Est8 @ Seputeh vs Lunar Seputeh: Price, Size & Which to Pick

Quick answer: Est8 @ Seputeh or Lunar Seputeh?

Choose Est8 @ Seputeh if you want to live about 300 m from Mid Valley Megamall and Mid Valley KTM, with the lower entry price (from RM 529,000) and completion expected in 2026, and you are not sensitive to noise: the KTM rail line runs about 13 m from the building. Choose Lunar Seputeh if you want a home inside the 9 Seputeh development beside the 1 km Promenade Boulevard, a 1,280 sq ft Type C with a bathroom for every bedroom, and you can wait for completion, expected in 2030.

Side by side (checked, updated October 2026)

Location: how they differ

The two are about 0.9 km apart in a straight line, on different sides of the same neighbourhood. Est8 is on Jalan Syed Putra, opposite Mid Valley: Mid Valley Megamall and Mid Valley KTM are each about 300 m away, Seputeh KTM about 400 m and Abdullah Hukum LRT about 800 m, so daily errands can be done without driving. Lunar is off Old Klang Road inside the 9 Seputeh development: Mid Valley City is about 700 m and Angkasapuri KTM about 560 m, and it has the Promenade Boulevard park next to the tower, Campus Rangers International School about 390 m away and direct access to the OKR-NPE link bridge. Each has something to weigh beside it: at Est8 the KTM rail line runs about 13 m from the building and the main road about 15 m; at Lunar a TNB high-tension pylon stands about 25 m from the site boundary and at least 45 m from the tower.

Layouts compared size for size

Neither review gives a price for each type; ask for the current list. The pairs below match by size.

Est8 also has Villa V2 (624 to 975 sq ft, 2 bedrooms, 1 bathroom) and Villa V3 (914 to 1,175 sq ft duplex, 2 bedrooms, 2 bathrooms) on the podium levels; Lunar has no villa or duplex layouts. Entry prices: Est8 from RM 529,000; Lunar from RM 607,800. Car parks: Est8 gives 1 to 3 per unit (Types 1 and 4 get 1; Types 1A, 2, 3 and 5 get 2; Type 6 gets 3); Lunar gives 1 for Type A, 2 for Types B1, B1A and B2, and 3 for Types C1, C2, C2A and D.

Price per square foot and monthly cost

Est8 is about RM 822 per square foot; Lunar is about RM 860 to 900, so Est8 is the cheaper of the two per square foot. For Est8's duplexes and many villas the garden parcel is counted in the built-up, which lowers the price per square foot on paper, so compare on the main floor area. Est8 is also lower on the monthly bill: RM 0.44 psf against an estimated RM 0.495 psf at Lunar, both including the sinking fund (maintenance fee only):

Quit rent and assessment tax come on top at both.

What nearby homes sell and rent for

Neither has recorded sales of its own yet. Around Est8, the closest reference is Avara Seputeh, a completed serviced apartment about 420 m away, where 667 to 689 sq ft units were recorded at about RM 790 to 850 psf and 915 to 926 sq ft units at about RM 750 to 830 psf in 2024 to 2026; most of Avara's records were registered in August 2025 across many floors, which looks like a bulk transaction, so I treat them with care. Around Lunar, the closest reference is TRIA Seputeh, the completed phase next door, about 270 m away: about RM 1,020 to 1,310 psf for 764 sq ft units, about RM 910 to 1,120 for 958 to 1,001 sq ft and about RM 690 to 1,050 for 1,496 to 1,518 sq ft, many of them looking like sales of the developer's remaining units. Both reviews also use Vivo Residential Suites at 9 Seputeh, where 1,249 to 1,324 sq ft units were recorded at about RM 1,000 to 1,100 psf.

Asking rents are what owners are listing for, not signed leases, so treat them as a ceiling.

My view: who should pick which

These two are less than a kilometre apart but they are different kinds of home. Est8 is the one for someone whose week runs through Mid Valley and the trains: the mall and Mid Valley KTM are each about 300 m away, the entry price and the price per square foot are both lower, and completion is expected in 2026. What I would weigh is the rail line about 13 m from the building and the main road about 15 m, and the product mix: for the duplexes and many villas, part of the built-up is a garden parcel. Lunar is the one for a family that wants to live inside a planned development: the Promenade Boulevard park is next to the tower, an international school is about 390 m away, every 1,280 sq ft Type C has a bathroom for each bedroom and three car parks, and TRIA next door is already finished, so you can visit it to see what the development is like. What I would weigh there is the wait until 2030, the pylon near the site and the higher monthly fee.

Pick Est8 @ Seputeh if…

• you work in Mid Valley, Bangsar South or KL Sentral and commute by KTM or LRT;
• you want the lower entry price, from RM 529,000, and the lower price per square foot;
• you want a dual-key unit with two separate electricity meters (Type 1A, 753 sq ft);
• you want completion sooner, expected in 2026, and train or traffic noise would not bother you.

Pick Lunar Seputeh if…

• you want a park next to the tower and an international school about 390 m away;
• you want three bedrooms each with its own bathroom on one level, in the 1,280 sq ft Type C;
• you need three car parks, which come with Types C1, C2, C2A and D;
• you can wait for completion, expected in 2030, and a pylon in view would not bother you.

Read the full reviews

• Est8 @ Seputeh review
• Lunar Seputeh review
• Project pages: Est8 @ Seputeh and Lunar Seputeh

WhatsApp Shyan Yee (REN 46305, IQI Realty) at +60 17-279 8932 for price lists and viewings of both.