Quick answer: Arte Star or Ambience Residence?
Choose Arte Star if you are buying mainly as an investment and want the lower entry price (from RM 396,000 for a SOHO unit), KTM Salak Selatan beside the site with LRT Salak Selatan about 600 m away, and a partly furnished handover, and you can wait for Edition 1, expected in Q4 2028, or Edition 2, expected in Q4 2029. Choose Ambience Residence if you want a family home with two to four bedrooms in a smaller building of 482 units, the lower price per square foot (from about RM 670), Taman Naga Emas MRT about 800 m away and completion expected earlier, around Q3 2027, and you are fine with a unit handed over bare.
Side by side (checked, updated October 2026)
| Item | Arte Star | Ambience Residence |
|---|---|---|
| Developer | Suriamega Development Sdn Bhd | Faithview Group |
| Location | Sungai Besi, Kuala Lumpur, beside KTM Salak Selatan and the Salak Expressway | Sungai Besi, 57100 Kuala Lumpur, beside Central Residence and Kenwingston Avenue |
| Status / completion | Under construction; Edition 1 expected Q4 2028, Edition 2 expected Q4 2029 | Under construction; expected around Q3 2027 (48 months from the sale and purchase agreement) |
| Units and storeys | 2,705 SOHO units in three editions (The Regal 846, The Milano 996, Edition 3 a future phase); 65 levels from the ground, including the podium and basement car parks | 482 serviced apartments in one tower of 31 floors |
| Unit sizes | 527 to 1,185 sq ft | 669 to 1,080 sq ft |
| Layouts | 2 or 3 rooms, 1 or 2 bathrooms; hackable walls | 2, 3 and 4 bedrooms |
| Starting price | From RM 396,000 (up to RM 758,000) | From RM 448,230 (up to RM 737,600) |
| Price per sq ft | About RM 709 to 752 | From about RM 670 |
| Maintenance fee | RM 0.30 psf plus 10% sinking fund (estimate) | About RM 0.30 psf, excluding the 10% sinking fund |
| Nearest train station | KTM Salak Selatan, beside the site via a rear access; LRT Salak Selatan, about 600 m | Taman Naga Emas MRT, about 800 m |
| Handover / furnishing | Partly furnished: lower kitchen cabinet, sanitary ware and fittings, air-conditioners in the rooms and living area, an instant water heater in each bathroom | Bare unit; air-conditioning piping and drain only; no water heater |
| Tenure | Leasehold, 99 years (expiring 28 March 2118), commercial title | Freehold, commercial title |
| Standout feature | Transit-oriented SOHO development with direct access to the Salak Expressway; GreenRE Gold | One tower of 482 units on 1.64 acres; a 4-bedroom, 3-bathroom layout at 1,080 sq ft |
Location: how they differ
The two are about 1.7 km apart in a straight line, both in Sungai Besi, but on different rail lines and highways. Arte Star is built around transport: KTM Salak Selatan is beside the site through a rear access, LRT Salak Selatan on the Sri Petaling Line is about 600 m away, TBS is one stop by KTM and there is direct access to the Salak Expressway. A station at Salak Selatan on the MRT3 line is planned, not built. Ambience has its entrance directly from the Sungai Besi Highway and uses the Putrajaya Line: Taman Naga Emas MRT is about 800 m away, Kuchai MRT about 810 m and TBS about 1.6 km. Plaza Salak Park is about 490 m from Ambience and about 1.6 km from Arte Star. The MRT track runs about 25 m from the nearest Ambience unit.
| Nearby (approximate) | Arte Star | Ambience Residence |
|---|---|---|
| Nearest train | KTM Salak Selatan, beside the site | Taman Naga Emas MRT, about 800 m |
| Second train | LRT Salak Selatan, about 600 m | Kuchai MRT, about 810 m |
| TBS | 1 stop by KTM | About 1.6 km |
| Highway | Salak Expressway, direct access | Sungai Besi Highway, direct entrance |
| Shopping | Plaza Salak Park, about 1.6 km | Plaza Salak Park, about 490 m |
| Groceries | 99 Speedmart, about 590 m | 99 Speedmart, about 320 m |
| School | SK Seri Tasik, about 530 m | SK Salak South, about 260 m |
| Healthcare | Klinik Kesihatan Salak Selatan, about 730 m | Klinik Mediviron, about 440 m |
| Park | Taman Tasik Permaisuri, about 2.7 km | Sri Petaling Recreational Park, about 1.3 km |
| Shuttle | Planned; stops and times to be set by the property management | No shuttle bus |
Layouts compared size for size
Arte Star is sold as SOHO units counted in rooms; Ambience is serviced apartments counted in bedrooms. The Arte Star types below are The Milano (Edition 2); The Regal's units are 527 to 840 sq ft. Neither review gives a price for each type; ask for the current list.
