private terraces and more distinctive outdoor living.

These rare configurations may appeal to buyers who want:

• A larger entertaining area
• Outdoor dining
• Skyline views
• A “landed-in-the-sky” feeling
• A more distinctive unit than the typical tower layout

However, a large terrace also introduces practical considerations:

• Higher acquisition cost
• Outdoor maintenance
• Exposure to rain and heat
• Waterproofing
• Furniture durability
• Whether the terrace area is part of the main or accessory parcel

The information kit identifies the signature X-Suites and illustrates Type X18, but buyers should obtain the latest approved floor plan and exact terrace area before making comparisons.

Partially Furnished Units

According to the latest project summary, units are delivered with a partially furnished package that may include:

• Kitchen cabinets
• Hood and hob
• Air-conditioning
• Built-in water heaters
• Sanitary fittings
• Refrigerator
• Digital lockset

The exact items depend on the selected layout and final SPA specifications.

This may reduce some initial setup costs, but buyers should still budget for:

• Wardrobes
• Lighting
• Curtains
• Loose furniture
• Washer and dryer
• Beds and mattresses
• Television
• Interior decoration

Always verify the final furnishing schedule rather than relying only on showroom presentation.

15,000 sq ft of Retail Space

The residential phase includes approximately 15,000 sq ft of retail space within the development.

The actual retail mix has not been confirmed in the materials reviewed.

Therefore, buyers should not assume that specific cafés, convenience stores or fitness operators have already committed to the development.

If successfully occupied, the retail component may provide useful everyday services.

However, the stronger retail advantage remains the project’s proximity to:

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

Who Do I Think Khaya Residences Is Suitable For?

Professionals Working at KL Eco City or Mid Valley

The location may significantly shorten daily commuting time.

Buyers Who Prefer Public Transport

Abdullah Hukum LRT is approximately five minutes away on foot, subject to the actual route.

Young Couples and Small Families

The range of one-bedroom, one-plus-one and two-bedroom layouts provides several entry points.

Families Seeking a Bangsar Address

Larger layouts up to 1,321 sq ft may suit longer-term own stay.

Overseas Malaysians

The proximity to KL Sentral and partial furnishing may make the project suitable as a future Kuala Lumpur base.

Long-Term Investors

The surrounding corporate offices, shopping centres, hospitals, universities and transport connections create a broad tenant catchment.

Is Khaya Residences Suitable for Investment?

It may appeal to investors because of:

• Bangsar positioning
• Five-minute walk to Abdullah Hukum LRT
• Proximity to KL Eco City
• Access to Mid Valley
• Compact layouts
• Corporate tenant catchment
• Partial furnishing
• Rail access to KL Sentral

However, buyers should not assume that every layout will produce the same rental performance.

Before choosing a unit, compare:

• Gross purchase price
• Financing cost
• Maintenance charges
• Furnishing expenses
• Car-park entitlement
• Unit orientation
• Competing rental supply
• Realistic monthly rent
• Expected vacancy
• Long-term holding period

There is no guaranteed return stated for the project.

Things Buyers Should Consider

Every project has trade-offs.

Leasehold Tenure

Khaya Residences is leasehold, with the current lease expiring in June 2117.

Buyers who only want freehold ownership may prefer to compare other options.

Commercial Title

The project has a commercial title under an HDA schedule.

Buyers should confirm:

• Utility tariffs
• Assessment
• Quit rent
• Financing treatment
• Strata by-laws

795 Residential Units

This is not a low-density development.

Lower floors may contain up to 26 units per floor, although the number reduces as the tower rises.

The project provides eight passenger lifts plus two fire lifts, but buyers should still consider peak-hour lift usage.

Future Completion

Expected completion is Q2 2029, so buyers will need to wait before moving in or generating rental income.

Road Traffic

Jalan Bangsar and the Federal Highway can experience congestion.

Rail access helps, but residents who drive daily should inspect ingress and egress during peak hours.

One to Two Car Parks

Car-park allocation depends on the layout.

Buyers should confirm the exact number for the selected unit before booking.

Maintenance Costs

At approximately RM0.50 psf, monthly maintenance may be reasonable relative to the extensive facilities, but larger units will naturally pay more.

Retail Tenants Are Not Yet Confirmed

Do not purchase based solely on assumptions about the future retail mix.

