Khaya Residence Bangsar

Khaya Residence by Bayu Mantap Sdn Bhd in Bangsar, Kuala Lumpur. From RM 785,000, Leasehold Serviced Apartment with 630-1,321 sqft layouts (1-3 bedrooms). Floor plans, distance to the nearest stations and sales gallery appointments on propertyportal.my.

Khaya Residence — Serviced Apartment in Bangsar, Kuala Lumpur by Bayu Mantap Sdn Bhd
Khaya Residence Bangsar

Khaya Residence gallery

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Khaya Residences is a high-rise residential project by Bayu Mantap Sdn Bhd, with 795 units, 61 storeys and a site of 3.88 acres. Units run from 630 to 1,321 sq ft (1 - 3+1 bedrooms), across 19 layout types listed below. Tenure: leasehold; land title: commercial.

Video walkthrough of Khaya Residence

Khaya Residences Bangsar: full walkthrough, layouts and investment view

Watch: Khaya Residences Bangsar: full walkthrough, layouts and investment view — filmed on site by Yee Woei Shyan (REN 46305).

Khaya Residence project information

DeveloperBayu Mantap Sdn Bhd
LocationG-06, Menara TNB Bangsar, No. 170, Jalan Bangsar, 59200 Kuala Lumpur
Property typeServiced Apartment
TenureLeasehold
Land titleCommercial under HDA
Starting priceRM 785,000
Price rangeRM 785,000 – RM 1,694,000
Price per sq ftFrom RM 1,157
Built-up630-1,321 sqft
Bedrooms1-3 bedrooms
Total units795
Blocks / floors1 block(s), 61 floors
Car park1-2 bays
Maintenance feeApprox. RM0.50 psf (including sinking fund)
CompletionNew Launch, Q2 2029
Land size3.88 acres
Units per floorVaries, up to 26 units per floor on lower levels
Lifts8+2
Construction periodSPA Contractual Period - 52 months. Expected completion Q2 2029.

Leasehold exp Jun 2117; 8+2 Bomba lifts; 26 units/floor (L1-16), reduces higher up; partially furnished (kitchen cabinet, hood & hob, AC, water heater, fridge, digital lockset); must use panel banker & lawyer

Khaya Residence at a glance

  • From price: RM 785,000 to RM 1,694,000
  • Asking psf: RM 1,157–1,434 per sq ft
  • Tenure: Leasehold
  • Completion: expected 2029; vacant possession per SPA 2029-12-25; built 51% (KPKT TEDUH)
  • Units: 795, 61 floors, 1–3+1 bedrooms
  • Density: about 13 homes a floor (795 units ÷ 61 floors)
  • Walk to rail: 7 min to KJ18 Kerinchi (551 m, OpenStreetMap route)
  • Against other new launches in Bangsar: +27% (median RM 911 psf of 3 projects)
  • Against completed resale homes in Bangsar: median about RM 854 psf (64 sales)

Khaya 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: 0.0 / 10 — Lowest asking RM 1,157 psf vs median RM 911 psf of 3 other new launches in Bangsar: +27%. 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: 9.0 / 10 — 7 min to KJ18 Kerinchi, 551 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: 7.1 / 10 — 795 units ÷ 61 floors = 13.0 a floor; 102 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: 4.9 / 10 — RM 785,000 ÷ (RM 10,234 × 12), W.P. Kuala Lumpur 2022: 6.4 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: 8.0 / 10 — TEDUH: 1 project, 0 sick, 0 abandoned, 0 offence-list entries. 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

  • 7 min walk to KJ18 Kerinchi, 551 m along the OpenStreetMap route (OpenStreetMap)
  • Trains every 4 minutes at the weekday morning peak at Kerinchi station (GTFS Static, Prasarana via data.gov.my)
  • 6 bus stops within 400 m, 7 routes (GTFS Static, Prasarana via data.gov.my)
  • 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)
  • Developer BAYU MANTAP SDN. BHD.: 0 sick, 0 abandoned, no entry on the TEDUH offence list (KPKT TEDUH, checked 2026-10-20)
  • Construction 51% complete, TEDUH status Lancar (not flagged late, sick or abandoned) (KPKT TEDUH, data to 2026-10-19)

