Property Key Specs
- Developer: Kaisar Maxim Sdn Bhd
- Location: Taman Desa / Old Klang Road, Jalan Desa Utama, Taman Desa, 58100 Kuala Lumpur, Wilayah Persekutuan Kuala Lumpur
- Tenure: Leasehold
- Property Type: Condominium
- Starting Price: RM 825,000
- Bedrooms: 3 - 4 Beds
- Built-up Sizes: 1,156 - 1,518 sqft
- Maintenance Fee: Estimate RM0.40psf including sinking fund — about RM 400 a month on a 1,000 sq ft unit
- Completion: New Launch (2028)
The price shown is gross (developer list price). Ask me for the net price →
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Gallery
Unit types and sizes
| Type | Built-up (sq ft) | Bedrooms | Bathrooms |
|---|---|---|---|
| A / A1 | 1156 | 3+1 | 3 |
| B / B1 | 1156 | 3+1 | 3 |
| C / C1 | 1321 | 4 | 3 |
| D / D1 | 1518 | 4+1 | 4 |
The Atas Residences: what to weigh before you decide
Is the price fair?
The Atas costs RM 825,000 to RM 1,157,000, from about RM 710 per sq ft. Sales at two completed projects nearby, 2024 to 2026:
| Project | Size | Sale price | Per sq ft |
|---|---|---|---|
| TRIA Seputeh (about 800 m, completed 2023) | 958 to 1,001 sq ft | RM 906,000 to 1,110,000 | About RM 910 to 1,120 |
| TRIA Seputeh | 1,496 to 1,518 sq ft | RM 1,050,000 to 1,570,000 | About RM 690 to 1,050 |
| Tiara Faber (about 700 m, older) | 1,249 sq ft | RM 400,000 to 600,000 | About RM 320 to 480 |
The Atas is priced between the two. Its starting price is RM 81,000 below TRIA Seputeh's lowest sale of about 1,000 sq ft (RM 906,000 less RM 825,000), for at least 1,156 sq ft. It costs far more than Tiara Faber; the extra pays for a new building and new facilities.
Add two things. The Atas is handed over largely bare, with air-conditioners and water heaters only, so the rest of the fit-out is yours. And it is expected in Q3 2028; the other two can be inspected today. RM 710 is the lowest list figure, so price the unit you are quoted.
What it costs each month
The maintenance fee is an estimated RM 0.40 per sq ft, including the sinking fund. At size × RM 0.40:
- Types A and B, 1,156 sq ft: about RM 462 a month
- Type C, 1,321 sq ft: about RM 528 a month
- Type D, 1,518 sq ft: about RM 607 a month
Quit rent and assessment tax come on top. With no small units, the bill starts at about RM 462.
Can foreigners buy?
In Kuala Lumpur the minimum purchase price for foreign buyers is RM 1,000,000, with consent from the land authority. The Atas runs from RM 825,000 to RM 1,157,000, so it starts below that threshold. Foreign buyers should first check with the developer which units qualify and are open.
Prices here run RM 825,000 to RM 1,157,000: only the units at RM 1,000,000 or more are open to a foreign buyer.
Every state's foreign-buyer line and approval, side by side → · How land-authority consent works in Kuala Lumpur →
Four things to check at the viewing
- Facing: Blocks A and B stand only about 14 m apart; one side looks towards KL City, the other towards Taman Desa.
- Car parks: 2 bays for Types A and B, 3 for Types C and D, and which level from LG5 to Level 3.
- Fit-out cost for a bare unit: get an estimate and add it to the price before comparing with TRIA Seputeh.
- The 8 units per floor share 2 + 1 lifts; ask which is the fire lift pets must use.
About this project
THE ATAS is a low-density, pet-friendly condominium in the prime location of Taman Desa, Kuala Lumpur. Featuring family-sized 'Sky Semi-D' layouts from 3+1 to 4+1 rooms across 3 towers, it offers a comprehensive range of over 50 lifestyle facilities and boasts excellent connectivity to major highways and public transport. The development is designed with multigenerational living in mind, providing spacious and adaptable layouts within a green building framework.
