Arte Star Sungai Besi Review 2026: Price, Layouts, Location & Who It Suits

Quick answer: who is Arte Star for?

Arte Star suits investors who want a low entry price next to a rail station: SOHO units from RM 396,000, with KTM Salak Selatan beside the site and LRT Salak Selatan about 600 m away. It is less suited to buyers who want a quiet, small building, since it is a very large development of 2,705 units, or who want to collect keys soon: the first edition is expected in Q4 2028 and the second in Q4 2029.

My view

Arte Star is a SOHO development built around transport, and a homestay management operator has been introduced to buyers, so I look at it mainly as an investment. The case for it is access: a rear access to KTM Salak Selatan, the same pathway to LRT Salak Selatan, Salak Selatan on the planned MRT3 Circle Line, and direct access to the Salak Expressway. Units are partly furnished with air-conditioners and water heaters, and the walls are hackable, so the 2- and 3-room layouts can be reworked. What I would weigh is supply and time. There are 2,705 units across three editions, 17 to 20 per floor, which means many similar units competing for the same tenants and resale buyers once they are complete. Edition 1 is expected in Q4 2028 and Edition 2 in Q4 2029, and both were at the piling stage at the last update I have. The MRT3 station and the high-speed rail terminus at Bandar Malaysia are planned projects, not something to price in as certain.

• Suits: investors who want a rail-linked unit at a low entry price; owners who want a 2-room unit with two bathrooms for sharers; business owners who want a home office near the Salak Expressway.
• Think twice if: you want a small building, need the unit before 2029, or are counting on the planned MRT3 or high-speed rail lines to lift values.

Project facts (checked, updated October 2026)

Who is the developer?

Arte Star is developed by Suriamega Development Sdn Bhd, based at Phileo Damansara 1 in Petaling Jaya. The project is marketed from the Arte Gallery at Arte Mont Kiara on Jalan Sultan Haji Ahmad Shah, and Arte Mont Kiara and Arte Cheras are earlier projects under the same Arte name. The building plans are approved by Dewan Bandaraya Kuala Lumpur, and the lifts are by OTIS.

What is near Arte Star?

Distances are approximate.

A shuttle service is planned, with proposed stops at LRT Salak Selatan, Mid Valley, Bukit Bintang, TRX and KL City Centre; the stops and times will be set by the property management. Proposed tenants for the retail lots include a convenience store, cafés, laundry, a pharmacy and childcare.

What do nearby homes actually sell and rent for?

Completed SOHO units are scarce around Salak Selatan. The nearest like-for-like reference is Kompleks Permaisuri Q in Bandar Sri Permaisuri, a completed SOHO building about 800 m away with units of about 530 to 710 sq ft. The Leafz @ Sungai Besi, a completed serviced apartment about 1.7 km away with larger 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. Kompleks Permaisuri Q's 526 sq ft units, about the size of Arte Star's smallest, were recorded at RM 300,000 to 404,000 in the first half of 2024, and its one 709 sq ft record was RM 495,000. Arte Star's price list starts at RM 396,000, near the top of that range, and its RM 709 to 752 per square foot sits at the upper end of Permaisuri Q's RM 570 to 770. The Leafz, a larger serviced apartment, sits lower at about RM 470 to 630 per square foot. For an investor, that means you are paying a new-launch price for the rail access, the partly furnished handover and the facilities; the nearby resale market for completed units has been cheaper. There were only six Permaisuri Q records, all in early 2024, so treat them as a rough guide. Both references are finished buildings you can inspect today. For rent, there are no asking-rent listings for Kompleks Permaisuri Q, so there is no nearby SOHO rent figure for Arte Star's smaller 527 to 656 sq ft units. The Leafz's 750 to 780 sq ft units, close to Arte Star's 732 sq ft Type A1, are mostly listed at RM 1,800 a month, and its 1,139 sq ft units, near the 1,185 sq ft Type C2, at RM 2,500. An investor should test the rent they are counting on against these figures.

Which Arte Star unit suits you?

The types below are The Milano (Edition 2); The Regal's units are 527 to 840 sq ft. Each floor has a side facing KL City Centre and a side facing Bukit Jalil.

What I would pick. For an investment, a 2-room, 2-bathroom Type B or B1 at 625 to 656 sq ft: a modest ticket, a bathroom for each room and 1 car park. If you want three rooms, Type C at 840 sq ft is the show unit concept; the show unit has the hackable wall removed, so ask to see the actual layout. Ask which side the unit faces.

What does it cost to hold each month?

The estimated maintenance fee is RM 0.30 per sq ft a month plus a 10% sinking fund, about RM 0.33 in total:

On a 1,000 sq ft unit that is about RM 330 a month with the sinking fund, against about RM 330 at Ambience Residence, RM 360 at M Aspira and RM 500 at Aurum Suites. Quit rent and assessment tax come on top.

Price per square foot against its neighbours

M Aspira is about 1.4 km away, Ambience Residence about 1.7 km and Aurum Suites about 2.7 km. Arte Star has the lowest entry price of the four and sits in the middle on price per square foot; Ambience is cheaper per square foot and expected earlier, while Aurum Suites, also a compact product near an MRT station, is dearer. For the neighbours, see my reviews of Ambience Residence, Aurum Suites and Aster Hill.

Facilities

Each edition has its own themed facilities, and owners can use all of them once each edition is completed. The Regal's recreational floor has the Pop Art Pool (pool area about 3,000 sq ft, about 35 m long), a pool deck, an outdoor lounge, the Hall of Lights, the Union Jack Gym (about 1,200 sq ft), the Yoga Tube, the Buckingham Lobby, a surau and the management office, with the Royal Pickle Pavilion and the Tea Party Rooftop on its sky floor. The Milano adds the Capri Club Pool (about 3,600 sq ft), the Roma Gym (about 3,000 sq ft), the La Vita Lobby, a maze garden and the Lemon Lounge, with the Bambini Playhouse and Sky Camp on its sky floor. At ground level are the Welcome Plaza drop-off and the retail lots. There are EV charging bays and a multi-tier security system.

Pros and cons (my view)

How to view Arte Star

A Type C show unit (840 sq ft) and a 360° virtual tour are available. WhatsApp Shyan Yee (REN 46305, IQI Realty) at +60 17-279 8932 for the current price list by edition, floor plans and a viewing. Full specifications are on the Arte Star project page.