Eaton Residences KL City Centre

Eaton Residences at a glance

• From price: RM 1,800,000 to RM 6,008,795
• Asking psf: RM 2,125 per sq ft
• Tenure: Leasehold
• Completion: completed 2022
• Units: 632, 52 floors, 1–4+1 bedrooms
• Density: about 12 homes a floor (632 units ÷ 52 floors)
• Walk to rail: 5 min to PY22 Conlay (383 m, OpenStreetMap route)
• Against other new launches in KL City Centre: -6% (median RM 2,270 psf of 12 projects)

Eaton Residences 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: 6.2 / 10 — Lowest asking RM 2,125 psf vs median RM 2,270 psf of 12 other new launches in KL City Centre: -6%. 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 — 5 min to PY22 Conlay, 383 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: 7.3 / 10 — 632 units ÷ 52 floors = 12.2 a floor; 105 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 1,800,000 ÷ (RM 10,234 × 12), W.P. Kuala Lumpur 2022: 14.7 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

• 5 min walk to PY22 Conlay, 383 m along the OpenStreetMap route (OpenStreetMap)
• Trains every 4 minutes at the weekday morning peak at Conlay station (GTFS Static, Prasarana via data.gov.my)
• Lowest asking psf about 6% below the median of 12 other new launches in KL City Centre (RM 2,125 vs RM 2,270)
• 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 14.7 years of W.P. Kuala Lumpur's median household income (2022) (DOSM Household Income Survey via data.gov.my)
• About 12 homes a floor (632 units over 52 floors)

Eaton Residences sizes by bedrooms

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

Where the Eaton Residences asking price sits

Asking psf midpoint RM 2,125, above the Kuala Lumpur new-launch median of RM 978 (68 projects on this site with an asking psf).

Getting around from Eaton Residences

Nearest station: PY22 Conlay (Putrajaya Line); about 2,191 journeys start and 0 end there a day (30-day average); trains every 4 minutes at the weekday morning peak.

• Transit: PY22 Conlay (0.19 km), PY21 Persiaran KLCC (0.63 km), KJ9 Ampang Park (0.96 km)
• Schools: Eton House (0.19 km), Iraqi School in Kuala Lumpur (0.42 km), YTL International College of Hotel Management (0.85 km)
• Shops: Plaza Ombak KLCC (0.61 km), Pavilion Kuala Lumpur (0.76 km), Mercato (0.81 km), The Starhill (0.83 km), Eslite Spectrum (0.85 km)
• Health: Prince Court Medical Centre (0.3 km), FFIMT Clinic (Dr. Moo) (0.42 km)
• Parks: KLCC Park (0.73 km), TRX City Park (1.02 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 Eaton Residences

• 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 1,800,000 is about 14.7 years of W.P. Kuala Lumpur's median household income (DOSM)

Eaton Residences 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: Eaton Residences vs Conlay · Eaton Residences vs Pavilion Square Residences

Who Eaton Residences suits

• Transit commuter: Strong match (3 of 3 checks) — ✓ 5 min walk to PY22 Conlay; ✓ Trains every 4 minutes at the morning peak; ✓ 20 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 2,982 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: Partial match (2 of 3 checks) — – Entry price is about 14.7 years of district median household income; ✓ Smallest layout 635 sq ft, from RM 1,800,000; ✓ Rail 5 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) — ✓ 5 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 Eaton Residences may not suit

• Buyers keeping monthly costs low — maintenance is RM 0.65 psf, about RM 413 a month for the smallest 635 sq ft unit.

Eaton Residences: 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.