Quick answer: who is Phoeniz Suites for?
Phoeniz Suites is built as a short-stay (Airbnb) investment, not a home to live in: 394 furnished suites of 484 to 678 sq ft in the Golden Triangle, about 350 m in a straight line from Ampang Park MRT, from RM 1,016,400, with a Mana Mana Hospitality package to run the unit as a short-stay rental. It is less suited to buyers looking for a home to live in, and to buyers who want keys soon: construction runs 60 months after the APDL is obtained. For the latest price list and available units, WhatsApp +60 17-279 8932.
My view
In one line: Phoeniz Suites is a furnished suite to hold as a short-stay (Airbnb) investment, not a home: from RM 1,016,400, with the entry unit just above the RM 1 million foreign-buyer threshold; what you accept is maintenance of RM 1.21 psf and a 60-month wait after the APDL is obtained.
On price: about RM 2,100 psf, close to the top of sales at the completed Star Residences nearby (about RM 1,470 to 2,160 psf, median about RM 1,620) and well above another completed city-centre tower nearby (about RM 1,020 to 1,530 psf). Per square foot it is close to Golden Crown, above Centrix, and below CloutHaus and Orion. Maintenance includes the sinking fund; the 678 sq ft B2 pays about RM 820 a month (RM 1.21 × 678 sq ft), and the developer's subsidy of up to RM 0.33 for the first two years covers only part of it.
Who it suits, who it doesn't: investors who want a furnished short-stay unit in the Golden Triangle managed by Mana Mana Hospitality, and foreign buyers who need a city-centre unit without buying bigger just to clear the RM 1 million threshold. It does not suit anyone buying a home to live in, or anyone who wants keys soon. The largest unit is only 678 sq ft, so there is no family-sized option.
How long to hold: handover comes about 60 months after the APDL is obtained, so it suits buyers who can hold for the long term. The article has no recorded short-stay income; if short-stay letting does not work out and you switch to a long lease, Star Residences nearby has 625 sq ft units asking RM 3,900 a month, but these are owners' asking prices, not signed leases, and that is before the RM 1.21 psf monthly fee. For short stays, the 678 sq ft dual-key B2 can be split into two sides let separately.
Check for yourself when viewing: ask the developer for the furnishing specification in writing and confirm exactly what is included; ask when the APDL is expected and from which date the 60 months run; ask about the terms and fees of the Mana Mana Hospitality management package; the car park is mechanical, so ask how it works.
- Suits: investors who want a furnished short-stay unit in the Golden Triangle, managed by Mana Mana Hospitality; foreign buyers who need a city-centre unit above the RM 1 million threshold without overbuying; buyers who prefer a smaller building.
- Think twice if: you are looking for a home to live in, you want keys soon, or a RM 1.21 psf monthly charge does not fit your numbers.
Project facts (checked, updated September 2026)
| Item | Detail |
|---|---|
| Developer | Exsim YKS 54 Sdn Bhd (EXSIM Group) |
| Address | Jalan Liew Weng Chee, KL City Centre, 50450 Kuala Lumpur |
| Tenure | Freehold |
| Title | Commercial title under HDA |
| Land size | 0.56 acres (24,394 sq ft) |
| Tower | 53 storeys, 394 serviced suites |
| Floor layout | 6 units per floor on Levels 6 to 18; 8 on the break tank floors; 10 on Levels 19 to 50; 6 passenger lifts + 1 service lift |
| Density | About 705 homes per acre (394 homes on 0.56 acres) |
| Built-up | 484 to 678 sq ft |
| Bedrooms | 1 to 1 + 1 |
| Handover | Furnished to the developer's specification |
| Short-stay management | Package available: units managed by Mana Mana Hospitality as short-stay rentals |
| Price | RM 1,016,400 to RM 1,421,600 (about RM 2,100 psf) |
| Maintenance fee | RM 1.21 psf including sinking fund (developer subsidy of up to RM 0.33 psf for 2 years) |
| Green rating | GreenRE Bronze |
| Completion | Expected 60 months after the APDL is obtained |
What is near Phoeniz Suites?
Straight-line distances, approximate.
| Category | Place | Distance |
|---|---|---|
| Transport | Ampang Park MRT (Putrajaya line) | about 350 m |
| Transport | KLCC LRT (Kelana Jaya line) | about 560 m |
| Transport | Ampang Park LRT (Kelana Jaya line) | about 560 m |
| Shopping | Intermark Mall | about 570 m |
| Shopping | Shoppes at Four Seasons Place | about 640 m |
| Shopping | Suria KLCC | about 800 m |
| Groceries | Village Grocer | about 510 m |
| Groceries | Lucky Star Market | about 530 m |
| Schools | Erican College | about 400 m |
| Schools | UniRazak | about 470 m |
| Healthcare | Health Hub Clinic | about 270 m |
| Healthcare | Premier Clinic | about 280 m |
| Parks | KLCC Park | about 910 m |
| Parks | Laman Standard Chartered Kuala Lumpur | about 990 m |
Pavilion Kuala Lumpur is within about a five-minute drive, there is a bus stop within walking distance, and the AKLEH highway serves the area for driving. TRX and Merdeka 118 are the other landmarks in the immediate radius.
