Ayanna Bukit Jalil

Ayanna at a glance

• From price: RM 753,000 to RM 911,000
• Asking psf: RM 639 per sq ft
• Tenure: Freehold
• Completion: expected 2027
• Units: 824, 44 floors, 3–4+2 bedrooms
• Density: about 19 homes a floor (824 units ÷ 44 floors)
• Walk to rail: 21 min to SP21 Alam Sutera (1,708 m, OpenStreetMap route)
• Against other new launches in Bukit Jalil: -25% (median RM 847 psf of 6 projects)
• Against completed resale homes in Bukit Jalil: median about RM 617 psf (159 sales)

Ayanna 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: 10.0 / 10 — Lowest asking RM 639 psf vs median RM 847 psf of 6 other new launches in Bukit Jalil: -25%. 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: 2.0 / 10 — 21 min to SP21 Alam Sutera, 1708 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: 4.2 / 10 — 824 units ÷ 44 floors = 18.7 a floor; 60 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: 5.3 / 10 — RM 753,000 ÷ (RM 10,234 × 12), W.P. Kuala Lumpur 2022: 6.1 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 3 minutes at the weekday morning peak at Alam Sutera station (GTFS Static, Prasarana via data.gov.my)
• Lowest asking psf about 25% below the median of 6 other new launches in Bukit Jalil (RM 639 vs RM 847)
• 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)

Watch-outs

• 21 min on foot to the nearest station, SP21 Alam Sutera (OpenStreetMap)
• Asking range starts RM 22 psf (4%) above the median resale of completed homes in Bukit Jalil (about RM 617 psf, 159 sales) (NAPIC open transaction data)
• Entry price is about 6.1 years of W.P. Kuala Lumpur's median household income (2022) (DOSM Household Income Survey via data.gov.my)
• About 19 homes a floor (824 units over 44 floors)

Ayanna sizes by bedrooms

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

Where the Ayanna asking price sits

Asking psf midpoint RM 639, below the Kuala Lumpur new-launch median of RM 978 (68 projects on this site with an asking psf).

Completed homes resold in Bukit Jalil: NAPIC median about RM 617 psf, 159 sales in 18 schemes, 2024-01 to 2026-06. A new launch and a completed resale home are different products.

Getting around from Ayanna

Nearest station: SP21 Alam Sutera (Sri Petaling Line); about 1,534 journeys start and 1,708 end there a day (30-day average); trains every 3 minutes at the weekday morning peak.

• Transit: SP21 Alam Sutera (0.85 km), SP22 Kinrara BK 5 (1.09 km), SP20 Muhibbah (1.46 km)
• Schools: Sekolah Jenis Kebangsaan (Tamil) Kinrara (0.24 km), Master Weld Academy (Suria Campus) (0.81 km), SK Seksyen 1 Bandar Kinrara (0.9 km)
• Shops: 99 Speedmart (0.35 km), Star Grocer (0.56 km), Aurora Place (2.24 km), Bloomsvale Shopping Gallery (2.28 km), Pavilion Bukit Jalil (2.5 km)
• Health: Klinik Leow (0.55 km), Klinik Segara (0.6 km)
• Parks: BK1 Park (0.74 km), BK2 Park (0.78 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 Ayanna

• 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 753,000 is about 6.1 years of W.P. Kuala Lumpur's median household income (DOSM)

Ayanna 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: Ayanna vs Ren Residence

Who Ayanna suits

• Transit commuter: Weak match (1 of 3 checks) — – 21 min walk to SP21 Alam Sutera; ✓ Trains every 3 minutes at the morning peak; – 69 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 (3–4+2); ✓ Largest layout 2,453 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: Weak match (0 of 3 checks) — – Entry price is about 6.1 years of district median household income; – Smallest layout 1,155 sq ft, from RM 753,000; – Rail 21 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) — – 21 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.

Who Ayanna may not suit

• Buyers after a small first home — the smallest listed layout is 1,155 sq ft.

Ayanna: 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.