| Size band | Arte Star | Ambience Residence |
|---|---|---|
| About 527 to 549 sq ft | A / A3, 527 to 549 sq ft, 2 rooms, 1 bathroom, 1 car park | No equivalent (smallest is 669 sq ft) |
| About 625 to 670 sq ft | B / B9, 625 sq ft, and B1 / B7, 656 sq ft, 2 rooms, 2 bathrooms, 1 car park | A / A1, 669 sq ft, 2 bedrooms, 2 bathrooms, 1 car park |
| About 732 sq ft | A1, 732 sq ft, 2 rooms, 1 bathroom, 1 car park | No equivalent (nothing between 669 and 866 sq ft) |
| About 840 to 872 sq ft | C6 / C7, 840 sq ft, 3 rooms, 2 bathrooms, 2 car parks or 1 tandem; B5, 861 sq ft, and B2 / B8, 872 sq ft, 2 rooms, 2 bathrooms, 1 car park | B / B1, 866 sq ft, 3 bedrooms, 2 bathrooms, 2 car parks |
| About 1,080 to 1,185 sq ft | C2, 1,185 sq ft, 3 rooms, 2 bathrooms, 2 car parks (tandem) | C / C1, 1,080 sq ft, 4 bedrooms, 3 bathrooms, 2 to 3 car parks |
Entry prices: Arte Star from RM 396,000; Ambience from RM 448,230.
Price per square foot and monthly cost
Ambience starts from about RM 670 per square foot; Arte Star is about RM 709 to 752, so Ambience is the cheaper of the two per square foot, while Arte Star has the lower entry price because its smallest unit is smaller. The fee is the same basis at both, about RM 0.30 psf plus a 10% sinking fund, about RM 0.33 in total (Arte Star's is an estimate), so for the same size the monthly bill is almost identical (maintenance fee and sinking fund only):
| Comparable unit | Arte Star | Ambience Residence |
|---|---|---|
| About 656 to 669 sq ft | B1, 656 sq ft: about RM 216 a month | A, 669 sq ft: about RM 221 a month |
| About 840 to 866 sq ft | C6 / C7, 840 sq ft: about RM 277 a month | B, 866 sq ft: about RM 286 a month |
| Largest | C2, 1,185 sq ft: about RM 391 a month | C, 1,080 sq ft: about RM 356 a month |
On a 1,000 sq ft unit that is about RM 330 a month at either. Quit rent and assessment tax come on top.
What nearby homes sell and rent for
Around Arte Star, completed SOHO units are scarce. The nearest like-for-like reference is Kompleks Permaisuri Q, a completed SOHO building about 800 m away, where 526 to 709 sq ft units were recorded at RM 300,000 to 495,000, about RM 570 to 770 psf; there were only six records, all in early 2024. Around Ambience, the reference is Central Residence @ Sungai Besi next door, about 140 m away, at about RM 570 to 740 psf for 732 to 883 sq ft and about RM 550 to 860 psf for 1,087 to 1,141 sq ft. Both reviews also use The Leafz @ Sungai Besi, about 1.7 km from Arte Star and about 390 m from Ambience, where 980 to 1,076 sq ft units sold for RM 460,000 to 667,000, about RM 470 to 630 psf, in 2024 to 2026.
| Asking rents, September–October 2026 | Unit | Per month |
|---|---|---|
| The Leafz @ Sungai Besi (reference for both) | 750 to 780 sq ft | RM 1,700 to 2,100 (mostly RM 1,800) |
| The Leafz @ Sungai Besi (reference for both) | 1,025 sq ft | RM 2,000 to 2,499 (mostly RM 2,400 to 2,499) |
| The Leafz @ Sungai Besi (reference for both) | 1,139 sq ft | RM 2,500 |
| Central Residence @ Sungai Besi (near Ambience) | 656 sq ft | RM 1,500 |
| Central Residence @ Sungai Besi (near Ambience) | 872 sq ft | RM 1,800 to 1,900 |
| Central Residence @ Sungai Besi (near Ambience) | 1,055 sq ft | RM 1,800 to 2,200 |
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. Asking rents are what owners are listing for, not signed leases, so treat them as a ceiling.