What do nearby homes actually sell and rent for?
The closest like-for-like references are Star Residences, about 0.4 km away, and Sky Suites @ KLCC, about 1.1 km away: both are completed city-centre towers with small units close in size to Phoeniz's 484 to 678 sq ft suites.
Recorded sale prices, 2024 to 2026
| Project | Unit size | Sales | Price | Price per sq ft |
|---|---|---|---|---|
| Phoeniz Suites (launch, expected 60 months after the APDL) | 484 to 678 sq ft | New launch | From RM 1,016,400 | About RM 2,100 |
| Star Residences (completed) | 624 to 678 sq ft | 11 | RM 1.00 to 1.46 million | About RM 1,470 to 2,160 (median about RM 1,620) |
| Sky Suites @ KLCC (completed) | 549 to 689 sq ft | 6 | RM 576,000 to 1 million | About RM 1,020 to 1,530 |
Scarletz Suites has only three recorded sales, at about RM 1,660 to 1,750 psf, so I use it only as a reference.
Asking rents, September 2026
| Project | Unit | Asking rent per month |
|---|---|---|
| Star Residences | 625 sq ft | RM 3,900 |
| Star Residences | 710 to 722 sq ft | RM 4,100 to 4,500 |
| Sky Suites @ KLCC | 649 to 710 sq ft | RM 3,400 to 4,000 |
Asking rents are what owners are listing for, not signed leases, so treat them as a ceiling.
How I read it. Size for size, Phoeniz's launch price of about RM 2,100 psf sits near the top of what Star Residences units actually sold for, where the median was about RM 1,620, and well above Sky Suites @ KLCC. Because I read Phoeniz as a short-stay (Airbnb) investment, treat the rent table as the fallback, not the plan: these are monthly asks for ordinary long lets, and they show what a unit this size could fetch if short-stay letting does not work out, before the RM 1.21 psf monthly charge. I have no recorded short-stay income to show here. The other differences: Phoeniz is a launch price with keys about 60 months after the APDL, while the other two are finished buildings you can inspect today; and Phoeniz is handed over furnished with a short-stay management package available, while resale units come in whatever condition the owner left them.
Which Phoeniz Suites layout suits you?
| Type | Size | Configuration | Who it suits (my view) |
|---|---|---|---|
| A / A (M) | 484 sq ft | 1 + 1 bedrooms, 1 bathroom | One person; the entry unit over the RM 1 million foreign-buyer threshold |
| B1 / B1 (M) (dual key) | 657 sq ft | 1 bedroom, 2 bathrooms | An owner who wants two lockable sides |
| B2 (dual key) | 678 sq ft | 1 bedroom, 2 bathrooms | The same, with a little more room |
What I would pick. For short-stay letting, the dual-key B2 at 678 sq ft is the layout that earns its price: two lockable sides, each with its own bathroom, can be let as two separate keys. Type A at 484 sq ft, a 1 + 1 with a separate study room, is the entry unit and the one that clears the foreign-buyer threshold most cheaply. The units are delivered furnished to the developer's current specification, so ask for that specification in writing and check what is actually included.
Price per square foot against its neighbours
| Project | From | Price per sq ft | Built-up | Units | Monthly fee | Completion |
|---|---|---|---|---|---|---|
| Phoeniz Suites | RM 1,016,400 | about RM 2,100 | 484 to 678 sq ft | 394 | RM 1.21 psf | 60 months after APDL |
| Centrix The Station | RM 907,800 | about RM 1,600 to 1,850 (gross) | 564 to 1,187 sq ft | 857 | RM 0.44 psf | Expected 2029 |
| Golden Crown | RM 1,280,000 | about RM 2,051 | 624 to 1,238 sq ft | 490 | RM 0.80 psf | Expected 2026 |
| CloutHaus | RM 1,548,800 | about RM 2,900 | 549 to 1,216 sq ft | 615 | RM 0.80 psf | Expected 2029 |
| Orion Residence | RM 1,450,000 | about RM 2,707 to 3,750 | 491 to 1,329 sq ft | 298 | RM 1.32 psf | Completed 2026 |
Per square foot, Phoeniz sits close to Golden Crown, above Centrix and below CloutHaus and Orion. Centrix starts lower, with larger units and a much lower monthly fee; Phoeniz is the second-smallest building of the five, after Orion.
Facilities
Given the plot size, the facilities are stacked rather than spread out. Level 51 has the sky gym and a sky music lounge. Level 52 has the sky pool and pool deck. Lower down: a concierge and reception lobby with a meeting room and a taska or nursing room on Level 3A, and the management office, surau and laundry on Level 5. Level 1 holds the parcel room, mailroom and motorcycle parking, and the car park is mechanical. Security is 24-hour with an access card system and CCTV.
