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- Livista vs The Aldenz
Livista vs The Aldenz
Two new launches in Petaling Jaya, side by side on the same facts.
- Livista from
- RM 515,000
- The Aldenz from
- RM 622,200
- Livista to PY06 Sri Damansara Barat
- 9 min walk
- The Aldenz to KG08 Mutiara Damansara
- 35 min walk
The short answer.
Both projects are in Petaling Jaya. What separates them most is that Livista starts about 17% lower, Livista is freehold and Livista is nearer a station. The breakdown is below.
For the latest price list and available units, WhatsApp +60 10-827 8932.
Same facts, same order.
Developer list prices and figures from the project records. Walking times follow OpenStreetMap routes at 80 m a minute; other distances are straight-line.
| Fact | Livista | The Aldenz |
|---|---|---|
| Developer | Land and General | Exsim |
| Address | Bandar Sri Damansara, Petaling Jaya, Malaysia | Damansara, Petaling Jaya, Malaysia |
| Tenure | Freehold | Leasehold |
| Land title | Commercial under HDA | Commercial under HDA |
| Property type | Condominium | Condominium |
| Price | from RM 515,000 to RM 869,000 | from RM 622,200 to RM 818,541 |
| Built-up | 690-1,035 sq ft | 775-926 sq ft |
| Asking psf (developer) | RM 680–750 | RM 802 |
| Bedrooms | 2-3 | 2-3 |
| Total units | 700 | 662 |
| Maintenance fee | RM 0.40 per sqft including sinking fund | RM0.42psf (including sinking fund) |
| Completion | Under Construction Q4 2026 | New Launch Q2 2029 |
| Nearest station (walk) | PY06 Sri Damansara Barat: 9 min walk (717 m on foot) | KG08 Mutiara Damansara: 2.17 km straight-line, about 35 min on foot (estimate) |
Prices are developer list prices and change with each release. Station distances are straight-line unless a walking time is given.
Project data updated 2026-06-11Walking routes from OpenStreetMap
Where each one comes out ahead.
Worked out from the numbers above, one line per figure that differs. No figure is weighted; you decide which ones matter.
Where Livista wins
- Lower starting price: RM 515,000, RM 107,200 (about 17%) below RM 622,200.
- Lower asking price per sq ft: from RM 680 against RM 802.
- Smaller entry layout: from 690 sq ft against 775 sq ft.
- Larger biggest layout: 1,035 sq ft against 926 sq ft.
- Shorter walk to rail: 9 min to PY06 Sri Damansara Barat against 35 min to KG08 Mutiara Damansara (walking routes or straight-line estimates).
- Earlier expected completion: 2026 against 2029.
- Lower listed maintenance rate: RM 0.40 per sqft including sinking fund, against RM0.42psf (including sinking fund). Check what each figure includes.
- Freehold title, against leasehold.
Where The Aldenz wins
- Fewer homes: 662 units against 700.
What actually differs
- Livista starts lower, at RM 515,000 against RM 622,200.
- Livista is freehold; The Aldenz is leasehold.
- Livista has the lower monthly charge, at RM 0.40 per sqft including sinking fund.
- Livista goes larger, up to 1,035 sq ft.
- The Aldenz is the smaller community, at 662 units.
- Livista completes earlier, in 2026.
What finished homes in Bandar Sri Damansara sold for.
Both asking ranges on one scale with the median of recorded resale high-rise sales around them. A new launch and a completed resale home are different products.
LivistaDeveloper asking price, new launch
The AldenzDeveloper asking price, new launch
Completed schemes in Bandar Sri DamansaraResale median · 123 transactions in 8 schemes · Jan 2024 – May 2026
Resale figures are medians of recorded sales of completed high-rise homes; they are not valuations of either project. Medians only. The two projects sit in different resale localities; the first one on record is shown.
Resale = NAPIC open transaction data (Data Transaksi Terbuka): recorded transactions of completed homes, medians only. Asking = developer price lists on record.
Project data updated 2026-06-11Transactions checked 4 Oct 2026
Point by point.
The starting prices sit about 17% apart: RM 515,000 for Livista versus RM 622,200 for The Aldenz, a difference of RM 107,200.
At the top end, Livista reaches higher, up to RM 869,000.
Built-up sizes run 690 to 1,035 sq ft at Livista and 775 to 926 sq ft at The Aldenz.
Tenure differs: Livista is freehold and The Aldenz is leasehold.
Handover status: Livista under construction, with completion expected in 2026, The Aldenz new launch, with completion expected in 2029.
Bedrooms run 2 to 3 at Livista and 2 to 3 at The Aldenz.
The Aldenz is the smaller community, with 662 units against 700.
For running costs, Livista lists RM 0.40 per sqft including sinking fund while The Aldenz lists RM0.42psf (including sinking fund).
The nearest station is Sri Damansara Barat (about 0.55 km) for Livista and Mutiara Damansara (about 2.19 km) for The Aldenz, measured in a straight line, so the walk is longer.
Which suits whom
- Buyers who want the lower entry priceLivista
- Families who need more floor areaLivista
- Buyers who only consider freeholdLivista
- Buyers watching the monthly chargeLivista
- Buyers who commute by rail every dayLivista
What to check before choosing
- Construction progress: Livista and The Aldenz are not yet completed, so check the latest stage of work against the expected date.
- Lease term: The Aldenz is leasehold, so confirm how many years remain on the title.
- Parking allocation can differ by unit type, so get the answer for your unit in writing rather than for the project as a whole.
- Maintenance: multiply each rate by the size of the unit you are looking at, so you compare real monthly bills rather than rates.
- The prices here are developer list prices; get the latest price list before you commit to a unit.
- Foreign buyers: a purchase in KL needs consent from the land authority, so allow time for it in your plan.
Which one I would point you to.
On holding cost, Livista is the lighter one at RM 0.40 per sqft including sinking fund against RM0.42psf (including sinking fund); on a 1,000 sq ft unit that difference runs to a few hundred ringgit a month, every month. Livista has the lower entry price at RM 515,000, though the layout you end up choosing matters more than the headline figure. Livista is freehold, so there is no lease to renew. Either way, ask for the current price list and walk both before you decide — I can arrange that.
Questions, answered from the record.
How far apart are the starting prices of Livista and The Aldenz?
Livista is listed from RM 515,000 and The Aldenz from RM 622,200, a difference of RM 107,200 or about 17%. Price lists change with each release.
Which one is closer to a train station?
Livista: Sri Damansara Barat, about 0.55 km. The Aldenz: Mutiara Damansara, about 2.19 km. Both are straight-line distances.
What are the tenure and completion of each?
Livista: freehold, under construction, with completion expected in 2026. The Aldenz: leasehold, new launch, with completion expected in 2029.
What costs come on top of the price?
Stamp duty on the transfer, and if you take a loan, stamp duty on the loan agreement at 0.5% of your loan. Legal fees are separate. Foreign buyers in KL also need consent from the land authority.
Data last updated: 2026-06-11. Station distances are straight-line; prices are developer list prices and change with each release.
Both price lists, one viewing day.Ask on WhatsApp.
You get the current price list for each project, the latest offers and back-to-back viewings at both sales galleries. Enquiries and viewings: Yee Woei Shyan, REN 46305, IQI Realty Sdn Bhd.
WhatsApp +60 10-827 8932- Both price listsEvery layout in both projects
- Floor plans2-3 and 2-3 bedrooms
- Two viewings, one dayBoth are in Petaling Jaya