My Overall Thoughts

Khaya Residences is not a traditional quiet Bangsar condominium.

It is a modern urban project positioned around:

• Rail accessibility
• KL Eco City employment
• Mid Valley retail
• Flexible layouts
• Extensive facilities
• Skyline architecture
• Modern professional lifestyles

Its biggest strength is the way it connects several important Kuala Lumpur districts:

• Bangsar
• Mid Valley
• KL Eco City
• Bangsar South
• KL Sentral

For buyers who want an established address, public transport and access to major employment centres, Khaya Residences deserves consideration.

However, the right unit will depend on your objective.

A 630 sq ft unit may suit a professional or investor.

A 1,164 or 1,321 sq ft layout may better suit a family.

A signature terrace unit may appeal to a lifestyle buyer but may not necessarily offer the best rental yield.

The best choice is not automatically the largest or cheapest unit.

It is the layout that fits your budget, intended use and long-term plan.

Still Comparing Bangsar, Mid Valley and Seputeh Properties?

Different developments around Bangsar, Mid Valley and Seputeh suit different buyers.

Compare Bangsar and Mid Valley Properties with Eric

Frequently Asked Questions

Is Khaya Residences suitable for own stay?

Yes. It may suit professionals, couples and families who value access to Bangsar, Mid Valley, KL Eco City and public transport.

Larger layouts may be more suitable for families, while compact units are likely to appeal to singles and couples.

Is Khaya Residences suitable for investment?

It may appeal to long-term investors because of its proximity to KL Eco City, Mid Valley, Bangsar South, KL Sentral and Abdullah Hukum LRT.

Actual returns will depend on the selected unit, purchase price, rent, vacancy and operating costs.

Is Khaya Residences freehold?

No. Khaya Residences is leasehold, with the current lease stated to expire on 12 June 2117.

Is Khaya Residences under a residential title?

It is a serviced-apartment development on commercial land under an HDA schedule.

How far is Khaya Residences from Abdullah Hukum LRT?

It is approximately a five-minute walk from Abdullah Hukum LRT Station. Buyers should inspect the actual pedestrian route personally.

How many LRT stops is Khaya Residences from KL Sentral?

From Abdullah Hukum, KL Sentral is two stops away via Bangsar Station.

Is Khaya Residences close to Mid Valley?

Yes. The project is located near KL Eco City, with convenient access towards Mid Valley Megamall and The Gardens Mall.

How many units are there?

Khaya Residences comprises 795 serviced-apartment units within a 61-storey residential tower.

What unit sizes are available?

The layouts range from approximately 630 to 1,321 sq ft, including one-bedroom, one-plus-one, two-bedroom, flexible study, three-bedroom and three-plus-one configurations.

What is the smallest unit?

The smallest standard layout is Type B at approximately 630 sq ft, with one bedroom and one bathroom.

What is the largest standard unit?

The Type L layout is approximately 1,321 sq ft with three bedrooms and three bathrooms.

Are the units partially furnished?

Yes. The current furnishing list includes selected kitchen appliances, air-conditioning, built-in water heaters, sanitary fittings, a refrigerator and a digital lock, subject to the selected layout and final SPA.

How many car parks are provided?

Units receive one or two car parks depending on the selected type. Buyers should confirm the exact entitlement before booking.

What facilities are available?

The development offers over 40 facilities, including a 50-metre pool, pickleball court, co-working lounge, home theatre, music room, reading room, children’s areas, sauna, landscaped gardens, sky gym and rooftop lawn.

What is the maintenance fee?

The estimated maintenance fee is approximately RM0.50 psf, including the car park as an accessory parcel. This remains subject to future changes.

When is Khaya Residences expected to be completed?

The current expected completion is Q2 2029.

Who is developing Khaya Residences?

The project company is Bayu Mantap Sdn Bhd, and the development is presented as a collaboration involving Melati Ehsan Group and Tenaga Nasional Berhad.

Is there retail within the development?

Yes. The residential phase includes approximately 15,000 sq ft of retail space. The final tenant mix should be confirmed later.

How does Khaya Residences compare with other Bangsar projects?

Khaya Residences stands out through its five-minute LRT access, proximity to KL Eco City and Mid Valley, broad layout selection and extensive facilities.

Other projects may offer lower density, freehold tenure, earlier completion or a different residential atmosphere.

I can help you compare the available choices according to your budget, family size and intended use.