Ascott Star Residence KL City Centre

Ascott Star Residence at a glance

• From price: RM 1,655,704 to RM 4,902,700
• Asking psf: RM 2,246 per sq ft
• Tenure: Freehold
• Completion: completed 2021
• Units: 471, 58 floors, 1–4+1 bedrooms
• Density: about 8 homes a floor (471 units ÷ 58 floors)
• Walk to rail: 4 min to KJ10 KLCC (360 m, OpenStreetMap route)
• Against other new launches in KL City Centre: +1% (median RM 2,230 psf of 12 projects)

Ascott Star 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: 4.8 / 10 — Lowest asking RM 2,246 psf vs median RM 2,230 psf of 12 other new launches in KL City Centre: +1%. 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: 10.0 / 10 — 4 min to KJ10 KLCC, 360 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: 8.9 / 10 — 471 units ÷ 58 floors = 8.1 a floor; 128 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: 6.6 / 10 — 9,071 incoming + planned vs 53,343 standing in Kuala Lumpur Town Centre: 17%. 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: 0.0 / 10 — RM 1,655,704 ÷ (RM 10,234 × 12), W.P. Kuala Lumpur 2022: 13.5 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

• 4 min walk to KJ10 KLCC, 360 m along the OpenStreetMap route (OpenStreetMap)
• Trains every 4 minutes at the weekday morning peak at KLCC station (GTFS Static, Prasarana via data.gov.my)
• Incoming and planned condominium/apartment supply equals 17% of the 53,343 units standing in Kuala Lumpur Town Centre (NAPIC Residential Property Stock Table, Q2 2026)
• 93.4% of the 828 condominium/apartment units launched in Kuala Lumpur Town Centre from Q3 2025 to Q2 2026 were reported sold (NAPIC Table New Launches, Q2 2026)

Watch-outs

• Entry price is about 13.5 years of W.P. Kuala Lumpur's median household income (2022) (DOSM Household Income Survey via data.gov.my)

Ascott Star Residence sizes by bedrooms

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

Where the Ascott Star Residence asking price sits

Asking psf midpoint RM 2,246, above the Kuala Lumpur new-launch median of RM 978 (68 projects on this site with an asking psf).

Getting around from Ascott Star Residence

Nearest station: KJ10 KLCC (Kelana Jaya Line); about 21,168 journeys start and 20,583 end there a day (30-day average); trains every 4 minutes at the weekday morning peak.

• Transit: KJ10 KLCC (0.21 km), PY20 Ampang Park (0.61 km), KJ9 Ampang Park (0.73 km)
• Schools: Advance Tertiary College (0.13 km), Erican College (0.18 km), Sekolah Rendah Agama Jalan Raja Muda Musa (0.58 km)
• Shops: Lucky Star Market (0.1 km), Village Grocer (0.25 km), Shoppes at Four Seasons Place (0.34 km), Suria KLCC (0.41 km), Plaza Ombak KLCC (0.76 km)
• Health: Klinik Medisquare (0.15 km), Perdana Medical Clinic (0.4 km)
• Parks: Laman Standard Chartered Kuala Lumpur (0.56 km), KLCC Park (0.65 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 Ascott Star Residence

• Supply pipeline: about 17% (2,696 building + 6,375 planned against 53,343 condominium and apartment units standing in Kuala Lumpur Town Centre, Q2 2026; NAPIC stock table)
• Sales of new launches: 93.4% of 828 condominium and apartment units launched in Kuala Lumpur Town Centre 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 1,655,704 is about 13.5 years of W.P. Kuala Lumpur's median household income (DOSM)

Ascott Star 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 Ascott Star Residence suits

• Transit commuter: Strong match (3 of 3 checks) — ✓ 4 min walk to KJ10 KLCC; ✓ Trains every 4 minutes at the morning peak; ✓ 6 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 (1–4+1); ✓ Largest layout 2,972 sq ft; ✓ 2 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 13.5 years of district median household income; ✓ Smallest layout 679 sq ft, from RM 1,655,704; ✓ Rail 4 min on foot. Rule: Entry price ≤ 5 years of district median income · smallest home ≤ 700 sq ft · walk to rail ≤ 10 min
• Rental investor: Strong match (3 of 3 checks) — ✓ 4 min walk to rail; ✓ 1-bedroom layouts on the list; ✓ Incoming + planned supply is 17% 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 Ascott Star Residence may not suit

• Buyers keeping monthly costs low — maintenance is RM 0.65 psf including the sinking fund, about RM 441 a month for the smallest 679 sq ft unit.

Ascott Star 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.