The Atas Residences Taman Desa, Old Klang Road

The Atas Residences at a glance

• From price: RM 825,000 to RM 1,157,000
• Asking psf: RM 710 per sq ft
• Tenure: Leasehold
• Completion: expected 2028
• Units: 624, 30 floors, 3+1–4+1 bedrooms
• Density: about 21 homes a floor (624 units ÷ 30 floors)
• Walk to rail: 27 min to KJ17 Abdullah Hukum (1.64 km straight-line, estimate)
• Against completed resale homes in Taman Desa: median about RM 327 psf (23 sales)

The Atas 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: not scored — Not enough data on record. 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: 0.0 / 10 — 27 min to KJ17 Abdullah Hukum, 1.64 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: 3.3 / 10 — 624 units ÷ 30 floors = 20.8 a floor; 48 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: 7.2 / 10 — 11,145 incoming + planned vs 80,955 standing in Mukim Petaling: 14%. 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: 4.4 / 10 — RM 825,000 ÷ (RM 10,234 × 12), W.P. Kuala Lumpur 2022: 6.7 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

• Trains every 4 minutes at the weekday morning peak at Abdullah Hukum station (GTFS Static, Prasarana via data.gov.my)
• Incoming and planned condominium/apartment supply equals 14% of the 80,955 units standing in Mukim Petaling (NAPIC Residential Property Stock Table, Q2 2026)
• 100% of the 126 condominium/apartment units launched in Mukim Petaling from Q3 2025 to Q2 2026 were reported sold (NAPIC Table New Launches, Q2 2026)

Watch-outs

• 27 min on foot to the nearest station, KJ17 Abdullah Hukum (OpenStreetMap)
• Asking range starts RM 383 psf (117%) above the median resale of completed homes in Taman Desa (about RM 327 psf, 23 sales) (NAPIC open transaction data)
• Entry price is about 6.7 years of W.P. Kuala Lumpur's median household income (2022) (DOSM Household Income Survey via data.gov.my)
• About 21 homes a floor (624 units over 30 floors)

The Atas Residences sizes by bedrooms

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

Where the The Atas Residences asking price sits

Asking psf midpoint RM 710, below the Kuala Lumpur new-launch median of RM 978 (68 projects on this site with an asking psf).

Completed homes resold in Taman Desa: NAPIC median about RM 327 psf, 23 sales in 4 schemes, 2024-01 to 2026-05. A new launch and a completed resale home are different products.

Getting around from The Atas Residences

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: KB02 Seputeh (0.58 km), KB01 Mid Valley (1.2 km), KD02 Angkasapuri (1.26 km)
• Schools: Sekolah Kebangsaan Taman Desa (0.71 km), Sekolah Menengah Kebangsaan Desa Perdana (0.79 km), Sekolah Menengah Kebangsaan Taman Desa (0.8 km)
• Shops: Bilabila Mart (0.61 km), 99 Speedmart (0.74 km), Faber Towers (0.8 km), Mid Valley Megamall (1.21 km), The Gardens Mall (1.37 km)
• Health: Poliklinik & Surgeri Seputeh (0.59 km), Mediclinic Wong Zul & Rakan-rakan (0.67 km)
• Parks: Jalan Desa Bakti Public Playground (0.62 km), Taman Desa Recreational Ground (0.91 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 The Atas Residences

• Supply pipeline: about 14% (3,045 building + 8,100 planned against 80,955 condominium and apartment units standing in Mukim Petaling, Q2 2026; NAPIC stock table)
• Sales of new launches: 100% of 126 condominium and apartment units launched in Mukim Petaling 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 825,000 is about 6.7 years of W.P. Kuala Lumpur's median household income (DOSM)

The Atas 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: The Atas Residences vs M Aspira · The Atas Residences vs Tria Seputeh

Who The Atas Residences suits

• Transit commuter: Weak match (1 of 3 checks) — – 27 min walk to KJ17 Abdullah Hukum; ✓ Trains every 4 minutes at the morning peak; – 51 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 (3+1–4+1); ✓ Largest layout 1,518 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 (0 of 3 checks) — – Entry price is about 6.7 years of district median household income; – Smallest layout 1,156 sq ft, from RM 825,000; – Rail 27 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) — – 27 min walk to rail; – No 1-bedroom layout on record; ✓ Incoming + planned supply is 14% 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 The Atas Residences may not suit

• Buyers who must move in before 2028 — completion is expected in 2028; a buyer who signs now needs somewhere else to live for about 2 years.
• Buyers after a small first home — the smallest listed layout is 1,156 sq ft.

The Atas 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.