Phoeniz Suites @ KL City Centre, Bukit Bintang

Phoeniz Suites @ KL City Centre at a glance

• From price: RM 1,016,400 to RM 1,421,600
• Asking psf: RM 2,100 per sq ft
• Tenure: Freehold
• Completion: expected 2031
• Units: 394, 53 floors, 1–1+1 bedrooms
• Density: about 7 homes a floor (394 units ÷ 53 floors)
• Walk to rail: 6 min to KJ9 Ampang Park (487 m, OpenStreetMap route)
• Against other new launches in KL City Centre: -7% (median RM 2,270 psf of 12 projects)

Phoeniz Suites @ KL City Centre 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: 6.4 / 10 — Lowest asking RM 2,100 psf vs median RM 2,270 psf of 12 other new launches in KL City Centre: -7%. 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: 9.5 / 10 — 6 min to KJ9 Ampang Park, 487 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: 9.3 / 10 — 394 units ÷ 53 floors = 7.4 a floor; 134 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: 2.1 / 10 — RM 1,016,400 ÷ (RM 10,234 × 12), W.P. Kuala Lumpur 2022: 8.3 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

• 6 min walk to KJ9 Ampang Park, 487 m along the OpenStreetMap route (OpenStreetMap)
• Trains every 4 minutes at the weekday morning peak at Ampang Park station (GTFS Static, Prasarana via data.gov.my)
• Lowest asking psf about 7% below the median of 12 other new launches in KL City Centre (RM 2,100 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 8.3 years of W.P. Kuala Lumpur's median household income (2022) (DOSM Household Income Survey via data.gov.my)

Phoeniz Suites @ KL City Centre sizes by bedrooms

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

Where the Phoeniz Suites @ KL City Centre asking price sits

Asking psf midpoint RM 2,100, above the Kuala Lumpur new-launch median of RM 978 (68 projects on this site with an asking psf).

Getting around from Phoeniz Suites @ KL City Centre

Nearest station: KJ9 / PY20 Ampang Park (Kelana Jaya Line, Putrajaya Line); about 18,284 journeys start and 13,169 end there a day (30-day average); trains every 4 minutes at the weekday morning peak.

• Transit: PY20 Ampang Park (0.35 km), KJ10 KLCC (0.56 km), KJ9 Ampang Park (0.56 km)
• Schools: Erican College (0.4 km), UniRazak (0.47 km), Advance Tertiary College (0.48 km)
• Shops: Village Grocer (0.51 km), Lucky Star Market (0.53 km), Intermark Mall (0.57 km), Shoppes at Four Seasons Place (0.64 km), Suria KLCC (0.8 km)
• Health: Health Hub Clinic (0.27 km), Premier Clinic (0.28 km)
• Parks: KLCC Park (0.91 km), Laman Standard Chartered Kuala Lumpur (0.99 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 Phoeniz Suites @ KL City Centre

• 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 1,016,400 is about 8.3 years of W.P. Kuala Lumpur's median household income (DOSM)

Phoeniz Suites @ KL City Centre 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 Phoeniz Suites @ KL City Centre suits

• Transit commuter: Strong match (3 of 3 checks) — ✓ 6 min walk to KJ9 Ampang Park; ✓ Trains every 4 minutes at the morning peak; ✓ 13 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: Weak match (1 of 3 checks) — – No 3-bedroom layout on record; – Largest layout 678 sq ft; ✓ 3 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 8.3 years of district median household income; ✓ Smallest layout 484 sq ft, from RM 1,016,400; ✓ Rail 6 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) — ✓ 6 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 Phoeniz Suites @ KL City Centre may not suit

• Households that need three bedrooms — the largest listed layout has 1+1 bedrooms.
• Buyers keeping monthly costs low — maintenance is RM 1.21 psf including the sinking fund, about RM 586 a month for the smallest 484 sq ft unit.

Phoeniz Suites @ KL City Centre: 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.