The Atas Residences Taman Desa Review 2026: Price, Layouts, Location & Who It Suits

Quick answer: who is The Atas Residences for?

The Atas Residences suits families who need space: every unit is at least 1,156 sq ft with 3+1 rooms and three bathrooms, up to a 1,518 sq ft 4+1, with only 8 units on each floor and at least two car parks. It also suits pet owners. It is less suited to buyers on a smaller budget or who want to walk to a train: prices start at RM 808,000, and the nearest station, Seputeh KTM, is about 1.7 km away.

My view

The Atas is a family project first. There are no small units: the smallest home has 3+1 rooms and three bathrooms, and the largest has five rooms and four bathrooms, marketed as "Sky Semi-D" living for multi-generation families. Density is moderate for Kuala Lumpur, with 624 homes on 3.7 acres and 8 units per floor, and the ceiling is about 3.0 m in the units. It is also pet-friendly, with rules: leashes in common areas, the fire lift only, and no pets in the pool. Facilities are spread over the LG5 level (tennis and half basketball courts), the Level 3A facility floor and the rooftop. Two things to weigh: Blocks A and B stand only about 14 m apart, so ask which way your unit faces, and the units are handed over largely bare, with air-conditioners and water heaters only.

• Suits: families who need four or five rooms and three or four bathrooms; multi-generation households; pet owners; buyers who want at least two car parks.
• Think twice if: your budget is under about RM 800,000, you want a furnished unit, or you need to walk to a train.

Project facts (checked, updated October 2026)

Who is the developer?

The Atas Residences is developed by Kaisar Maxim Sdn Bhd, part of the Maxim group of developers. Maxim's completed projects in the Klang Valley include Residensi Majestic Maxim, Mizumi Residences and Residensi Metro Kepong. The main contractor for The Atas is Binastra Builders Sdn Bhd, and the lifts are by Kone.

What is near The Atas Residences?

Distances are approximate.

For driving, the Federal Highway, MEX, NPE, KL-Seremban Highway, SALAK Highway, Sungai Besi Expressway, SMART Tunnel, SPRINT and SPE are all within reach. The upcoming DUKE 3 highway is also listed nearby. The back gate on Jalan Bukit Desa is for fire engines and refuse trucks only.

What do nearby homes actually sell and rent for?

The closest completed reference with large family units is TRIA Seputeh, completed in 2023 and about 800 m away, which has many recorded sales of about 1,000 sq ft and about 1,500 sq ft. Tiara Faber, an older completed condominium about 700 m away, is a second reference for units of about 1,250 sq ft.

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. The Atas's starting figure of about RM 710 per square foot sits below most of what TRIA Seputeh's units of about 1,500 sq ft actually sold for in 2024 and 2025 (about RM 690 to 1,050, with a group in late 2025 at about RM 950 to 980), and far above Tiara Faber (about RM 320 to 480). So The Atas is priced between a newer finished building and an older one nearby. Two cautions: The Atas is a launch price for a building expected in Q3 2028, while both references are finished buildings you can inspect today; and several of TRIA Seputeh's large-unit sales sit on neighbouring floors within a few weeks, so some may be the developer selling its last units. RM 710 is the lowest figure on the price list; compare the exact unit you are quoted. For rent, TRIA Seputeh's 1,518 sq ft units, the same size as The Atas's Type D, are listed at RM 5,000 to 7,600 a month, and its 1,001 sq ft units mostly at RM 3,300. Tiara Faber has only one rent listing, a 1,200 sq ft unit at RM 2,000, so treat that figure as a rough pointer only.

Which Atas Residences layout suits you?

Each floor has two units of each type: A / A1 are units 03A and 05, B / B1 units 01 and 08, C / C1 units 02 and 07, and D / D1 units 03 and 06.

What I would pick. Type C at 1,321 sq ft is the layout I would look at for a multi-generation family: two master bedrooms, so parents and a grown child or grandparents each get their own suite, plus two balconies and three car parks. Type A1 and Type C are the two show units. Type D at 1,518 sq ft is the choice if you want the largest home and four bathrooms. Types A and B are the same size and differ in position on the floor. Ask which side your unit faces: one side looks towards KL City, the other towards Taman Desa.

What does it cost to hold each month?

The maintenance fee is an estimated RM 0.40 per sq ft a month, including the sinking fund, so:

On a 1,000 sq ft unit that is about RM 400 a month, the same as TRIA Seputeh, against about RM 360 at M Aspira and RM 495 at Lunar Seputeh. Because every Atas unit is at least 1,156 sq ft, the monthly bill starts at about RM 460. Quit rent and assessment tax come on top.

Price per square foot against its neighbours

TRIA Seputeh and Lunar Seputeh are each about 800 m away, and M Aspira about 1.5 km. The Atas has the lowest starting price per square foot of the four, but the highest entry price, because its smallest unit is 1,156 sq ft. TRIA Seputeh is already completed; M Aspira is the option for smaller units at a lower total price. See the M Aspira review, the TRIA Seputeh review and the Lunar Seputeh review.

Facilities

There are 53 facilities on four levels. The LG5 level has a tennis court, a half basketball court, a car wash area, a children's playground, a pavilion, a foot reflexology path and outdoor fitness. The ground floor has the management office, guard house (two lanes in, two out), a nursery, a kindergarten, a guest lounge and letter boxes. The Level 3A facility floor has a swimming pool of 12.3 m by 25 m, a children's pool, a spa pool, a poolside pavilion, a wet deck, an alfresco area, a BBQ area, a cafeteria, an outdoor lounge, a gymnasium, a yoga and exercise room, a multi-purpose hall, a laundrette, badminton and squash courts, table tennis, a putting green, outdoor fitness, a playground, a garden lounge, a shop, changing rooms and saunas, and prayer rooms. The rooftop has a sky pavilion, a BBQ area, a jogging path and a pet-friendly corner.

Pros and cons (my view)

How to view The Atas Residences

WhatsApp Shyan Yee (REN 46305, IQI Realty) at +60 17-279 8932 for the price list, floor plans and a viewing of the Type A1 and Type C show units at The Atas sales gallery in Taman Desa. Full specifications are on The Atas Residences project page.

For the full unit-type table, facilities list and nearby distances, see The Atas Residences data page on PropertyPortal.