Livista vs Atera Phase 2

The short answer.

Short answer: Livista starts about 26% lower and Livista is freehold. Both sit in Petaling Jaya, and the details follow.

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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.

Livista and Atera Phase 2, side by side
Fact	Livista	Atera Phase 2
Developer	Land and General	Paramount Property (Aneka Sepakat Sdn Bhd)
Address	Bandar Sri Damansara, Petaling Jaya, Malaysia	PT29, Jalan Profesor Diraja Ungku Aziz, Seksyen 13, 46200 Petaling Jaya
Tenure	Freehold	Leasehold
Land title	Commercial under HDA	Highrise Strata Title
Property type	Condominium	Serviced Apartment
Price	from RM 515,000 to RM 869,000	from RM 691,400
Price psf	—	From RM 843
Asking psf (developer)	RM 680–750	RM 843
Built-up	690-1,035 sq ft	775-1,420 sq ft
Bedrooms	2-3	2-4
Total units	700	793 (788 res + 5 retail)
Blocks / floors	—	2 / 52
Car parks	—	1-2
Maintenance fee	RM 0.40 per sqft including sinking fund	RM 0.32 psf (incl. sinking fund)
Completion	Under Construction Q4 2026	Under Construction 2028
Nearest station (walk)	PY06 Sri Damansara Barat: 9 min walk (717 m on foot)	—

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 176,400 (about 26%) below RM 691,400.
Lower asking price per sq ft: from RM 680 against RM 843.
Smaller entry layout: from 690 sq ft against 775 sq ft.
Fewer homes: 700 units against 793.
Earlier expected completion: 2026 against 2028.
Freehold title, against leasehold.

Where Atera Phase 2 wins

Larger biggest layout: 1,420 sq ft against 1,035 sq ft.
Lower listed maintenance rate: RM 0.32 psf (incl. sinking fund), against RM 0.40 per sqft including sinking fund. Check what each figure includes.

What actually differs

Livista starts lower, at RM 515,000 against RM 691,400.
Livista is freehold; Atera Phase 2 is leasehold.
Land title differs: Livista is commercial under HDA, Atera Phase 2 is highrise strata title. Residential title is billed at domestic utility rates.
Atera Phase 2 has the lower monthly charge, at RM 0.32 psf (incl. sinking fund).
Atera Phase 2 goes larger, up to 1,420 sq ft.
Livista is the smaller community, at 700 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

RM 680–750

Atera Phase 2Developer asking price, new launch

RM 843

Completed schemes in Bandar Sri DamansaraResale median · 123 transactions in 8 schemes · Jan 2024 – May 2026

aboutRM 417

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.

If budget decides it, Livista is the cheaper way in, listed from RM 515,000; Atera Phase 2 begins RM 176,400 higher, about 26% more.

At the top end, Livista reaches higher, up to RM 869,000.

Atera Phase 2 goes larger, up to 1,420 sq ft, while Livista covers 690 to 1,035 sq ft.

Only Atera Phase 2 states a price per sq ft (From RM 843); Livista does not, so no per-sq-ft comparison is made.

Tenure differs: Livista is freehold and Atera Phase 2 is leasehold.

On timing, Livista is under construction, with completion expected in 2026 and Atera Phase 2 is under construction, with completion expected in 2028.

Livista offers 2 to 3 bedrooms; Atera Phase 2 offers 2 to 4.

Livista is the smaller community, with 700 units against 793.

Monthly charges: Livista RM 0.40 per sqft including sinking fund; Atera Phase 2 RM 0.32 psf (incl. sinking fund).

Car parks: Atera Phase 2 lists 1-2 per unit; Livista does not state a figure, so ask for the allocation of the exact unit.

For rail, Livista has Sri Damansara Barat (about 0.55 km) and Atera Phase 2 has not measured; these are straight-line figures, not walking routes.

Which suits whom

Buyers who want the lower entry priceLivista
Families who need more floor areaAtera Phase 2
Singles or couples after a compact unitLivista
Buyers who only consider freeholdLivista
Households that need 4 bedroomsAtera Phase 2
Buyers watching the monthly chargeAtera Phase 2

What to check before choosing

Construction progress: Livista and Atera Phase 2 are not yet completed, so check the latest stage of work against the expected date.
Lease term: Atera Phase 2 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.

Work out stamp duty and legal fees

Which one I would point you to.

On holding cost, Atera Phase 2 is the lighter one at RM 0.32 psf (incl. sinking fund) against RM 0.40 per sqft 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.

Written by

Yee Woei Shyan, REN 46305, IQI Realty Sdn Bhd

Arrange both viewings on WhatsApp

Questions, answered from the record.

How far apart are the starting prices of Livista and Atera Phase 2?

Livista is listed from RM 515,000 and Atera Phase 2 from RM 691,400, a difference of RM 176,400 or about 26%. Price lists change with each release.

Which one is closer to a train station?

Livista: Sri Damansara Barat, about 0.55 km. Atera Phase 2: not measured. Both are straight-line distances.

What are the tenure and completion of each?

Livista: freehold, under construction, with completion expected in 2026. Atera Phase 2: leasehold, under construction, with completion expected in 2028.

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.