Key selling points
- Low Density (624 units)
- Conveniently connected to 8 major highways
- Designated EV charging bay
- 53 assorted facilities
- Spacious layouts from 3+1 to 4+1 rooms
- Pet-friendly development
- Green Building development
- Sky Semi-D living concept
Facilities
- LG5
- Lift Lobby
- Car Wash Area
- Tennis Court
- Half Basketball Court
- Children's Playground
- Pavilion
- Foot Reflexology Path
- Outdoor Fitness
- Jogging Path
- Pet Friendly Corner
- Ground Floor
- Management Office
- Guard House
- Nursery
- Kindergarten
- Letter Box
- Guest Lounge
- Disable Washroom
- Washroom
- EV Charging Bay
- Cafeteria
- Outdoor Lounge
- Gymnasium
- Male/Female Changing Room
- Male/Female Sauna
- Multi-Purpose Hall
- Laundrette
- Yoga/Exercise Room
- Badminton Court
- Squash Court
- Table Tennis
- Male & Female Solat Room
- Putting Green
- Swimming Pool
- Children Pool
- Alfresco Area
- Spa Pool
- Poolside Pavilion
The Atas Residences: the monthly bill, line by line
The starting-price unit at The Atas Residences is RM 825,000. Borrow 90% of it, RM 742,500, over 35 years at 4% (an example rate) and the instalment comes to about RM 3,288 a month. The smallest unit here, 1,156 sq ft, adds about RM 462 in maintenance, sinking fund included, so plan on about RM 3,750 a month before assessment tax and quit rent.
Tell me the unit you have in mind on WhatsApp, +60 17-279 8932, and I will work out its own figures.
4% is an example rate, not a bank's quote, and the price you sign depends on the unit and the floor. For another loan amount, scale it with the table further down.
The example, line by line
| Item | Per month | How it is worked out |
|---|---|---|
| Loan instalment | RM 3,288 | 90% of RM 825,000, 35 years, 4% a year |
| Maintenance fee | RM 462 | 1,156 sq ft × RM 0.40 |
| Sinking fund | Included in the fee | 10% of the maintenance charge, the legal minimum |
| Assessment tax | Billed twice a year | DBKL: annual value × rate |
| Quit rent | Billed once a year | Due 1 January |
| Each month, before the two taxes | RM 3,750 | Instalment plus maintenance |
How the instalment is worked out
Instalment = loan × r × (1 + r)n ÷ [(1 + r)n − 1], where r is the yearly rate divided by 12 and n is the number of months: 420 for 35 years.
New floating-rate home loans are priced as the Standardised Base Rate (SBR) plus the bank's own spread, and the SBR follows Bank Negara's Overnight Policy Rate, 2.75% since 9 July 2025. So 4% is an example, not a quote. On the RM 742,500 loan above, 4.5% instead of 4% adds about RM 226 a month, and 30 years instead of 35 adds about RM 257. A third or later home loan in your own name is capped at 70% of the property's value.
| Every RM 100,000 borrowed | 4.0% | 4.5% | 5.0% |
|---|---|---|---|
| 35 years | RM 443 | RM 473 | RM 505 |
| 30 years | RM 477 | RM 507 | RM 537 |
To use it, multiply by your loan in hundreds of thousands: RM 450,000 at 4% over 35 years is 4.5 × RM 443, about RM 1,994 a month.
Maintenance fee and sinking fund
Maintenance at The Atas Residences runs an expected RM 0.40 a square foot each month, sinking fund included. The Strata Management Act 2013 sets the sinking fund at no less than 10% of the maintenance charge, kept for repainting, lift replacement and other big repairs.
