Lunar Seputeh, Old Klang Road

Lunar Seputeh at a glance

• From price: RM 607,800 to RM 1,453,800
• Asking psf: RM 860–900 per sq ft
• Tenure: Leasehold
• Completion: expected 2030
• Units: 483, 50 floors, 1+1–4+1 bedrooms
• Density: about 10 homes a floor (483 units ÷ 50 floors)
• Walk to rail: 19 min to KJ17 Abdullah Hukum (1.15 km straight-line, estimate)
• Against other new launches in Seputeh: +5% (median RM 822 psf of 3 projects)

Lunar 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: 4.0 / 10 — Lowest asking RM 860 psf vs median RM 822 psf of 3 other new launches in Seputeh: +5%. 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: 3.0 / 10 — 19 min to KJ17 Abdullah Hukum, 1.15 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: 8.2 / 10 — 483 units ÷ 50 floors = 9.7 a floor; 118 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: 7.1 / 10 — RM 607,800 ÷ (RM 10,234 × 12), W.P. Kuala Lumpur 2022: 4.9 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)
• 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 4.9 years of W.P. Kuala Lumpur's median household income (2022) (DOSM Household Income Survey via data.gov.my)

Watch-outs

• 19 min on foot to the nearest station, KJ17 Abdullah Hukum (OpenStreetMap)
• 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)

Lunar Seputeh 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 Lunar Seputeh asking price sits

Asking psf midpoint RM 880, below the Kuala Lumpur new-launch median of RM 978 (68 projects on this site with an asking psf).

Getting around from Lunar 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: KD02 Angkasapuri (0.56 km), KB02 Seputeh (0.67 km), KB01 Mid Valley (1.05 km)
• Schools: Campus Rangers International School (0.39 km), Sekolah Antarabangsa Vikas (0.5 km), Madrasah Abdaiah (0.75 km)
• Shops: Bilabila Mart (0.78 km), AEON BiG (0.81 km), Mid Valley Megamall (0.92 km), The Gardens Mall (1.03 km), The Sphere (1.08 km)
• Health: The Suisse Clinic (0.79 km), Poliklinik & Surgeri Seputeh (0.8 km)
• Parks: Pantai Eco Park (0.86 km), Jalan Desa Bakti Public Playground (0.9 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 Lunar 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 607,800 is about 4.9 years of W.P. Kuala Lumpur's median household income (DOSM)

Lunar 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 Lunar Seputeh suits

• Transit commuter: Weak match (1 of 3 checks) — – 19 min walk to KJ17 Abdullah Hukum; ✓ Trains every 4 minutes at the morning peak; – 43 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+1–4+1); ✓ Largest layout 1,646 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 4.9 years of district median household income; ✓ Smallest layout 683 sq ft, from RM 607,800; – Rail 19 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) — – 19 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 Lunar Seputeh may not suit

• Buyers who must move in before 2030 — completion is expected in 2030; a buyer who signs now needs somewhere else to live for about 4 years.

Lunar 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.