Amaya Petaling Jaya

Amaya at a glance

• From price: RM 561,000 to RM 1,200,000
• Asking psf: RM 950 per sq ft
• Tenure: Freehold
• Completion: expected 2028
• Units: 1,268, 68 floors, 1–3 bedrooms
• Density: about 19 homes a floor (1,268 units ÷ 68 floors)
• Walk to rail: 8 min to PY07 Sri Damansara Sentral (0.52 km straight-line, estimate)
• Against other new launches in Bandar Sri Damansara: +40% (median RM 680 psf of 3 projects)
• Against completed resale homes in Bandar Sri Damansara: median about RM 417 psf (123 sales)

Amaya scorecard

Six sub-scores from 0 to 10, each with its formula and inputs. Data-based, not a recommendation; there is no overall total.

• Price vs area: 0.0 / 10 — Lowest asking RM 950 psf vs median RM 680 psf of 3 other new launches in Bandar Sri Damansara: +40%. Formula: 5 − (gap % ÷ 5), kept within 0–10. Gap = this project's lowest asking psf against the median lowest asking psf of the other new launches in the same locality (needs 2 or more). Parity = 5; every 5% cheaper adds a point.
• Rail access: 8.5 / 10 — 8 min to PY07 Sri Damansara Sentral, 0.52 km straight-line (estimate). Formula: 10 − (walk minutes − 5) ÷ 2, kept within 0–10. Five minutes or less = 10; 25 minutes or more = 0. Walk = measured OpenStreetMap route where one exists, otherwise straight-line × 1.3 at 80 m a minute.
• Density: 4.2 / 10 — 1,268 units ÷ 68 floors = 18.6 a floor; 61 of 144 other projects pack more. Formula: 10 × share of the portal's projects that put more homes on each floor (units ÷ floors). Fewer homes per floor scores higher.
• Supply pressure in area: not scored — Not enough data on record. Formula: 10 × (1 − pipeline ÷ 50%), kept within 0–10. Pipeline = condominium/apartment units under construction plus planned, as a share of the units already standing (NAPIC stock table). 0% = 10; 50% or more = 0.
• Affordability vs district income: not scored — Not enough data on record. Formula: 10 − 1.5 × (years − 3), kept within 0–10. Years = entry price ÷ (median monthly household income × 12) for the district (DOSM). Three years or less = 10.
• Developer record: not scored — Not enough data on record. Formula: 10, minus 5 for each sick project, 10 for each abandoned project and 3 for each entry on the TEDUH offence list; minus 2 when TEDUH lists fewer than 2 projects (short record). Not scored until the developer is looked up on TEDUH.

Strengths

• 8 min walk to PY07 Sri Damansara Sentral (straight-line estimate) (OpenStreetMap)
• Trains every 4 minutes at the weekday morning peak at Sri Damansara Sentral station (GTFS Static, Prasarana via data.gov.my)

Watch-outs

• Lowest asking psf about 40% above the median of 3 other new launches in Bandar Sri Damansara
• Asking range starts RM 533 psf (128%) above the median resale of completed homes in Bandar Sri Damansara (about RM 417 psf, 123 sales) (NAPIC open transaction data)
• About 19 homes a floor (1,268 units over 68 floors)

Where the Amaya asking price sits

Asking psf midpoint RM 950, above the Selangor new-launch median of RM 697 (60 projects on this site with an asking psf).

Completed homes resold in Bandar Sri Damansara: NAPIC median about RM 417 psf, 123 sales in 8 schemes, 2024-01 to 2026-05. A new launch and a completed resale home are different products.

Getting around from Amaya

Nearest station: PY07 Sri Damansara Sentral (Putrajaya Line); about 763 journeys start and 0 end there a day (30-day average); trains every 4 minutes at the weekday morning peak.

• Transit: PY07 Sri Damansara Sentral (0.48 km), PY06 Sri Damansara Barat (1.01 km), PY08 Sri Damansara Timur (1.76 km)
• Schools: Twintech International University College of Technology (0.67 km), Sekolah Antarabangsa Sri Bestari (0.93 km), Sekolah Kebangsaan Sri Damansara 3 (0.97 km)
• Shops: HeroMarket (0.13 km), SC Neighbourhood Market (0.42 km), 8trium (0.88 km), Lotus's Kepong (1.8 km), AEON Metro Prima Shopping Centre (3.02 km)
• Health: RJ Clinic Ativo Plaza (0.09 km), Klinik Mediviron (1.01 km)
• Parks: Taman Tasik Menjalara (1.11 km), The West Park (1.51 km)

Rail: GTFS Static and Rapid Rail ridership via data.gov.my, walk + half the peak wait + ride + 5 minutes a change. Car: OSRM on OpenStreetMap, no traffic. Places: OpenStreetMap, straight-line distance.

The market around Amaya

• House price index (Selangor, high-rise): 213.0 in 2026 Q2 (preliminary), +0.9% on 2025 Q2 (NAPIC MHPI, 2010 = 100; covers the whole state)

Amaya against the nearest alternatives

The closest projects in the same area or within 15% of the entry price, on the same facts and the same scorecard.

Full comparisons: Amaya vs Livista

Who Amaya suits

• Transit commuter: Partial match (2 of 3 checks) — ✓ 8 min walk to PY07 Sri Damansara Sentral; ✓ Trains every 4 minutes at the morning peak; – 47 min door to door to KL City Centre by rail. Rule: Walk ≤ 10 min · peak train ≤ 5 min apart · rail to KL City Centre ≤ 35 min
• Own-stay family: Partial match (2 of 3 checks) — ✓ 3-bedroom layouts on the list (1–3); ✓ Largest layout 1,230 sq ft; – 0 schools listed within a 10-minute walk. Rule: A 3-bedroom layout on record · largest home ≥ 1,000 sq ft · a school within a 10-minute walk
• First-home buyer: Partial match (2 of 3 checks) — – District income not on record; ✓ Smallest layout 539 sq ft, from RM 561,000; ✓ Rail 8 min on foot. Rule: Entry price ≤ 5 years of district median income · smallest home ≤ 700 sq ft · walk to rail ≤ 10 min
• Rental investor: Partial match (2 of 3 checks) — ✓ 8 min walk to rail; ✓ 1-bedroom layouts on the list; – Area supply not on record. Rule: Walk to rail ≤ 10 min · 1-bedroom layouts on record · incoming + planned supply < 20% of stock. Rental figures are not on record.

A match is a fit with the numbers, not advice to buy.

Who Amaya may not suit

• Buyers who must move in before 2028 — completion is expected in 2028; a buyer who signs now needs somewhere else to live for about 2 years.

Amaya: checked facts

Analysis built 2026-10-30 from the figures on this page and public data: NAPIC, DOSM via data.gov.my, KPKT TEDUH, GTFS Static and Rapid Rail ridership via data.gov.my, OpenStreetMap and OSRM. Asking prices are not valuations.