My view: who should pick which
These are two different products about 1.7 km apart. 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: a low entry price, a rail station beside the site and a partly furnished unit. What I would weigh is supply and time. There are 2,705 units across three editions, 17 to 20 per floor, so many similar units will compete for the same tenants and resale buyers, and the first edition is expected in Q4 2028. Its price per square foot also sits at the upper end of what the nearest completed SOHO building was recorded at. Ambience is the one I would point a family to: one tower of 482 units, proper two-, three- and four-bedroom layouts, a lower price per square foot and completion expected around Q3 2027. The compromises there are a bare unit, no EV charging at the moment, no shuttle bus and an MRT track about 25 m from the nearest unit.
Pick Arte Star if…
- you are buying mainly as an investment and want the lowest entry price, from RM 396,000;
- you want KTM Salak Selatan beside the site and LRT Salak Selatan about 600 m away;
- you want a partly furnished unit with air-conditioners and water heaters;
- you can wait for Q4 2028 (Edition 1) or Q4 2029 (Edition 2), and are not counting on the planned MRT3 line.
Pick Ambience Residence if…
- you want a family home with three or four bedrooms in a smaller building of 482 units;
- you want the lower price per square foot, from about RM 670;
- you commute by MRT on the Putrajaya Line, with Taman Naga Emas MRT about 800 m away;
- you want completion earlier, expected around Q3 2027, and are fine fitting out a bare unit.
Read the full reviews
- Arte Star review
- Ambience Residence review
- Project pages: Arte Star and Ambience Residence
WhatsApp Shyan Yee (REN 46305, IQI Realty) at +60 17-279 8932 for price lists and viewings of both.
Frequently Asked Questions
Which is cheaper per square foot, Arte Star or Ambience Residence?
Ambience Residence, from about RM 670 per square foot against about RM 709 to 752 at Arte Star. Arte Star has the lower starting price, from RM 396,000 against RM 448,230, because its smallest unit is smaller (527 sq ft against 669 sq ft).
Which is closer to a train station?
Arte Star. KTM Salak Selatan is beside the site, reached through a rear access, and LRT Salak Selatan is about 600 m away. Ambience Residence is about 800 m from Taman Naga Emas MRT and about 810 m from Kuchai MRT.
Which has bigger units?
Arte Star has the largest single unit, Type C2 at 1,185 sq ft with 3 rooms and 2 bathrooms. Ambience's largest is 1,080 sq ft, but it has more rooms, 4 bedrooms and 3 bathrooms. Arte Star also has the smallest unit of the two, at 527 sq ft.
Which completes first?
Ambience Residence, expected around the third quarter of 2027, 48 months from the sale and purchase agreement. Arte Star's Edition 1 (The Regal) is expected in Q4 2028 and Edition 2 (The Milano) in Q4 2029.
Is Arte Star or Ambience Residence better for renting out?
Neither is built yet, so there are no rents of their own. Arte Star is a SOHO development where a homestay management operator has been introduced to buyers, but there are no asking-rent listings for a nearby SOHO building, and its 2,705 units will compete for the same tenants. At The Leafz @ Sungai Besi, 750 to 780 sq ft units are mostly listed at RM 1,800 a month. Next to Ambience, Central Residence asks RM 1,500 for 656 sq ft and RM 1,800 to 1,900 for 872 sq ft. Asking rents are a ceiling, not signed leases.
How far apart are Arte Star and Ambience Residence?
About 1.7 km apart in a straight line. Arte Star is beside KTM Salak Selatan and the Salak Expressway; Ambience is beside Central Residence and Kenwingston Avenue, with its entrance directly from the Sungai Besi Highway.
Which has the lower monthly maintenance fee?
They are almost the same. Both are about RM 0.30 psf plus a 10% sinking fund, about RM 0.33 in total, so a 1,000 sq ft unit pays about RM 330 a month with the sinking fund at either. Arte Star's figure is an estimate.
Should I pick Arte Star or Ambience Residence?
Pick Arte Star if you are buying mainly as an investment and want the lowest entry price, from RM 396,000, a SOHO unit beside KTM Salak Selatan and a partly furnished handover, and can wait until Q4 2028 or Q4 2029. Pick Ambience Residence if you want a family home with 2 to 4 bedrooms in one tower of 482 units, the lower price per square foot, an MRT station about 800 m away and completion expected around Q3 2027, and you are fine with a bare unit.
Written by
REN 46305 · IQI Realty Sdn Bhd · Kuala Lumpur
Licensed real estate negotiator focused on new launches in Kuala Lumpur, Selangor and Johor Bahru. Articles draw on developer material and site visits; prices and rules change, so confirm the latest before you buy.
Projects in this article
- Arte Star — Sungai Besi, Leasehold, from RM 396,000
- Ambience Residence — Sungai Besi, Freehold, from RM 448,230
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