Pavilion Square Residences KL City Centre, Bukit Bintang

Pavilion Square Residences at a glance

• From price: RM 1,319,000 to RM 5,409,000
• Asking psf: RM 2,300–2,800 per sq ft
• Tenure: Leasehold
• Completion: expected 2029
• Units: 960, 67 floors, 1+1–Studio bedrooms
• Density: about 14 homes a floor (960 units ÷ 67 floors)
• Walk to rail: 9 min to PY22 Conlay (707 m, OpenStreetMap route)
• Against other new launches in KL City Centre: +4% (median RM 2,205 psf of 12 projects)

Pavilion Square 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: 4.2 / 10 — Lowest asking RM 2,300 psf vs median RM 2,205 psf of 12 other new launches in KL City Centre: +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: 8.0 / 10 — 9 min to PY22 Conlay, 707 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: 6.2 / 10 — 960 units ÷ 67 floors = 14.3 a floor; 89 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 1,319,000 ÷ (RM 10,234 × 12), W.P. Kuala Lumpur 2022: 10.7 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

• 9 min walk to PY22 Conlay, 707 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)
• 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 10.7 years of W.P. Kuala Lumpur's median household income (2022) (DOSM Household Income Survey via data.gov.my)
• About 14 homes a floor (960 units over 67 floors)

Pavilion Square Residences 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 Pavilion Square Residences asking price sits

Asking psf midpoint RM 2,550, above the Kuala Lumpur new-launch median of RM 978 (68 projects on this site with an asking psf).

Getting around from Pavilion Square 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 (0.39 km), MR6 Bukit Bintang (0.55 km), MR7 Raja Chulan (0.58 km)
• Schools: YTL International College of Hotel Management (0.3 km), Eton House (0.76 km), SMK (P) Bandaraya (0.96 km)
• Shops: Pavilion Kuala Lumpur (0.2 km), The Starhill (0.26 km), Eslite Spectrum (0.27 km), Mercato (0.3 km), Pavilion Elite (0.32 km)
• Health: Klinik Mediviron (0.41 km), Poliklinik Kumpulan City (0.54 km)
• Parks: Forest in the City (0.5 km), Ain Arabia (0.61 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 Pavilion Square 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 1,319,000 is about 10.7 years of W.P. Kuala Lumpur's median household income (DOSM)

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

Who Pavilion Square Residences suits

• Transit commuter: Strong match (3 of 3 checks) — ✓ 9 min walk to PY22 Conlay; ✓ Trains every 4 minutes at the morning peak; ✓ 18 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–Studio); ✓ Largest layout 1,272 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 10.7 years of district median household income; ✓ Smallest layout 504 sq ft, from RM 1,319,000; ✓ Rail 9 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) — ✓ 9 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 Pavilion Square Residences may not suit

• Buyers who must move in before 2029 — Completion is expected in 2029, so a purchase signed now waits about 3 years for the keys.

Pavilion Square 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.