Pros and cons (my view)
| Pros | Cons |
|---|---|
| Clears the RM 1 million foreign-buyer threshold without overbuying | RM 1.21 psf monthly charge, among the highest in the group |
| Only 394 units, with 6 to 10 per floor and 6 passenger lifts | 60-month construction period after APDL: likely the longest wait here |
| Furnished to the developer's specification; GreenRE Bronze | Largest unit is 678 sq ft: no family-sized option |
| About 350 m in a straight line to Ampang Park MRT | Mechanical car park on a 0.56-acre plot |
How to view Phoeniz Suites
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 Phoeniz Suites project page.
For the full unit-type table, facilities list and nearby distances, see the Phoeniz Suites data page on PropertyPortal.
Frequently Asked Questions
Where is Phoeniz Suites?
On Jalan Liew Weng Chee in the KL city centre, within the CBD and Golden Triangle. Ampang Park MRT station (Putrajaya line) is about 350 m away in a straight line.
What is the starting price of Phoeniz Suites?
From RM 1,016,400, or about RM 2,100 per square foot. Ask for the current price list, as it changes with each release.
What sizes are available at Phoeniz Suites?
Three layout families from 484 sq ft (1 + 1 bedrooms) to 678 sq ft (dual key).
How many units are there at Phoeniz Suites?
394 serviced suites in a 53-storey tower on 0.56 acres, with 6 to 10 units per floor, 6 passenger lifts and 1 service lift.
What is the maintenance fee at Phoeniz Suites?
RM 1.21 psf including sinking fund. EXSIM will subsidise up to RM 0.33 psf of it for two years; confirm the exact figure and period in writing.
Can a Phoeniz Suites unit be run as an Airbnb?
Yes, that is what it is built for. The developer offers a package under which Mana Mana Hospitality manages the unit as a short-stay rental. Ask for the current package terms before booking.
Is Phoeniz Suites freehold or leasehold?
Freehold, with a commercial title under the Housing Development Act. It is developed by Exsim YKS 54 Sdn Bhd, a member of the EXSIM Group.
When will Phoeniz Suites be completed?
Completion is expected 60 months after the advertising permit and developer's licence (APDL) is obtained. No completion year has been given yet.
Is Phoeniz Suites worth buying?
It is built as a short-stay investment, not a home to live in, so it suits investors who want a furnished suite in the Golden Triangle managed by Mana Mana Hospitality, about 350 m in a straight line from Ampang Park MRT. Think twice if you are looking for a home to live in, want keys soon, or the RM 1.21 psf monthly charge does not fit your numbers. There is no recorded short-stay income to show, and construction runs 60 months after the APDL is obtained.
Is Phoeniz Suites furnished at handover?
Yes, units are handed over furnished to the developer's specification. Ask for that specification in writing and check what is actually included.
What do nearby homes sell for?
From 2024 to 2026, Star Residences, about 0.4 km away, recorded RM 1.00 to 1.46 million for units of 624 to 678 sq ft, about RM 1,470 to 2,160 per square foot with a median of about RM 1,620. Sky Suites @ KLCC recorded RM 576,000 to 1 million for 549 to 689 sq ft, about RM 1,020 to 1,530 per square foot. Phoeniz's launch price is about RM 2,100 per square foot.
What do nearby homes rent for?
In September 2026, Star Residences was listed at RM 3,900 a month for 625 sq ft and RM 4,100 to 4,500 for 710 to 722 sq ft, and Sky Suites @ KLCC at RM 3,400 to 4,000 for 649 to 710 sq ft. These are asking rents for ordinary long lets, not signed leases, so treat them as a ceiling and as the fallback if short-stay letting does not work out.
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Projects in this article
- Phoeniz Suites @ KL City Centre — KL City Centre / Bukit Bintang, Freehold, from RM 1,016,400
- Branniganz — KL City Centre / Bukit Bintang, Leasehold, from RM 803,500
- Centrix — KL City Centre / Bukit Bintang, Leasehold, from RM 907,800
- CloutHaus — KL City Centre, Freehold, from RM 1,548,800
- Golden Crown — KL City Centre / Bukit Bintang, Leasehold, from RM 1,280,000
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- CloutHaus Review: From RM 1,548,800 — Worth Buying?
- Coronade Twins Johor Bahru Review: From RM 450,000
- Trybe Residences Subang Jaya Review: From RM 486,800
- Cappella Embassy Review: Refurbished Jalan Ampang Towers
Need Personalized Advice on Malaysian Real Estate?
Speak with licensed senior agent Shyan Yee (REN 46305) for MM2H property consultations, help with the consent from the land authority that foreign buyers need (the state authority outside KL), and a curated project shortlist.