That is in line with the RM 0.40 median of the 108 high-rise projects on this site. The fee is the cost that stays for as long as you own the unit, so it is the line worth comparing between projects.
Assessment tax and quit rent
Assessment tax goes to Kuala Lumpur City Hall (DBKL): the unit's annual value times the rate. The annual value is DBKL's estimate of the gross rent the unit could earn in a year. Residential buildings pay 4%; serviced apartments pay 7% inside the city's original 36 square miles and 5% outside them. On an annual value of RM 13,200, that is RM 528 a year at 4%, or RM 924 at 7%, paid in two halves.
Quit rent goes to the Federal Territory land office. It falls due on 1 January and counts as in arrears if it is still unpaid on 1 June.
Access and nearby amenities
Train stations
- KB02 Seputeh — about 580 m in a straight line · about 970 m walk (13 min)
- KB01 Mid Valley — about 1.2 km in a straight line · about 1.6 km walk (21 min)
- KD02 Angkasapuri — about 1.3 km in a straight line
Shopping malls
- Faber Towers — about 800 m in a straight line · about 1.6 km walk (22 min)
- Mid Valley Megamall — about 1.2 km in a straight line · about 1.6 km walk (21 min)
- The Gardens Mall — about 1.4 km in a straight line · about 1.8 km walk (25 min)
Supermarkets
- Bilabila Mart — about 610 m in a straight line · about 1.1 km walk (14 min)
- 99 Speedmart — about 740 m in a straight line · about 1.4 km walk (19 min)
Schools and campuses
- Sekolah Kebangsaan Taman Desa — about 710 m in a straight line
- Sekolah Menengah Kebangsaan Desa Perdana — about 790 m in a straight line
- Sekolah Menengah Kebangsaan Taman Desa — about 800 m in a straight line
Hospitals and clinics
- Poliklinik & Surgeri Seputeh — about 590 m in a straight line
- Mediclinic Wong Zul & Rakan-rakan — about 670 m in a straight line
Parks
- Jalan Desa Bakti Public Playground — about 620 m in a straight line
- Taman Desa Recreational Ground — about 910 m in a straight line
Listed by the developer
- Salak Highway
- Sungai Besi Expressway
- SMART Tunnel
- NPE Expressway
- Federal Highway
- KL-Seremban Highway
- MEX Highway
- SPRINT Expressway
- SPE Expressway
- Bus Stop — Taman Bukit Desa
- KTM Seputeh Station — 1.7km
- LRT Kerinchi Station — 4.8km
- MRT Kuchai Station — 5.5km
- KLIA Express KL Sentral — 7.6km
- Terminal Bersepadu Selatan (TBS) — 9.4km
- De Market — 1km
- Pearl Suria — 3.4km
- Nexus Bangsar South — 4km
- Mid Valley Megamall — 4.1km
- KL Sentral — 6.4km
- Bangsar Village — 6.7km
- Bangsar Shopping Centre — 8.1km
- The Exchange TRX — 8.4km
- Pavilion KL — 9.4km
- Suria KLCC — 10.1km
- Desa Perdana Secondary School — 900m
- SMK Taman Desa — 1.1km
- Vikas International School — 2km
- SJK(C) Choong Wen — 2.5km
- Alice Smith International School — 5.9km
- University Malaya — 7km
- SJK(C) Kuen Cheng 2 — 7.7km
- Taman Desa Medical Centre — 1.7km
- Pantai Medical Centre — 5.6km
- Prince Court Medical Centre — 8.5km
- Gleneagles Hospital — 11.9km
Reviews and guides about this project
- Aetas Taman Desa Review: 217 Homes, Is It Worth It? — Aetas Taman Desa is a low-density freehold development of 217 large homes by Avaland in Taman Desa, Kuala Lumpur, with only four homes per floor, every one a corner unit, from 2,400 to 7,385 sq ft. Prices are not yet published. This review sets out the checked facts, what is nearby, each layout and my view on who it suits.
