Est8 @ Seputeh

Est8 @ Seputeh at a glance

• From price: RM 529,000 to RM 1,946,400
• Asking psf: RM 822 per sq ft
• Tenure: Leasehold
• Completion: completed 2026
• Units: 821, 42 floors, 1–4 bedrooms
• Density: about 20 homes a floor (821 units ÷ 42 floors)
• Walk to rail: 14 min to KJ17 Abdullah Hukum (0.89 km straight-line, estimate)
• Against other new launches in Seputeh: -4% (median RM 860 psf of 3 projects)

Est8 @ Seputeh 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: 5.8 / 10 — Lowest asking RM 822 psf vs median RM 860 psf of 3 other new launches in Seputeh: -4%. 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: 5.5 / 10 — 14 min to KJ17 Abdullah Hukum, 0.89 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: 3.9 / 10 — 821 units ÷ 42 floors = 19.5 a floor; 56 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: 3.7 / 10 — 19,282 incoming + planned vs 60,757 standing in Mukim Kuala Lumpur: 32%. 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 529,000 ÷ (RM 10,234 × 12), W.P. Kuala Lumpur 2022: 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

• Trains every 4 minutes at the weekday morning peak at Abdullah Hukum station (GTFS Static, Prasarana via data.gov.my)
• Lowest asking psf about 4% below the median of 3 other new launches in Seputeh (RM 822 vs RM 860)
• 62.3% of the 1,095 condominium/apartment units launched in Mukim Kuala Lumpur from Q3 2025 to Q2 2026 were reported sold (NAPIC Table New Launches, Q2 2026)
• Entry price is about 4.3 years of W.P. Kuala Lumpur's median household income (2022) (DOSM Household Income Survey via data.gov.my)

Watch-outs

• Incoming and planned condominium/apartment supply equals 32% of the 60,757 units standing in Mukim Kuala Lumpur (NAPIC Residential Property Stock Table, Q2 2026)
• About 20 homes a floor (821 units over 42 floors)

Where the Est8 @ Seputeh asking price sits

Asking psf midpoint RM 822, below the Kuala Lumpur new-launch median of RM 978 (68 projects on this site with an asking psf).

Getting around from Est8 @ Seputeh

Nearest station: KJ17 Abdullah Hukum (Kelana Jaya Line); about 13,495 journeys start and 13,935 end there a day (30-day average); trains every 4 minutes at the weekday morning peak.

• Transit: KB02 Seputeh (0.26 km), KB01 Mid Valley (0.36 km), KD02 Angkasapuri (0.83 km)
• Schools: Sekolah Kebangsaan Bangsar (1.11 km), Campus Rangers International School (1.14 km), Sekolah Antarabangsa Vikas (1.22 km)
• Shops: Bilabila Mart (0.26 km), AEON (0.38 km), Mid Valley Megamall (0.39 km), The Gardens Mall (0.57 km), KL Eco City Mall (0.78 km)
• Health: Poliklinik & Surgeri Seputeh (0.29 km), Belle Sense Clinic (0.5 km)
• Parks: Jalan Desa Bakti Public Playground (1.36 km), The Central Park (1.45 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 Est8 @ Seputeh

• Supply pipeline: about 32% (10,792 building + 8,490 planned against 60,757 condominium and apartment units standing in Mukim Kuala Lumpur, Q2 2026; NAPIC stock table)
• Sales of new launches: 62.3% of 1,095 condominium and apartment units launched in Mukim Kuala Lumpur 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 529,000 is about 4.3 years of W.P. Kuala Lumpur's median household income (DOSM)

Est8 @ Seputeh 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 Est8 @ Seputeh suits

• Transit commuter: Weak match (1 of 3 checks) — – 14 min walk to KJ17 Abdullah Hukum; ✓ Trains every 4 minutes at the morning peak; – 39 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 (1–4); ✓ Largest layout 1,947 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 543 sq ft, from RM 529,000; – Rail 14 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) — – 14 min walk to rail; ✓ 1-bedroom layouts on the list; – Incoming + planned supply is 32% 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.

Est8 @ Seputeh: 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.