Watch-outs

  • Lowest asking psf about 27% above the median of 3 other new launches in Bangsar
  • Asking range starts RM 303 psf (35%) above the median resale of completed homes in Bangsar (about RM 854 psf, 64 sales) (NAPIC open transaction data)
  • 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)
  • Entry price is about 6.4 years of W.P. Kuala Lumpur's median household income (2022) (DOSM Household Income Survey via data.gov.my)
  • About 13 homes a floor (795 units over 61 floors)
  • TEDUH lists 1 project for this licensed developer company, so its own public record is short (KPKT TEDUH, checked 2026-10-20)

Khaya Residence sizes by bedrooms

BedroomsUnit typesBuilt-up
12630 sq ft
1+16683 – 772 sq ft
24869 – 1,096 sq ft
2+13998 – 1,032 sq ft
2+211,028 sq ft
321,086 – 1,321 sq ft
3+111,164 sq ft

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

Where the Khaya Residence asking price sits

Asking psf midpoint RM 1,296, above the Kuala Lumpur new-launch median of RM 978 (68 projects on this site with an asking psf).

ProjectLowest psfHighest psf
Bangsar Hill Park – Tower B and CRM 793RM 1,132
Bangsar Hill Park – Verdura (Tower D and E)RM 911RM 911
Khaya ResidenceRM 1,157RM 1,434
111 MenerungRM 1,680RM 2,014

Completed homes resold in Bangsar: NAPIC median about RM 854 psf, 64 sales in 14 schemes, 2024-01 to 2026-05. A new launch and a completed resale home are different products.

Getting around from Khaya Residence

ToRail, door to doorCar, no traffic
KL City Centre31 min: walk 6, wait 2, train 19, walk 4; Abdullah Hukum to KLCC13 min
TRX34 min: walk 6, wait 2, train 18, 1 change, walk 3; Abdullah Hukum to Tun Razak Exchange16 min
Bangsar South10 min on foot (0.6 km)3 min
Mid Valley12 min on foot (0.71 km)5 min
Cyberjaya—33 min
Petaling Jaya SS241 min: walk 7, wait 2, train 11, walk 21; Kerinchi to Taman Paramount9 min

Nearest station: KJ18 Kerinchi (Kelana Jaya Line); about 6,616 journeys start and 6,887 end there a day (30-day average); trains every 4 minutes at the weekday morning peak.

6 bus stops within 400 m, 7 routes.

  • Transit: KJ18 Kerinchi (0.3 km), KJ17 Abdullah Hukum (0.36 km), KD01 Abdullah Hukum (0.39 km)
  • Schools: Sekolah Kebangsaan Bangsar (0.09 km), Sri Dasmesh International School (0.22 km), Sekolah Rendah Agama Ar-Rahah (0.4 km)
  • Shops: KL Eco City Mall (0.48 km), TMG Mart (0.53 km), Isetan The Gardens (0.55 km), The Gardens Mall (0.61 km), Mid Valley Megamall (0.71 km)
  • Health: Klinik TNB Bangsar (0.3 km), The Suisse Clinic (0.51 km)
  • Parks: The Central Park (0.58 km), Bangsar South Lakeside Park (0.7 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 Khaya Residence

  • 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 785,000 is about 6.4 years of W.P. Kuala Lumpur's median household income (DOSM)

Khaya 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.

