Pavilion Square Review: From RM 1,319,000 — Worth Buying?

Quick answer: who is Pavilion Square for?

Pavilion Square suits buyers who want to live directly connected to Pavilion Kuala Lumpur, with a choice from a 504 sq ft studio to a 3-bedroom, every unit fully furnished and with a balcony. It is less suited to buyers looking for a low-density building: 960 homes share one 67-storey tower. For the latest price list and available units, WhatsApp +60 17-279 8932.

My view

In one line: Pavilion Square is a new tower with a link bridge straight into Pavilion Kuala Lumpur, from RM 1,319,000, with every unit handed over fully furnished and with a balcony; what you accept is 960 units in one 67-storey tower and completion expected only in Q3 2029.

Living there: Pavilion Kuala Lumpur is about 200 m away via the bridge, Mercato supermarket about 300 m, Conlay MRT about 390 m, and a covered pedestrian bridge leads to the Suria mall. Each floor is split into two sides, each with 10 units and its own 6 lifts. This is a busy area full of visitors, and Jalan Raja Chulan is jammed at peak hours, on rainy evenings and at weekends, so anyone who wants a quiet street should think it over first. Maintenance is RM 0.90 psf, about RM 1,145 a month for a 1,272 sq ft unit, with sinking fund, quit rent and assessment on top.

On price: about RM 2,300 to 2,800 psf. Comparing units of the same size, it is below 2024 and 2025 sales at Pavilion Suites next door (about RM 2,500 to 3,520 psf) and above Banyan Tree Signature (about RM 1,670 to 2,090 psf). But it is a launch price for a building expected in 2029, while the other two are completed towers you can view today.

Who it suits, who it doesn't: buyers who want direct mall access and the Pavilion brand, and foreign buyers living abroad who do not want to handle renovation themselves: every unit is above the RM 1 million foreign-buyer threshold. It does not suit anyone who prefers a low-density building, or anyone who wants to move in or let soon.

How long to hold: your money is tied up until completion, expected in Q3 2029, before you can move in or let, so it is better suited to a long hold. If you plan to let, 1-bedroom units of 718 to 747 sq ft at Pavilion Suites next door are asking RM 5,500 to 6,500 a month, but these are owners' asking prices, not signed leases. Families can start with the 1,272 sq ft 2 + 1 (Type C4); singles or couples can look at the 1 + 1 (Type B).

Check for yourself when viewing: exactly which furniture and appliances the fully furnished package includes, and whether handover matches the show unit; which side of the floor your unit is on and which way it faces; work out the psf on the unit you want and compare it with Pavilion Suites sales of the same size.

• Suits: buyers who want direct mall access and the Pavilion brand; owners who want a wide choice from studio to 3 bedrooms.
• Think twice if: you prefer a low-density building.

Who buys at Pavilion Square?

Foreign buyers. Foreigners in Kuala Lumpur generally have to buy at RM 1 million or more, and every unit here starts above that, from RM 1,319,000. The foreign buyers I meet want as little fuss as possible: every home is handed over fully furnished with a balcony, so there is no fitting-out to manage from overseas. They tend to be people who already know the Pavilion name, visit KL often or work here, and want a city base with the mall at the end of the link bridge.

Local buyers. Most of the Malaysians who ask me about Pavilion Square are looking at it as an investment or a city base rather than a family home. They usually compare the launch price, about RM 2,300 to 2,800 per square foot, with Pavilion Suites next door, which resold at about RM 2,500 to 3,520 per square foot in 2024 and 2025. Conlay MRT about 390 m away, Mercato for groceries about 300 m away and the covered walkway to KL City Centre are what they check next.

What the developer will not tell you about the location

• Traffic. Jalan Raja Chulan and the Bukit Bintang roads jam at peak hours, on rainy evenings and at weekends. Driving in and out takes patience.
• Noise and crowds. This is the busiest tourist area in KL. If you want a quiet street, this is not it.
• Density. 960 homes on 2.023 acres is about 475 homes per acre, in a 67-storey tower.
• The fee. RM 0.90 per square foot every month, which is RM 1,145 on the 1,272 sq ft unit.
• The wait. Completion is expected in Q3 2029, so your money is tied up for years before you can move in or rent it out.

