ARRA Petaling Jaya

ARRA at a glance

• From price: RM 554,000 to RM 895,000
• Asking psf: RM 769 per sq ft
• Tenure: Freehold
• Completion: expected 2030
• Units: 1,275, 33 floors, 2–4 bedrooms
• Density: about 39 homes a floor (1,275 units ÷ 33 floors)
• Walk to rail: 9 min to KJ26 Ara Damansara (740 m, OpenStreetMap route)
• Against completed resale homes in Ara Damansara: median about RM 737 psf (101 sales)

ARRA 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: 8.0 / 10 — 9 min to KJ26 Ara Damansara, 740 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: 0.8 / 10 — 1,275 units ÷ 33 floors = 38.6 a floor; 11 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: 7.7 / 10 — 21,683 incoming + planned vs 187,586 standing in Petaling district: 12%. 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: 8.0 / 10 — RM 554,000 ÷ (RM 10,688 × 12), Petaling 2024: 4.3 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

• 9 min walk to KJ26 Ara Damansara, 740 m along the OpenStreetMap route (OpenStreetMap)
• Trains every 4 minutes at the weekday morning peak at Ara Damansara station (GTFS Static, Prasarana via data.gov.my)
• Incoming and planned condominium/apartment supply equals 12% of the 187,586 units standing in Petaling district (NAPIC Residential Property Stock Table, Q2 2026)
• Entry price is about 4.3 years of Petaling's median household income (2024) (DOSM Household Income Survey via data.gov.my)

Watch-outs

• Asking range starts RM 32 psf (4%) above the median resale of completed homes in Ara Damansara (about RM 737 psf, 101 sales) (NAPIC open transaction data)
• 12.1% of the 6,802 condominium/apartment units launched in Petaling district from Q3 2025 to Q2 2026 were reported sold (NAPIC Table New Launches, Q2 2026)
• About 39 homes a floor (1,275 units over 33 floors)

Where the ARRA asking price sits

Asking psf midpoint RM 769, above the Selangor new-launch median of RM 697 (60 projects on this site with an asking psf).

Completed homes resold in Ara Damansara: NAPIC median about RM 737 psf, 101 sales in 10 schemes, 2024-01 to 2026-05. A new launch and a completed resale home are different products.

Getting around from ARRA

Nearest station: KJ26 Ara Damansara (Kelana Jaya Line); about 4,809 journeys start and 4,590 end there a day (30-day average); trains every 4 minutes at the weekday morning peak.

• Transit: KJ26 Ara Damansara (0.44 km), KJ25 Lembah Subang (0.98 km), Subang (1.01 km)
• Schools: The Japanese School of Kuala Lumpur (0.55 km), Sekolah Menengah Kebangsaan Lembah Subang (0.63 km), Sekolah Kebangsaan Lembah Subang (0.65 km)
• Shops: Evolve Concept Mall (0.41 km), Jaya Grocer (0.45 km), Citta Mall (0.49 km), 99 Speedmart (0.83 km), HappyHome (1.18 km)
• Health: Klinik Mediviron (0.41 km), Klinik Prasarana (0.52 km)
• Parks: Sterling Park (1.31 km), Taman Ara Impian (1.6 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 ARRA

• Supply pipeline: about 12% (16,625 building + 5,058 planned against 187,586 condominium and apartment units standing in Petaling district, Q2 2026; NAPIC stock table)
• Sales of new launches: 12.1% of 6,802 condominium and apartment units launched in Petaling district from Q3 2025 to Q2 2026 were reported sold (NAPIC)
• 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)
• Price against incomes: the entry price of RM 554,000 is about 4.3 years of Petaling's median household income (DOSM)

ARRA 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: ARRA vs Amara · ARRA vs The Atera

Who ARRA suits

• Transit commuter: Partial match (2 of 3 checks) — ✓ 9 min walk to KJ26 Ara Damansara; ✓ Trains every 4 minutes at the morning peak; – 57 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 (2–4); ✓ Largest layout 1,285 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) — ✓ Entry price is about 4.3 years of district median household income; – Smallest layout 721 sq ft, from RM 554,000; ✓ Rail 9 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) — ✓ 9 min walk to rail; – No 1-bedroom layout on record; ✓ Incoming + planned supply is 12% 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.

Who ARRA may not suit

• Buyers who must move in before 2030 — completion is expected in 2030; a buyer who signs now needs somewhere else to live for about 4 years.

ARRA: 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.