M Aspira vs The Atas Residences: Price, Size & Which to Pick

Quick answer: M Aspira or The Atas Residences?

Choose M Aspira if you want the lower entry price (from RM 538,800 for 706 sq ft), a two-, three- or four-bedroom home of up to 1,006 sq ft, and the lower monthly fee of RM 0.36 psf. Choose The Atas Residences if you need more space, since every unit is at least 1,156 sq ft with three or four bathrooms, with only 8 units on a floor, a pet-friendly building and completion expected earlier, in Q3 2028. The Atas has the lower starting price per square foot (from about RM 710 against from about RM 762), but its prices start at RM 808,000.

Side by side (checked, updated October 2026)

Location: how they differ

The two are about 1.5 km apart in a straight line, both in Taman Desa. M Aspira sits off Jalan Desa on its own 66 ft access road: Kuchai MRT and Salak Selatan KTM are each about 1.2 km away in a straight line and Salak Selatan LRT about 1.4 km, and a shuttle service to Kuchai MRT is listed for the project; confirm the terms before you rely on it. The Atas Residences is on Jalan Desa Utama: the Taman Bukit Desa bus stop is about 210 m away, with buses to the MRT, and the nearest station, Seputeh KTM, is about 1.7 km. Neither is a walk from a train. Mid Valley Megamall is about 4.5 km from M Aspira and about 4.1 km from The Atas.

Layouts compared size for size

The two do not overlap in size: M Aspira's largest unit is 1,006 sq ft and The Atas's smallest is 1,156 sq ft. Neither review gives a price for each type; ask for the current list.

The closest pair is M Aspira's Type C and The Atas's Types A and B: four bedrooms sharing two bathrooms in 1,006 sq ft, against 3+1 rooms with three bathrooms in 1,156 sq ft. Price ranges: M Aspira RM 538,800 to RM 806,812; The Atas RM 808,000 to RM 1,157,000.

Price per square foot and monthly cost

M Aspira starts from about RM 762 per square foot and The Atas Residences from about RM 710, so The Atas has the lower starting figure per square foot, while M Aspira has the lower total price because its units are smaller. Both are the lowest figures on the price list; compare the exact unit you are quoted. The maintenance fee is RM 0.36 psf at M Aspira and an estimated RM 0.40 psf at The Atas, both including the sinking fund (maintenance fee only):

Quit rent and assessment tax come on top.

What nearby homes sell and rent for

Around M Aspira, the closest completed reference is Desa Green Serviced Apartments (about 600 m), where 721 sq ft units sold for RM 380,000 to 500,000, about RM 530 to 690 psf, and 947 to 969 sq ft units for RM 495,000 to 640,000, about RM 520 to 660 psf, in 2024 to 2026. Around The Atas, the references are TRIA Seputeh, completed in 2023 (about 800 m), where 1,496 to 1,518 sq ft units sold for RM 1.05 to 1.57 million, about RM 690 to 1,050 psf, and Tiara Faber, an older condominium (about 700 m), at RM 400,000 to 600,000 for 1,249 sq ft, about RM 320 to 480 psf. TRIA Seputeh is also the second reference for M Aspira (about 2.1 km): its 958 to 1,001 sq ft units sold for RM 906,000 to 1.11 million, about RM 910 to 1,120 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 neighbours in Taman Desa, but they are built for different households, and their sizes do not overlap at all. M Aspira is the one I would point to on entry price: from RM 538,800, three simple layouts, every unit with two bathrooms, a balcony, air-conditioners and a kitchen cabinet, and a 1.21-acre facility deck. The compromise is scale: 1,618 homes in two towers, up to 17 units on a floor, and one car park for Type A. The Atas is the one for space: every home is at least 1,156 sq ft with three or four bathrooms, there are 8 units on a floor and at least two car parks, and pets are allowed. You pay from RM 808,000 for that, the units are handed over largely bare, and Blocks A and B stand only about 14 m apart, so ask which way the unit faces. Neither is a walk from a train.

Pick M Aspira if…

• you want the lower entry price, from RM 538,800 for 706 sq ft;
• a two-, three- or four-bedroom home of up to 1,006 sq ft is enough;
• you want air-conditioners, water heaters and a kitchen cabinet with hood and hob at handover;
• you want the lower monthly fee, RM 0.36 psf, and a large facility deck with a 50 m lap pool.

Pick The Atas Residences if…

• you need at least 1,156 sq ft, with three or four bathrooms;
• you want 8 units on a floor and at least two car parks;
• you keep pets;
• you want completion earlier, expected in Q3 2028, and are comfortable with prices from RM 808,000.

Read the full reviews

• M Aspira review
• The Atas Residences review
• Project pages: M Aspira and The Atas Residences

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