River Park Bangsar

River Park at a glance

• From price: RM 604,000 to RM 1,291,200
• Asking psf: RM 799 per sq ft
• Tenure: Leasehold
• Completion: expected 2026
• Units: 1,332, 47 floors, 2–3 bedrooms
• Density: about 28 homes a floor (1,332 units ÷ 47 floors)
• Walk to rail: 15 min to KJ18 Kerinchi (0.91 km straight-line, estimate)
• Against other new launches in Bangsar South: -13% (median RM 920 psf of 2 projects)

River Park 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: 7.6 / 10 — Lowest asking RM 799 psf vs median RM 920 psf of 2 other new launches in Bangsar South: -13%. 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: 5.0 / 10 — 15 min to KJ18 Kerinchi, 0.91 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: 1.8 / 10 — 1,332 units ÷ 47 floors = 28.3 a floor; 26 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 604,000 ÷ (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 Kerinchi station (GTFS Static, Prasarana via data.gov.my)
• Lowest asking psf about 13% below the median of 2 other new launches in Bangsar South (RM 799 vs RM 920)
• 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

• 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 28 homes a floor (1,332 units over 47 floors)

Where the River Park asking price sits

Asking psf midpoint RM 799, below the Kuala Lumpur new-launch median of RM 978 (68 projects on this site with an asking psf).

Getting around from River Park

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.

• Transit: KD02 Angkasapuri (0.3 km), KB02 Seputeh (0.8 km), KJ18 Kerinchi (0.91 km)
• Schools: Madrasah Abdaiah (0.55 km), Campus Rangers International School (0.58 km), Kafa Madrasah An-Nur (0.59 km)
• Shops: Syifa Market (0.63 km), AEON BiG (0.71 km), The Sphere (0.83 km), Mid Valley Megamall (0.84 km), The Gardens Mall (0.9 km)
• Health: The Suisse Clinic (0.65 km), Poliklinik Dr. Azhar (0.69 km)
• Parks: The Central Park (0.82 km), Pantai Eco Park (0.88 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 River Park

• 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 604,000 is about 4.9 years of W.P. Kuala Lumpur's median household income (DOSM)

River Park 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 River Park suits

• Transit commuter: Weak match (1 of 3 checks) — – 15 min walk to KJ18 Kerinchi; ✓ Trains every 4 minutes at the morning peak; – 40 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 (2–3); ✓ Largest layout 1,180 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: Weak match (1 of 3 checks) — ✓ Entry price is about 4.9 years of district median household income; – Smallest layout 812 sq ft, from RM 604,000; – Rail 15 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 (0 of 3 checks) — – 15 min walk to rail; – No 1-bedroom layout on record; – 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.

River Park: 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.