Aras Residence OUG, Kuchai Lama

Aras Residence at a glance

• From price: RM 666,000 to RM 950,000
• Asking psf: RM 783 per sq ft
• Tenure: Freehold
• Completion: expected 2029
• Units: 1,272, 56 floors, 2–3 bedrooms
• Density: about 23 homes a floor (1,272 units ÷ 56 floors)
• Walk to rail: 14 min to SP18 Sri Petaling (1,108 m, OpenStreetMap route)
• Against completed resale homes in OUG: median about RM 579 psf (134 sales)

Aras 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: not scored — Not enough data on record. 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: 5.5 / 10 — 14 min to SP18 Sri Petaling, 1108 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: 2.8 / 10 — 1,272 units ÷ 56 floors = 22.7 a floor; 40 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

• Trains every 3 minutes at the weekday morning peak at Sri Petaling station (GTFS Static, Prasarana via data.gov.my)

Watch-outs

• Asking range starts RM 204 psf (35%) above the median resale of completed homes in OUG (about RM 579 psf, 134 sales) (NAPIC open transaction data)
• About 23 homes a floor (1,272 units over 56 floors)

Aras Residence sizes by bedrooms

2 unit types. Each unit is priced by its stack and floor, so there is no single price per type.

Where the Aras Residence asking price sits

Asking psf midpoint RM 783, below the Kuala Lumpur new-launch median of RM 978 (68 projects on this site with an asking psf).

Completed homes resold in OUG: NAPIC median about RM 579 psf, 134 sales in 6 schemes, 2024-01 to 2026-05. A new launch and a completed resale home are different products.

Getting around from Aras Residence

Nearest station: SP18 Sri Petaling (Sri Petaling Line); about 1,303 journeys start and 1,523 end there a day (30-day average); trains every 3 minutes at the weekday morning peak.

• Transit: SP18 Sri Petaling (0.9 km), SP19 Awan Besar (1.11 km), SP17 Bukit Jalil (1.58 km)
• Schools: Sekolah Menengah Kebangsaan Seri Saujana (0.53 km), Sekolah Kebangsaan Seri Saujana (0.56 km), Sekolah Kebangsaan Seri Indah (0.63 km)
• Shops: 99 Speedmart (0.62 km), The Food Merchant (0.69 km), Endah Parade (1.68 km), Aurora Place (1.77 km), Pavilion Bukit Jalil (1.88 km)
• Health: Klinik Elamedic (0.6 km), Klinik Familycare (0.95 km)
• Parks: Bukit Komanwel (1.23 km), Taman Rekreasi Bukit Jalil (1.47 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 Aras Residence

• 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)

Aras 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.

Full comparisons: Aras Residence vs The Maple Residences

Who Aras Residence suits

• Transit commuter: Weak match (1 of 3 checks) — – 14 min walk to SP18 Sri Petaling; ✓ Trains every 3 minutes at the morning peak; – 55 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 (2–3); ✓ Largest layout 1,062 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: Weak match (0 of 3 checks) — – District income not on record; – Smallest layout 850 sq ft, from RM 666,000; – Rail 14 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 (0 of 3 checks) — – 14 min walk to rail; – No 1-bedroom layout on record; – 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 Aras Residence may not suit

• Buyers who must move in before 2029 — Completion is expected in 2029, so a purchase signed now waits about 3 years for the keys.

Aras 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.