Est8 @ Seputeh Review 2026: Price, Layouts, Location & Who It Suits

Quick answer: who is Est8 @ Seputeh for?

Est8 @ Seputeh suits buyers who want to live a short walk from Mid Valley City and two KTM stations, in a development with an unusually large set of designed facilities, from a 543 sq ft villa to a 1,947 sq ft duplex. It is less suited to buyers who are sensitive to noise: the KTM rail line runs about 13 m from the building and the main road about 15 m.

My view

The location is the reason to look at Est8. Mid Valley Megamall and Mid Valley KTM are each about 300 m away, The Gardens Mall about 500 m, Seputeh KTM about 400 m and Abdullah Hukum LRT about 800 m, so this is a place you can live without driving for daily errands. The facilities are the second reason: a Level 12 deck with a 50 m lap pool, a sand beach and a dome-shaped gym, plus five themed sky gardens across the two towers, designed with the Singapore firm Ministry of Design. The product mix needs care. There are standard units of 753 to 1,084 sq ft, duplexes of 1,213 to 1,947 sq ft and villas on the podium levels, and for the duplexes and many villas part of the built-up is a garden parcel: Type 4's 1,213 sq ft, for example, is 890 sq ft of main floor, a 310 sq ft garden parcel and a 13 sq ft accessory parcel. Compare price per square foot on the main floor area. What I would weigh is the rail line and the road beside the building, and timing: completion is expected in 2026, so check the latest progress.

• Suits: people who work in Mid Valley, Bangsar South or KL Sentral; buyers who commute by KTM or LRT; owners who want a dual-key unit with two separate electricity meters.
• Think twice if: train or traffic noise would bother you, or you need a firm handover date.

Project facts (checked, updated September 2026)

Who is the developer?

Est8 is developed by Titian Sama Sdn Bhd, a subsidiary of Eupe Corporation Berhad, which has been listed on the Main Market of Bursa Malaysia since 1997. Eupe was founded in 1986 by Dato' Paduka Beh Heng Seong and Dato' Wira Tajudin bin Haji Hashim to build townships in Kedah; its first project, Taman Ria in Sungai Petani, had 3,376 homes, and the group has since built over 20,000 homes in the state. Its Sky Residences in Sungai Petani was the first LEED-certified (core and shell) building in Malaysia, and it owns and runs the Cinta Sayang Golf and Country Resort.

In Kuala Lumpur, Eupe's first project was Novum in South Bangsar, completed in July 2020, followed by Parc3 in Cheras. Est8 is its third. The common areas, sky gardens and facilities were designed with Ministry of Design, a Singapore architecture and interior design firm, and the landscape with MLA Landscape Architects.

What is near Est8 @ Seputeh?

Distances are approximate.

Entry is from Jalan Syed Putra. A covered walkway route of about 400 m to Mid Valley City has been proposed; ask for its current status.

What do nearby homes actually sell and rent for?

The closest like-for-like reference is Avara Seputeh, a completed serviced apartment about 420 m away, with units of about 670 to 930 sq ft. Vivo Residential Suites, the completed serviced residences at 9 Seputeh about 1.2 km away, is the second reference, including larger units of about 1,250 sq ft. There are no recorded sales for Est8 itself yet.

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. Est8's figure of about RM 822 per square foot sits at the top of Avara Seputeh's recorded range and below Vivo's. I would treat Avara with care: 40 of its 44 records since 2024 were registered in August 2025 across many floors, which looks like a bulk transaction rather than individual resales. Vivo's two 786 sq ft records are far apart, so its 1,250 sq ft units are the steadier guide. Est8 is closer to Mid Valley than either, but it is not finished yet, while the other two are buildings you can inspect today. For the duplexes and villas, remember that the garden parcel is counted in the built-up, which lowers the price per square foot on paper. For rent, Vivo's 775 to 803 sq ft units, close to Est8's 753 sq ft Type 1, are listed at RM 2,500 to 2,600 a month, and Avara Seputeh's 915 to 926 sq ft units, close to the 973 sq ft Type 2, at RM 2,499 to 3,000.

Which Est8 layout suits you?

What I would pick. For a small family, Type 2 at 973 sq ft: three bedrooms and two car parks, and it is one of the show units. For an owner who may let part of the home, Type 1A: the same 753 sq ft as Type 1, split into two parts with separate electricity meters and two car parks. The duplexes and villas are for buyers who value a garden or a two-level home over floor area; ask for the main floor area of the exact unit, since the garden parcel varies from unit to unit.

What does it cost to hold each month?

The maintenance fee is RM 0.44 per sq ft a month, including the sinking fund, so:

On a 1,000 sq ft unit that is about RM 440 a month, against about RM 495 at Lunar Seputeh, RM 400 at TRIA Seputeh and RM 352 at River Park, all with the sinking fund included. Quit rent and assessment tax come on top.

Price per square foot against its neighbours

River Park and Lunar Seputeh are each about 870 m away and TRIA Seputeh about 1.1 km. Est8 has the lowest entry price of the four and the closest walk to Mid Valley City and its KTM station; TRIA is the only one already completed. For more on this side of town, see my reviews of TRIA Seputeh, Lunar Seputeh, Gen Starz Residences and M Aurora.

Facilities

There are over 40 facilities, built around a "Valley of Dreams" theme. The Level 12 facilities deck has a 50 m lap pool, a sand beach, a shallow pool, a sundeck, a whirlpool, a kids' pool and fountain, a waterfall, the Bubble Dome gym, an outdoor fitness area, a glass-walled celebrity kitchen, a BBQ courtyard, a business centre, a multipurpose hall and a games room. The Level 9 podium has garden walks, courtyards and hidden seating among the villas. The sky gardens are the Floating Garden (Block A, Levels 25 to 27) and the Garden of Giants (Block B, Levels 36 to 37) for adult fitness and yoga; Cloud Maze (Block A, Levels 29 to 30) and Paradise Blue (Block B, Levels 28 to 30) for children's play; and Flutter Meadow on the Block A rooftop, with alfresco dining and a herb garden. Residents get an app to pay utility bills, book facilities and arrange home maintenance.

Pros and cons (my view)

How to view Est8 @ Seputeh

WhatsApp Shyan Yee (REN 46305, IQI Realty) at +60 17-279 8932 for the current availability, floor plans and a viewing of the Type 1 (753 sq ft), Type 2 (973 sq ft) and Type 4 (1,213 sq ft) show units at the Est8 sales gallery on Jalan Pantai Baharu, Bangsar South. A virtual tour is also available. Full specifications are on the Est8 @ Seputeh project page.

For the full unit-type table, facilities list and nearby distances, see the Est8 @ Seputeh data page on PropertyPortal.