Quick answer: Duo Tower or Pavilion Square Office?
Choose Duo Tower if you want a new Grade A strata office in the Bangsar South business district, with a published price from RM 2,088,000, a fee of RM 0.70 psf and sizes up to 3,025 sq ft. Choose Pavilion Square Office if the address is the point: Jalan Raja Chulan in the Golden Triangle, with a dedicated link bridge into Pavilion Kuala Lumpur and units from 1,093 sq ft. Its unit prices are not published, so ask for the price list before comparing.
Side by side (checked, updated October 2026)
| Item | Duo Tower @ Bangsar South | Pavilion Square Office |
|---|---|---|
| Developer | Paramount Properties Sdn Bhd (UOA Group) | Armani Hartajaya Sdn Bhd (Pavilion Group) |
| Location | Jalan Kerinchi, Bangsar South, between The Vertical and The Horizon | Jalan Raja Chulan, in the Golden Triangle |
| Status / completion | Expected Q4 2027 | Expected end 2027 |
| Units and storeys | 239 strata offices in Tower A, Level 11 to 33A; 34 floors | 106 units: five strata offices per floor on Level 3A to 23A and one penthouse office; 26 levels |
| Unit sizes | 1,389 to 3,025 sq ft | 1,093 to 2,464 sq ft; penthouse office 9,770 sq ft |
| Unit types | Eight sizes; 144 of the 239 units are 1,389 sq ft | Seven unit types; toilet and pantry provisions in units of 1,400 sq ft and above |
| Starting price | RM 2,088,000 (up to RM 4,602,000) | Price on request |
| Price per sq ft | About RM 1,503 | Price on request |
| Maintenance fee | RM 0.70 psf including sinking fund | RM 1.30 psf |
| Nearest train station | Kerinchi LRT, about 0.7 km; Universiti LRT, about 0.8 km | Conlay MRT, about 360 m |
| Handover | Bare unit | Cement render floor, mineral fibre board ceiling, curtain wall with laminated glass |
| Car parks | 1 bay per 1,000 sq ft, floating; RM 130 a month (floating) or RM 230 (reserved) | None included; right to rent at least 1 bay per 1,000 sq ft purchased |
| Tenure | Leasehold (99 years); commercial title | Leasehold (99 years, until 2122); commercial title |
| Standout feature | 4.2 m floor to floor; 12 passenger lifts in two zones; GreenRE Silver | Dedicated link bridge to Pavilion Kuala Lumpur; five offices per floor |
Location: how they differ
The two are about 7.1 km apart in a straight line and serve different kinds of business. Duo Tower is inside UOA's Bangsar South business district, beside The Vertical and The Horizon, where office tenants include Lazada Malaysia, Touch 'n Go, Alibaba Group Malaysia and CBRE Malaysia; The Sphere and Nexus are about 0.5 to 0.6 km away and KL City Centre about 8.3 km. Pavilion Square Office is in the Golden Triangle: Pavilion Kuala Lumpur is about 270 m away by the link bridge, The Starhill about 290 m, and Suria KLCC, KLCC Park and TRX are in the same part of the city.
| Nearby | Duo Tower @ Bangsar South | Pavilion Square Office (straight-line) |
|---|---|---|
| Rail | Kerinchi LRT, about 0.7 km; Universiti LRT, about 0.8 km | Conlay MRT, about 360 m; Bukit Bintang monorail, about 580 m; Bukit Bintang MRT, about 620 m |
| Shopping | The Sphere, about 0.5 km; Nexus, about 0.6 km | Pavilion Kuala Lumpur, about 270 m; The Starhill, about 290 m |
| Hotels | Komune Living, about 0.2 km; VE Hotel & Residences, about 0.4 km | None listed in the review |
| Healthcare | LifeCare Diagnostic Medical Centre, about 0.6 km | Klinik Mediviron, about 370 m |
| Parks | Bangsar South 6-acre park, about 0.2 km | Forest in the City, about 540 m |
| Roads | Kerinchi Link, about 1.1 km; Federal Highway and New Pantai Expressway, about 1.8 km | Jalan Raja Chulan |
Layouts compared size for size
Duo Tower's range starts from RM 2,088,000 for the 1,389 sq ft unit; Pavilion Square Office has no published unit price.