FactKhaya ResidenceBangsar Hill Park – Verdura (Tower D and E)
1.5 km away, same area
Bangsar Hill Park – Tower B and C
1.6 km away, same area
111 Menerung
3.3 km away, same area
From priceRM 785,000RM 835,000RM 1,123,000RM 1,745,000
Asking psfRM 1,157–1,434≈ RM 911RM 793–1,132RM 1,680–2,014
Built-up, sq ft630–1,321917–1,478803–1,4781,001–3,714
TenureLeaseholdLeaseholdLeaseholdFreehold
CompletionNew Launch 2029Completed 2025Under Construction 2028Under Construction 2027
Units · floors795 · 61812 · 57802 · 57111 · 23
Homes per floorabout 13about 14.2about 14.1about 4.8
Walk to rail7 min, KJ18 Kerinchi6 min (estimate), KJ16 Bangsar7 min (estimate), KJ16 Bangsar5 min, KG13 Pusat Bandar Damansara
Price vs area /100.09.210.00.0
Rail access /109.09.59.010.0
Density /107.16.36.49.7
Supply pressure in area /103.73.73.73.7
Affordability vs district income /104.94.30.80.0
Developer record /108.0—10.0—
Where it winslowest entry price (RM 785,000)earliest completion (2025)lowest asking psf (from RM 793)largest layout (3,714 sq ft); shortest walk to rail (5 min); fewest homes per floor (4.8)

Full comparisons: Khaya Residence vs Bangsar Hill Park – Verdura (Tower D and E) · Khaya Residence vs Bangsar Hill Park – Tower B and C

Who Khaya Residence suits

  • Transit commuter: Strong match (3 of 3 checks) — ✓ 7 min walk to KJ18 Kerinchi; ✓ Trains every 4 minutes at the morning peak; ✓ 31 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 (1–3+1); ✓ Largest layout 1,321 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 6.4 years of district median household income; ✓ Smallest layout 630 sq ft, from RM 785,000; ✓ Rail 7 min on foot. Rule: Entry price ≤ 5 years of district median income · smallest home ≤ 700 sq ft · walk to rail ≤ 10 min
  • Rental investor: Partial match (2 of 3 checks) — ✓ 7 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.

Who Khaya Residence may not suit

  • Buyers who must move in before 2029 — completion is expected in 2029; a buyer who signs now needs somewhere else to live for about 3 years.

Khaya Residence: checked facts and the agent's view

  • Developer, as registered with KPKT: BAYU MANTAP SDN. BHD. (licence 30531/08-2028/0208(A), valid to 2028-08-15)
  • Advertising and sales permit (APDL): 30531-1/12-2027/1185(A)-(S), valid to 2027-12-25
  • Project on TEDUH: MENARA EMAS BANGSAR (RESIDENSI KHAYA), status Lancar
  • Developer record: 1 project(s), 0 sick, 0 abandoned, 0 entries on the TEDUH offence list

KPKT TEDUH, data to 2026-10-19, checked 2026-10-20.

The agent's view

Khaya suits buyers who put daily transit and walking first. Kerinchi station is about a 7-minute walk, and Bangsar South and Mid Valley are about 10 to 12 minutes on foot, so the daily commute is practical. Its starting psf, about RM1,157, is about 6% below the median of the other new launches in Bangsar.

Buyers who compare entry cost with older homes should think twice: the starting psf is about 35% above the median resale of completed Bangsar homes, and incoming supply nearby equals about 32% of the homes already standing. Before deciding, I would check the exact floor and facing on the latest price list, as asking prices run up to RM1,434 psf.

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.

Unit types and floor plans

TypeBuilt-upBedroomsBathrooms
A772 sq ft1+11
A(M)772 sq ft1+11
A1762 sq ft1+11
A2772 sq ft1+11
A3717 sq ft1+11
B630 sq ft11
B(M)630 sq ft11
C683 sq ft1+11
D869 sq ft22
E998 sq ft2+12
E(M)998 sq ft2+12
F1,032 sq ft2+12
G1,086 sq ft33
H1,028 sq ft2+22
I1,096 sq ft22
J1,070 sq ft22
J(M)1,070 sq ft22
K1,164 sq ft3+13
L1,321 sq ft33