Video walkthrough

Project facts (checked, updated September 2026)

Who is the developer?

Pavilion Square is developed by Armani Hartajaya Sdn Bhd, part of the Pavilion Group. The group builds large retail and mixed-use developments in Malaysia and China, and runs the Pavilion Kuala Lumpur, Pavilion Bukit Jalil and Pavilion Damansara Heights malls. It is associated with WCT Holdings Berhad and Malton Berhad, both listed on the Main Market of Bursa Malaysia.

Its completed homes in Kuala Lumpur include Pavilion Residences and Pavilion Suites beside Pavilion KL, Pavilion Embassy, Pavilion Hilltop Mont Kiara, Pavilion Ceylon Hill, Park @ Pavilion Bukit Jalil and Pavilion Damansara Heights, all of which have recorded resales. Pavilion Square is its next tower in the Bukit Bintang area.

What is near Pavilion Square?

Straight-line distances, approximate.

Fahrenheit88 and Lot 10 follow from Pavilion KL, and the covered Bukit Bintang to KL City Centre walkway leads to Suria KLCC mall.

What do nearby homes actually sell and rent for?

The closest like-for-like reference is Pavilion Suites, the Pavilion Group's own completed tower beside Pavilion KL, with units from 718 to 1,254 sq ft. Banyan Tree Signature, a completed branded residence in the same Bukit Bintang area, is a second reference for units of about 1,100 sq ft.

Recorded sale prices, 2024 to 2026

Asking rents, September 2026

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

How I read it. Size for size, Pavilion Square's launch price per square foot sits below what Pavilion Suites units actually sold for in 2024 and 2025, and above Banyan Tree Signature. Two things keep this from being a straight comparison: Pavilion Square is a launch price for a building expected in 2029, while the other two are finished buildings you can inspect today; and Pavilion Suites and Banyan Tree Signature are freehold, while Pavilion Square is leasehold. Pavilion Square is handed over fully furnished; resale units come in whatever condition the owner left them.

Which Pavilion Square layout suits you?

What I would pick. The 1,272 sq ft two-plus-one (Type C4) is the unit I filmed and the one I would choose for a family: a dining table for six, a study, a walk-in wardrobe and a bathtub in the master suite. For one person or a couple, the 1 + 1 (Type B) is the sensible middle. Type D is the only true three-bedroom. The 504 sq ft studio comes with a fitted kitchen and a built-in fridge with freezer.

What does it cost to hold each month?

The maintenance fee is RM 0.90 per sq ft a month, so:

On a 1,000 sq ft unit that is about RM 900 a month, against about RM 800 at CloutHaus, RM 850 at Core Residence and RM 1,320 at Orion. These figures are the maintenance fee only; sinking fund, quit rent and assessment tax come on top.

Price per square foot against its neighbours

Pavilion Square has the lowest entry price of the four and the widest range of sizes, and it is the only one with a bridge into Pavilion KL. Core Residence and Orion are already completed, so you can inspect the finished building; Pavilion Square and CloutHaus are both expected in 2029.

Facilities

Level 12 has the Club Lounge, Business Centre, KTV rooms, Entertainment rooms, Kid's Room, Hall, Laundromat, Surau, BBQ deck and Courtyard Garden. Level 63A is a 15,000 sq ft sky wellness zone with gym, outdoor gym, steam and sauna, billed as the highest and largest sky sports zone in KL city centre. Level 66 is a sky garden. Level 67 holds the 118 m rooftop infinity pool, described as the highest and longest in the city centre, plus kids', wading and jacuzzi pools.

Pros and cons (my view)

How to view Pavilion Square

WhatsApp Shyan Yee (REN 46305, IQI Realty) at +60 17-279 8932 for the price list, floor plans and a viewing. Full specifications are on the Pavilion Square project page.

For the full unit-type table, facilities list and nearby distances, see the Pavilion Square data page on PropertyPortal.