| Size band | Duo Tower @ Bangsar South | Pavilion Square Office |
|---|---|---|
| About 1,100 sq ft | No equivalent | Office 3A, 1,093 sq ft, and Office 2, 1,112 sq ft; no toilet or pantry in the unit |
| About 1,400 to 1,500 sq ft | 1,389 sq ft, 144 units, on every floor: from RM 2,088,000 | Office 5B, 1,426 sq ft (Level 10 only); Office 3, 1,481 sq ft, on every office floor; with toilet and pantry provisions |
| About 1,700 to 1,800 sq ft | 1,668, 1,701, 1,712 and 1,755 sq ft, Level 11 to 26 | Office 5A, 1,668 sq ft; Office 5, 1,795 sq ft |
| About 2,200 to 2,500 sq ft | 2,228 and 2,260 sq ft, Level 27 to 33A | Office 1, 2,464 sq ft, the largest standard unit |
| About 3,000 sq ft | 3,025 sq ft, 47 units, on every floor | No equivalent |
| Whole floor | No equivalent | Penthouse office, 9,770 sq ft, Level 25 |
Price per square foot and monthly cost
Duo Tower is about RM 1,503 per square foot. Pavilion Square Office is price on request, so the two cannot be set side by side on price yet. On the monthly fee they can: RM 0.70 psf including the sinking fund at Duo Tower against RM 1.30 psf at Pavilion Square Office.
| Comparable unit | Duo Tower (RM 0.70 psf) | Pavilion Square Office (RM 1.30 psf) |
|---|---|---|
| About 1,400 sq ft | 1,389 sq ft: about RM 972 a month | Office 3, 1,481 sq ft: about RM 1,925 a month |
| About 1,750 sq ft | 1,755 sq ft: about RM 1,229 a month | Office 5, 1,795 sq ft: about RM 2,334 a month |
| Largest standard unit | 3,025 sq ft: about RM 2,118 a month | Office 1, 2,464 sq ft: about RM 3,203 a month |
Maintenance fee only. Car parks are rented on top at both; if the unit is let, check who pays the maintenance fee under the tenancy.
What nearby offices sell and rent for
Neither review has office rents. Both have recorded strata office sales from 2024 to 2026 at completed buildings nearby.
| Project | Near | Unit size | Sales | Price | Price per sq ft |
|---|---|---|---|---|---|
| Menara SuezCap, KL Gateway | Duo Tower, about 0.4 km | 1,206 to 1,701 sq ft | 5 | RM 950,000 to 1.45 million | About RM 790 to 850 |
| Menara UOA Bangsar | Duo Tower, about 2.2 km | 1,270 to 1,711 sq ft | 5 | RM 1.00 to 1.55 million | About RM 770 to 910 |
| Wisma Cosway | Pavilion Square Office, about 0.4 km | 1,066 to 1,636 sq ft | 3 | RM 570,000 to 778,000 | About RM 480 to 550 |
| Pavilion Embassy | Pavilion Square Office, about 1.7 km | 1,001 to 2,196 sq ft | 5 | RM 1.20 to 2.64 million | About RM 1,020 to 1,410 |
Duo Tower's launch price of about RM 1,503 psf is roughly 65% to 95% above what offices of a similar size recorded at Menara SuezCap and Menara UOA Bangsar. For Pavilion Square Office, set the price list against the Wisma Cosway and Pavilion Embassy figures when you receive it. All four are finished buildings you can inspect, while both new towers are expected at the end of 2027.