Why choose Khaya Residence

  • Bangsar – The Pinnacle of Affluent Living
  • Iconic Façade Design
  • Unrivalled Views from Every Angle
  • Prime Central Location between KL and PJ
  • Seamless Accessibility via major expressways
  • Unmatched Connectivity with a 5-min walk to LRT
  • Surrounded by Established Amenities
  • Over 40 lifestyle-facilities

Facilities

Pickleball Court / Multipurpose Hall · Changing Rooms (South & North) · Surau · Reading Room · Laundromat · Management Office · Music Room · Home Theatre · Private Party Room · Game Room · Lounge & Co-Working Space · Children's Playroom · Yoga / Dance Room · Sauna Room · Bar Counter & Pantry · Dining Lounge · Twilight Garden · 50m Lap Pool · Sunbath Lounge · Hammock Garden · Wading Pool · Fiddlehead Waterplay · Adventure Playtower · Putting Green · Grove Walk · Cabanas (Root, Steam, The Leaf) · Green Boulevard · Party Lawn · Picnic Garden · Eco Pond · Dining Pavilion 'Monstera' (BBQ, Jacuzzi, Shower) · Dining Pavilion 'Philodendron' (BBQ, Jacuzzi, Shower) · Herb Garden · Outdoor Fitness · Sunken Lounge · Reflexology Path · Sensory Garden · Outdoor Sport · Multi-Purpose Room · Sky Gym · Green Rooftop Deck · Sky Lawn

Nearest train stations, measured

Distances are straight-line (OpenStreetMap); routes on foot or by road are longer.

Location and nearby

  • Highways: Federal Highway
  • Highways: New Pantai Expressway (NPE)
  • Highways: Sprint Expressway
  • Highways: Salak Expressway
  • Public Transport: LRT Abdullah Hukum (5-minute walk)
  • Public Transport: LRT Kerinchi
  • Public Transport: LRT Universiti
  • Public Transport: LRT Bangsar
  • Public Transport: MRT Pusat Bandar Damansara
  • Public Transport: KTM Angkasapuri
  • Public Transport: KTM Mid Valley
  • Shopping Malls: The Gardens Mall & Mid Valley Megamall
  • Shopping Malls: Bangsar Shopping Centre (BSC)
  • Shopping Malls: Bangsar Village I & II
  • Shopping Malls: Pavilion Mall, Damansara Heights
  • Shopping Malls: Nu Sentral Mall
  • Shopping Malls: KL Gateway Mall
  • Shopping Malls: Nexus Bangsar South
  • Shopping Malls: The Sphere
  • Shopping Malls: KL Eco City Mall
  • Healthcare: Pantai Hospital Kuala Lumpur
  • Healthcare: UM Specialist Centre (UMSC)
  • Healthcare: University of Malaya Medical Centre
  • Healthcare: Cardiac Vascular Sentral KL (CVSKL)
  • Healthcare: International Specialist Eye Centre (ISEC)
  • Healthcare: Life Care Diagnostic Medical Centre
  • Education: University of Malaya
  • Education: HELP University
  • Education: Alice Smith School
  • Education: Cempaka International School
  • Education: Stella Maris School
  • Education: Sri Dasmesh International School
  • Education: Catholic High School
  • Education: Methodist College Kuala Lumpur (MCKL)
  • Education: Brickfields Asia College (BAC)
  • Recreation: Kuala Lumpur Golf & Country Club (KLGCC)
  • Recreation: Kerinchi Hill Forest Park
  • Recreation: Perdana Botanical Garden

Area and station guides

Can foreigners buy Khaya Residence?

In Kuala Lumpur, a unit has to cost RM 1,000,000 or more before a foreign buyer can take it. Khaya Residence is listed at RM 785,000 – RM 1,694,000, so by price only the units at RM 1,000,000 or more clear it. Price is only the first test: every foreign purchase needs consent from the land authority.

