Ambience Residence Sungai Besi

Ambience Residence at a glance

• From price: RM 448,230 to RM 737,600
• Asking psf: RM 670 per sq ft
• Tenure: Freehold
• Completion: expected 2027
• Units: 482, 31 floors, 2–4 bedrooms
• Density: about 16 homes a floor (482 units ÷ 31 floors)
• Walk to rail: 12 min to PY28 Taman Naga Emas (934 m, OpenStreetMap route)
• Against other new launches in Sungai Besi: -14% (median RM 779 psf of 3 projects)

Ambience Residence 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: 7.8 / 10 — Lowest asking RM 670 psf vs median RM 779 psf of 3 other new launches in Sungai Besi: -14%. 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: 6.5 / 10 — 12 min to PY28 Taman Naga Emas, 934 m on foot (OSM route). 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: 5.6 / 10 — 482 units ÷ 31 floors = 15.5 a floor; 80 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: 7.2 / 10 — 11,145 incoming + planned vs 80,955 standing in Mukim Petaling: 14%. 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: 9.0 / 10 — RM 448,230 ÷ (RM 10,234 × 12), W.P. Kuala Lumpur 2022: 3.6 years. 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

• Trains every 4 minutes at the weekday morning peak at Taman Naga Emas station (GTFS Static, Prasarana via data.gov.my)
• Lowest asking psf about 14% below the median of 3 other new launches in Sungai Besi (RM 670 vs RM 779)
• Incoming and planned condominium/apartment supply equals 14% of the 80,955 units standing in Mukim Petaling (NAPIC Residential Property Stock Table, Q2 2026)
• 100% of the 126 condominium/apartment units launched in Mukim Petaling from Q3 2025 to Q2 2026 were reported sold (NAPIC Table New Launches, Q2 2026)
• Entry price is about 3.6 years of W.P. Kuala Lumpur's median household income (2022) (DOSM Household Income Survey via data.gov.my)

Watch-outs

• About 16 homes a floor (482 units over 31 floors)

Where the Ambience Residence asking price sits

Asking psf midpoint RM 670, below the Kuala Lumpur new-launch median of RM 978 (68 projects on this site with an asking psf).

Getting around from Ambience Residence

Nearest station: PY28 Taman Naga Emas (Putrajaya Line); about 1,370 journeys start and 0 end there a day (30-day average); trains every 4 minutes at the weekday morning peak.

• Transit: PY28 Taman Naga Emas (0.65 km), PY27 Kuchai (0.81 km), ERL Bandar Tasik Selatan (1.58 km)
• Schools: SK Salak South (0.26 km), Sekolah Jenis Kebangsaan (Cina) Salak South (0.4 km), Sekolah Rendah Agama Al-Islamiah (0.9 km)
• Shops: 99 Speedmart (0.32 km), Plaza Salak Park (0.49 km), Giant Hypermarket (0.5 km), Endah Parade (2.25 km), Faber Towers (2.55 km)
• Health: Klinik Mediviron (0.44 km), Klinik Kuchai Avenue (0.83 km)
• Parks: Sri petaling Recreational Park (1.33 km), Pekan Sungai Besi Community Park (2.52 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 Ambience Residence

• Supply pipeline: about 14% (3,045 building + 8,100 planned against 80,955 condominium and apartment units standing in Mukim Petaling, Q2 2026; NAPIC stock table)
• Sales of new launches: 100% of 126 condominium and apartment units launched in Mukim Petaling from Q3 2025 to Q2 2026 were reported sold (NAPIC)
• House price index (Kuala Lumpur, high-rise): 229.8 in 2026 Q2 (preliminary), +1.5% on 2025 Q2 (NAPIC MHPI, 2010 = 100; covers all of Kuala Lumpur)
• Price against incomes: the entry price of RM 448,230 is about 3.6 years of W.P. Kuala Lumpur's median household income (DOSM)

Ambience Residence 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.

Who Ambience Residence suits

• Transit commuter: Weak match (1 of 3 checks) — – 12 min walk to PY28 Taman Naga Emas; ✓ Trains every 4 minutes at the morning peak; – 40 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: Strong match (3 of 3 checks) — ✓ 3-bedroom layouts on the list (2–4); ✓ Largest layout 1,080 sq ft; ✓ 1 school 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) — ✓ Entry price is about 3.6 years of district median household income; ✓ Smallest layout 669 sq ft, from RM 448,230; – Rail 12 min on foot. Rule: Entry price ≤ 5 years of district median income · smallest home ≤ 700 sq ft · walk to rail ≤ 10 min
• Rental investor: Weak match (1 of 3 checks) — – 12 min walk to rail; – No 1-bedroom layout on record; ✓ Incoming + planned supply is 14% of standing stock in the area. 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.

Ambience Residence: 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.