Ambience Residence Sungai Besi Review 2026: Price, Layouts, Location & Who It Suits

Quick answer: who is Ambience Residence for?

Ambience Residence suits young families and MRT commuters who want two to four bedrooms in a smaller building, from RM 448,230 for 669 sq ft, about 800 m from Taman Naga Emas MRT. It is less suited to buyers who want a furnished unit, since homes are handed over bare, or who are sensitive to train noise: the MRT track runs about 25 m from the nearest unit.

My view

Ambience is a compact project by Sungai Besi standards: one tower of 482 units on 1.64 acres, with three clear choices. The 866 sq ft three-bedroom is the core of the building, 240 of the 482 units, and the 1,080 sq ft four-bedroom with three bathrooms is unusual at this size and price. At about RM 670 per square foot, it costs less per square foot than Aurum Suites and Arte Star nearby. What I would weigh is what you get at handover. Units are bare: no water heater, air-conditioning as piping and drain only, no EV charging at the moment and no shuttle bus. The fee of about RM 0.30 per square foot excludes the sinking fund. The MRT track passes about 25 m from the nearest unit, so ask where your unit sits. At the last update I have, October 2025, the site was at the piling stage, with completion expected around the third quarter of 2027.

• Suits: young families who need three bedrooms on a budget; households that need four bedrooms under 1,100 sq ft; owners who commute by MRT on the Putrajaya Line.
• Think twice if: you are sensitive to train noise, want a unit handed over furnished, or need an EV charger.

Project facts (checked, updated October 2026)

Who is the developer?

Ambience Residence is developed by Faithview Group, a property developer working in residential, commercial, high-rise, hotel and office developments, mainly in Malacca and in regional markets in Malaysia. Its portfolio covers commercial properties such as shoplots and industrial factories, landed houses and high-rise developments. The architect for Ambience Residence is MOAA, and the defect liability period is 24 months.

What is near Ambience Residence?

Distances are approximate.

An MRT feeder bus stop is close to the site. Mid Valley Megamall, Pavilion Bukit Jalil, The Mines and UCSI University are among the larger destinations around it.

What do nearby homes actually sell and rent for?

The closest like-for-like reference is Central Residence @ Sungai Besi, a completed serviced apartment right next door, about 140 m away, with recorded sales of about 730 to 1,140 sq ft. The Leafz @ Sungai Besi, a completed serviced apartment about 390 m away with units of about 980 to 1,080 sq ft, is the second reference.

Recorded sale prices, 2024 to 2026

Asking rents, September–October 2026

Asking rents are what owners are listing for, not signed leases, so treat them as a ceiling.

How I read it. Ambience's starting figure of about RM 670 per square foot sits inside Central Residence's recorded range next door. Most of Central Residence's larger units, 1,087 to 1,141 sq ft, were recorded at RM 800,000 to 830,000, about RM 710 to 740 per square foot, in early 2024; later records were lower, RM 600,000 in September 2024 and RM 700,000 in May 2026. The Leafz sits lower, at about RM 470 to 630 per square foot, with its 2025 records mostly around RM 460,000 to 510,000 for 980 to 990 sq ft. So Ambience's starting price is in line with Central Residence's early-2024 records, above its more recent ones and above The Leafz. RM 670 is the lowest figure on the price list, so compare the exact unit you are quoted. Both references are finished buildings you can inspect today; Ambience is expected in 2027. For rent, Central Residence next door asks RM 1,500 a month for 656 sq ft, close to Ambience's 669 sq ft Type A, and RM 1,800 to 1,900 for 872 sq ft, about the size of the 866 sq ft Type B. For the 1,080 sq ft Type C, Central Residence's 1,055 sq ft units ask RM 1,800 to 2,200 and The Leafz's 1,025 sq ft units mostly RM 2,400 to 2,499.

Which Ambience Residence layout suits you?

A1, B1 and C1 are versions of the A, B and C layouts.

What I would pick. Type B at 866 sq ft, one of the two show units with Type A: three bedrooms and two bathrooms with 2 car parks, and half the building is this type. If you need a fourth bedroom, Type C is the one to look at; there are only 96. In any type, ask which side the unit faces and how close it is to the MRT line.

What does it cost to hold each month?

The maintenance fee is about RM 0.30 per sq ft a month, excluding the sinking fund; with the 10% sinking fund that is about RM 0.33:

On a 1,000 sq ft unit that is about RM 330 a month with the sinking fund, against about RM 300 at Aster Hill and RM 330 at Arte Star, both with the sinking fund included, and about RM 500 at Aurum Suites. Quit rent and assessment tax come on top; they will be confirmed after handover.

Price per square foot against its neighbours

Aster Hill is about 1.2 km away, Aurum Suites about 1.3 km and Arte Star about 1.7 km. Ambience and Aster Hill are close on price per square foot and both expected in 2027; Aster Hill is all three-bedroom and much larger, while Ambience offers two- and four-bedroom units as well, in a smaller building nearer the MRT. Aurum Suites is smaller units at a higher price per square foot. For more on these, see my reviews of Aster Hill and Aurum Suites.

Facilities

The facilities are on Level 6, Level 7 and the Level 32 rooftop: a swimming pool of about 25 m by 11 m (1.2 m deep), a wading pool, a jacuzzi, a pool deck, a jogging track, a gymnasium, a sauna, a multipurpose hall with a badminton court, a gourmet kitchen, a playground, an outdoor gym, a yoga deck, game rooms, a surau, a meeting room, a co-working area on Level 7 and a rooftop viewing deck. On the ground floor are a lounge, a nursery room and the management office. There is a car wash area on Level G and 24-hour security.

Pros and cons (my view)

How to view Ambience Residence

Show units for Type A (669 sq ft) and Type B (866 sq ft) can be viewed by appointment. WhatsApp Shyan Yee (REN 46305, IQI Realty) at +60 17-279 8932 for the current price list, floor plans and a viewing. Full specifications are on the Ambience Residence project page.