D'Tessera Petaling Jaya

D'Tessera at a glance

• From price: RM 793,200 to RM 1,098,600
• Asking psf: RM 713 per sq ft
• Tenure: Leasehold
• Completion: expected 2027
• Units: 671, 49 floors, 3+1–4+1 bedrooms
• Density: about 14 homes a floor (671 units ÷ 49 floors)
• Walk to rail: 34 min to KG08 Mutiara Damansara (2.07 km straight-line, estimate)
• Against other new launches in Damansara Perdana: -3% (median RM 738 psf of 2 projects)

D'Tessera 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: 5.6 / 10 — Lowest asking RM 713 psf vs median RM 738 psf of 2 other new launches in Damansara Perdana: -3%. 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: 0.0 / 10 — 34 min to KG08 Mutiara Damansara, 2.07 km straight-line (estimate). 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: 6.6 / 10 — 671 units ÷ 49 floors = 13.7 a floor; 95 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 6 minutes at the weekday morning peak at Mutiara Damansara station (GTFS Static, Prasarana via data.gov.my)
• Lowest asking psf about 3% below the median of 2 other new launches in Damansara Perdana (RM 713 vs RM 738)

Watch-outs

• 34 min on foot to the nearest station, KG08 Mutiara Damansara (OpenStreetMap)
• About 14 homes a floor (671 units over 49 floors)

Where the D'Tessera asking price sits

Asking psf midpoint RM 713, above the Selangor new-launch median of RM 697 (60 projects on this site with an asking psf).

Getting around from D'Tessera

Nearest station: KG08 Mutiara Damansara (Kajang Line); about 5,954 journeys start and 6,703 end there a day (30-day average); trains every 6 minutes at the weekday morning peak.

• Transit: KG08 Mutiara Damansara (2.09 km), PY06 Sri Damansara Barat (2.85 km), PY07 Sri Damansara Sentral (2.92 km)
• Schools: Kuala Lumpur Steiner School (Valley Campus) (0.71 km), Sekolah Kebangsaan Bukit Lanjan (Asli) (1.22 km), Sekolah Rendah Agama IBNU (1.32 km)
• Shops: Hextar World at Empire City (0.6 km), Village Grocer (0.61 km), 99 Speedmart (0.62 km), IPC Shopping Centre (1.93 km), Al Azhar Sunnah Mart (2.72 km)
• Health: Hospital Pakar KPJ Damansara 2 (0.53 km), Perdana Care (1.12 km)
• Parks: Damansara Foresta Condominium Open Park (0.93 km), Taman SD9/9 (1.39 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 D'Tessera

• 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)

D'Tessera 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: D'Tessera vs The Aldenz · D'Tessera vs Forest Hill

Who D'Tessera suits

• Transit commuter: Weak match (0 of 3 checks) — – 34 min walk to KG08 Mutiara Damansara; – Trains every 6 minutes at the morning peak; – No rail route to KL City Centre within the rules. 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 (3+1–4+1); ✓ Largest layout 1,331 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 1,100 sq ft, from RM 793,200; – Rail 34 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) — – 34 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 D'Tessera may not suit

• Buyers after a small first home — The smallest layout on record is 1,100 sq ft.

D'Tessera: 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.