Costs on top of the Khaya Residence price

ItemOn the RM 785,000 starting price
Transfer stamp duty, Malaysian buyerRM 17,550 (1% on the first RM100,000, 2% up to RM500,000, 3% up to RM1,000,000, 4% above).
Transfer stamp duty, foreign buyerRM 80,000 on a RM 1,000,000 unit, the lowest price a foreign buyer can take here (flat 8% on residential property from 1 January 2026, for non-citizens and foreign companies; permanent residents pay the Malaysian rate)
Loan agreement stamp duty0.5% of your loan
Legal feesBought from a licensed developer: 65% of the standard scale at this price (standard: 1.25% on the first RM500,000, 1% on the next RM7,000,000), a share fixed by Table B of the Solicitors' Remuneration Order 2023; plus 8% service tax

Khaya Residence monthly maintenance fee

The stated rate is Approx. RM0.50 psf (including sinking fund). On the 630 sq ft unit that is about RM 315 a month, and about RM 661 on the 1,321 sq ft unit.

Khaya Residence compared with nearby projects

Among these 6 projects, Khaya Residence has the 3rd lowest entry price per sq ft, at RM 1,246.

ProjectStarting priceEntry price per sq ftSizes (sq ft)Completion
Khaya ResidenceRM 785,000RM 1,246630–1,321Q2 2029
Bangsar Hill Park – Tower B and CRM 1,123,000RM 1,399803–1,478Est Q1 2028
Bangsar Hill Park – Verdura (Tower D and E)RM 835,000RM 911917–1,4782025
Parkside ResidenceRM 665,000RM 1,371485–1,325Q2 2029
111 MenerungRM 1,745,000RM 1,7431,001–3,714Q1 2027
River ParkRM 604,000RM 744812–1,180Q3 2026

Entry price per sq ft = starting price ÷ built-up of the smallest layout; bigger layouts and higher floors give other figures.

Frequently asked questions about Khaya Residence

What is the starting price of Khaya Residence?

Developer list prices for Khaya Residence start from RM 785,000 and go up to RM 1,694,000 (about RM From RM 1,157 per sq ft). Prices change with each release; ask for the current price list.

Is Khaya Residence freehold or leasehold?

Khaya Residence is Leasehold under a commercial under hda title, developed by Bayu Mantap Sdn Bhd.

What unit sizes and layouts are available at Khaya Residence?

Built-up sizes range from 630 to 1,321 sq ft with 1 to 3 bedrooms. Layouts: Type A 772 sq ft (1+1 bedrooms), Type A(M) 772 sq ft (1+1 bedrooms), Type A1 762 sq ft (1+1 bedrooms), Type A2 772 sq ft (1+1 bedrooms), Type A3 717 sq ft (1+1 bedrooms), Type B 630 sq ft (1 bedrooms), Type B(M) 630 sq ft (1 bedrooms), Type C 683 sq ft (1+1 bedrooms).

How many units and floors does Khaya Residence have?

795 units across 61 floors, Varies, up to 26 units per floor on lower levels units per floor, 8+2 lifts.

When will Khaya Residence be completed?

New Launch; estimated completion Q2 2029 (SPA Contractual Period - 52 months. Expected completion Q2 2029.).

What is the maintenance fee at Khaya Residence?

Approx. RM0.50 psf (including sinking fund), as quoted by the developer.

Is Khaya Residence near public transport?

Nearby: LRT Abdullah Hukum (5-minute walk), LRT Kerinchi, LRT Universiti.

How do I view Khaya Residence or get the floor plans?

WhatsApp Yee Woei Shyan (REN 46305, IQI Realty Sdn Bhd) at +60 10-827 8932, or use the enquiry form on this page for the price list, floor plans and a sales gallery appointment.

Agent insights: Khaya Residence review

Read the Khaya Residence review by Yee Woei Shyan (REN 46305): video walkthrough, pros and cons on shyanyee.com. Chinese review

Enquiries and sales gallery appointments: Yee Woei Shyan, REN 46305, IQI Realty Sdn Bhd. WhatsApp +60 10-827 8932.

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