- The Atas Residences Review: From RM 825,000 — Worth Buying? — The Atas Residences is a three-tower condominium of 624 homes on Jalan Desa Utama in Taman Desa, with family layouts from 1,156 to 1,518 sq ft, 8 units per floor, from RM 825,000 and completion expected in Q3 2028. This review sets out the checked project facts, what is nearby, each layout, what similar homes nearby sold for, and my view on who it suits.
- M Aspira Taman Desa Review: From RM 538,800 — Worth Buying? — M Aspira is Mah Sing's two-tower serviced apartment project in Taman Desa, with 1,618 homes in three layouts from a 706 sq ft two-bedroom to a 1,006 sq ft four-bedroom, from RM 538,800 and completion expected in 2029. This review sets out the checked project facts, what is nearby, each layout, what similar homes nearby sold for, and my view on who it suits.
- M Aspira vs The Atas Residences: Which One Suits You? — M Aspira and The Atas Residences are two new Taman Desa projects about 1.5 km apart, from RM 538,800 and RM 825,000. This comparison puts their checked facts, layouts, price per square foot and monthly cost side by side.
- New Launches in Old Klang Road 2026: Prices & Full List — I track 9 residential projects around Old Klang Road, Seputeh, OUG and Taman Desa, from RM 339,000 at M Aurora to RM 825,000 at The Atas Residences. Two are completed and the rest are expected between 2026 and 2030. This guide compares every one on starting price, price per square foot, size, units, completion and distance to the nearest station, with figures checked and updated in September 2026.
Explore from here
Other projects in Taman Desa / Old Klang Road
Compare
- The Atas Residences vs M Aspira
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Shortlists this project appears on
- Condo Under RM 1 Million in KL & Selangor | Shyan Yee
- 3-Bedroom Projects for Families in KL & Selangor | Shyan Yee
- New Launches Near MRT & LRT Stations in Malaysia | Shyan Yee
- Projects Reviewed by Shyan Yee | Reviews & Walkthroughs
- Lowest Maintenance Fee Condos in KL & Selangor | Shyan Yee
What I have written about it
- Aetas Taman Desa Review: 217 Homes, Is It Worth It?
- The Atas Residences Review: From RM 825,000 — Worth Buying?
- M Aspira Taman Desa Review: From RM 538,800 — Worth Buying?
- M Aspira vs The Atas Residences: Which One Suits You?
- New Launches in Old Klang Road 2026: Prices & Full List
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Frequently Asked Questions
What is the starting price for The Atas Residences?
Starting price for The Atas Residences is RM 825,000, located in Taman Desa / Old Klang Road, Jalan Desa Utama, Taman Desa, 58100 Kuala Lumpur, Wilayah Persekutuan Kuala Lumpur.
Who is the developer of The Atas Residences?
The Atas Residences is developed by Kaisar Maxim Sdn Bhd.
What layouts and sizes are available at The Atas Residences?
The Atas Residences offers unit sizes from 1,156 sqft to 1,518 sqft, with 3 to 4 bedrooms.
Is The Atas Residences a good fit for me?
It suits families who need three bedrooms or more; daily rail commuters (KB02 Seputeh is about 580 m away in a straight line). It is less suited to buyers who must move in before 2028.
What tenure is The Atas Residences, and when is it completed?
Tenure: Leasehold. Completion is expected in 2028.
Which train station is closest to The Atas Residences?
The nearest is KB02 Seputeh, about 580 m in a straight line. On foot it is about 970 m walk (13 min), by the OpenStreetMap route.
What should I check before buying at The Atas Residences?
Check which floors are still open for your layout, how car parks are allocated, the maintenance fee and sinking fund, and the expected handover date and construction progress.
How can I get floor plans or book a private showroom viewing for The Atas Residences?
You can view floor plans and request a private viewing with licensed agent Shyan Yee (REN 46305) via WhatsApp at +60 17-279 8932 or on shyanyee.com.