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M Aspira vs The Atas Residences
Two new launches in Old Klang Road, side by side on the same facts.
- M Aspira from
- RM 538,800
- The Atas Residences from
- RM 825,000
- M Aspira to PY27 Kuchai
- 20 min walk
- The Atas Residences to KJ17 Abdullah Hukum
- 27 min walk
The short answer.
M Aspira and The Atas Residences are both in Old Klang Road. The main differences: M Aspira starts about 35% lower and The Atas Residences is nearer a station. Each point is set out 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 | M Aspira | The Atas Residences |
|---|---|---|
| Developer | Mah Sing Group | Kaisar Maxim Sdn Bhd |
| Address | Jalan Klang Lama, Taman Desa, 58100 Kuala Lumpur | Jalan Desa Utama, Taman Desa, 58100 Kuala Lumpur, Wilayah Persekutuan Kuala Lumpur |
| Tenure | Leasehold | Leasehold |
| Land title | Commercial under HDA | Residential |
| Property type | Serviced Apartment | Condominium |
| Price | from RM 538,800 to RM 983,760 | from RM 825,000 to RM 1,157,000 |
| Price psf | Tower A: RM 762; Tower B: RM 802 | RM 710 |
| Asking psf (developer) | RM 762–802 | RM 710 |
| Built-up | 706-1,006 sq ft | 1,156-1,518 sq ft |
| Bedrooms | 1-3 | — |
| Total units | 1618 | 624 |
| Blocks / floors | 2 / 69 | 30 |
| Car parks | 1-2 | — |
| Maintenance fee | RM0.36 psf | Estimate RM0.40psf including sinking fund |
| Completion | New Launch Est 2029 | New Launch Launch in 2024, Estimated Completion Q3 2028 |
| Nearest station (walk) | PY27 Kuchai: 1.23 km straight-line, about 20 min on foot (estimate) | KJ17 Abdullah Hukum: 1.64 km straight-line, about 27 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 2026-09-22Walking 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 M Aspira wins
- Lower starting price: RM 538,800, RM 286,200 (about 35%) below RM 825,000.
- Smaller entry layout: from 706 sq ft against 1,156 sq ft.
- Shorter walk to rail: 20 min to PY27 Kuchai against 27 min to KJ17 Abdullah Hukum (walking routes or straight-line estimates).
- Lower listed maintenance rate: RM0.36 psf, against Estimate RM0.40psf including sinking fund. Check what each figure includes.
Where The Atas Residences wins
- Lower asking price per sq ft: from RM 710 against RM 762.
- Larger biggest layout: 1,518 sq ft against 1,006 sq ft.
- Fewer homes: 624 units against 1,618.
- Earlier expected completion: 2028 against 2029.
What actually differs
- M Aspira starts lower, at RM 538,800 against RM 825,000.
- Land title differs: M Aspira is commercial under HDA, The Atas Residences is residential. Residential title is billed at domestic utility rates.
- M Aspira has the lower monthly charge, at RM0.36 psf.
- The Atas Residences goes larger, up to 1,518 sq ft.
- The Atas Residences is the smaller community, at 624 units.
- The Atas Residences completes earlier, in 2028.
What finished homes in Taman Desa 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.
M AspiraDeveloper asking price, new launch
The Atas ResidencesDeveloper asking price, new launch
Completed schemes in Taman DesaResale median · 23 transactions in 4 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.
Resale = NAPIC open transaction data (Data Transaksi Terbuka): recorded transactions of completed homes, medians only. Asking = developer price lists on record.
Project data updated 2026-09-22Transactions checked 4 Oct 2026
Point by point.
If budget decides it, M Aspira is the cheaper way in, listed from RM 538,800; The Atas Residences begins RM 286,200 higher, about 35% more.
The upper end of the range belongs to The Atas Residences, at RM 1,157,000.
The Atas Residences goes larger, up to 1,518 sq ft, while M Aspira covers 706 to 1,006 sq ft.
The listed price per sq ft is Tower A: RM 762; Tower B: RM 802 for M Aspira and RM 710 for The Atas Residences.
Tenure is the same: both are leasehold.
On timing, M Aspira is new launch, with completion expected in 2029 and The Atas Residences is new launch, with completion expected in 2028.
Only M Aspira lists a bedroom count: 1 to 3 bedrooms.
Unit count: 1,618 at M Aspira, 624 at The Atas Residences.
Monthly charges: M Aspira RM0.36 psf; The Atas Residences Estimate RM0.40psf including sinking fund.
Car parks: M Aspira lists 1-2 per unit; The Atas Residences does not state a figure, so ask for the allocation of the exact unit.
For rail, M Aspira has Salak Selatan (about 1.22 km) and The Atas Residences has Seputeh (about 0.58 km); these are straight-line figures, not walking routes.
Which suits whom
- Buyers who want the lower entry priceM Aspira
- Families who need more floor areaThe Atas Residences
- Singles or couples after a compact unitM Aspira
- Buyers who prefer fewer neighboursThe Atas Residences
- Buyers watching the monthly chargeM Aspira
- Buyers who commute by rail every dayThe Atas Residences
What to check before choosing
- Ask how far construction has gone at M Aspira and The Atas Residences, and how that compares with the expected completion.
- Lease term: M Aspira and The Atas Residences are leasehold, so confirm how many years remain on the title.
- Car parks: confirm the number and location of bays for the exact unit, in writing.
- Work out the monthly maintenance for your actual unit size; a small gap per sq ft adds up on a larger layout.
- Price list: list prices change with each release, so ask for the current list and the price of the specific 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, M Aspira is the lighter one at RM0.36 psf against Estimate RM0.40psf including sinking fund; on a 1,000 sq ft unit that difference runs to a few hundred ringgit a month, every month. The Atas Residences is the quieter building at 624 units against 1,618, which shows up in lift waits and how busy the facilities feel. M Aspira has the lower entry price at RM 538,800, though the layout you end up choosing matters more than the headline figure. 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 M Aspira and The Atas Residences?
M Aspira is listed from RM 538,800 and The Atas Residences from RM 825,000, a difference of RM 286,200 or about 35%. Price lists change with each release.
Which one is closer to a train station?
M Aspira: Salak Selatan, about 1.22 km. The Atas Residences: Seputeh, about 0.58 km. Both are straight-line distances.
What are the tenure and completion of each?
M Aspira: leasehold, new launch, with completion expected in 2029. The Atas Residences: leasehold, new launch, 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: 2026-09-22. 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 plans1-3 bedrooms
- Two viewings, one dayBoth are in Old Klang Road