My view: who should pick which
For a business buyer the first question is where your staff and clients need to be. Duo Tower is an office among offices: a new Grade A building in a district of corporate tenants, with 4.2 m floor-to-floor height, zoned lifts, four-tier security, and a fee of RM 0.70 psf. What I would weigh is the price, well above recorded office sales nearby, and the fit-out you fund on a bare unit. Pavilion Square Office is a small tower of 106 units that trades on the Pavilion name and the bridge into the mall, with Conlay MRT about 360 m away. What I would weigh there is that the price is not published, the fee is RM 1.30 psf, no car park comes with the unit, and only units of 1,400 sq ft and above have their own toilet and pantry provisions. For an investor, the monthly fee and the size of the tenant pool matter as much as the address, so get current asking rents in each district before you commit.
Pick Duo Tower if…
- your firm wants its own office in an established business district near the LRT
- you need 3,025 sq ft on one floor, or want the widest choice of a single size
- you want the lower monthly fee, RM 0.70 psf including the sinking fund
- you want to see the price before you start: RM 2,088,000 to RM 4,602,000
Pick Pavilion Square Office if…
- your business benefits from an address beside Pavilion Kuala Lumpur
- your staff and clients come by MRT or monorail
- you want a smaller unit, from 1,093 sq ft
- you prefer a small tower with five offices per floor
- you are prepared to ask for the price list and compare it per square foot yourself
Read the full reviews
- Duo Tower @ Bangsar South review
- Pavilion Square Office review
- Duo Tower @ Bangsar South project page
- Pavilion Square Office project page
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, Duo Tower or Pavilion Square Office?
It cannot be compared yet. Duo Tower is RM 2,088,000 to RM 4,602,000, about RM 1,503 per square foot. Pavilion Square Office is price on request, so ask for the price list and divide each price by the unit size.
Which is closer to a train station?
Pavilion Square Office. Conlay MRT is about 360 m away in a straight line and the Bukit Bintang monorail and MRT stations about 600 m. Duo Tower is about 0.7 km from Kerinchi LRT and about 0.8 km from Universiti LRT, with a link bridge towards the LRT at Basement 1.
Which has bigger units?
Duo Tower. Its offices run from 1,389 to 3,025 sq ft; Pavilion Square Office's standard units run from 1,093 to 2,464 sq ft, plus one 9,770 sq ft penthouse office. Pavilion Square has the smaller entry size.
Which completes first?
They are due at about the same time. Duo Tower is expected in Q4 2027 and Pavilion Square Office at the end of 2027.
Is Duo Tower or Pavilion Square Office better for an investor who wants to let the office?
Neither review has rents to go on, so check current asking rents for new office space in each district before you commit. On holding cost, Duo Tower's fee is RM 0.70 psf including the sinking fund against RM 1.30 psf at Pavilion Square Office. At Pavilion Square, the two smallest unit types share the floor's toilet and pantry, which narrows who will rent them.
How far apart are they, and are they freehold?
About 7.1 km apart in a straight line, Duo Tower in Bangsar South and Pavilion Square Office on Jalan Raja Chulan. Both are leasehold for 99 years on commercial titles; Pavilion Square's lease runs until 2122.
Which has the lower maintenance fee?
Duo Tower, at RM 0.70 psf including the sinking fund against RM 1.30 psf at Pavilion Square Office. That is about RM 972 a month on Duo Tower's 1,389 sq ft unit and about RM 1,925 on Pavilion Square's 1,481 sq ft Office 3.
Should I pick Duo Tower or Pavilion Square Office?
Pick Duo Tower if you want a new Grade A office in an established business district with a published price, a lower monthly fee and floors of up to 3,025 sq ft. Pick Pavilion Square Office if your business needs a Golden Triangle address with a link bridge into Pavilion Kuala Lumpur, or you want a smaller unit from 1,093 sq ft, and you are prepared to ask for the price list first.
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
- Duo Tower @ Bangsar South — Bangsar South, Leasehold, from RM 2,088,000
- Pavilion Square Office — KL City Centre / Bukit Bintang, Leasehold, from RM 2,800,000
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