Good investment?
CONDITIONAL. Worth studying, but only after confirming transaction evidence, rent, supply and unit selection.
Project review
Astrum Ampang
Ampang, Kuala Lumpur
Astrum Ampang is a leasehold Transit-Oriented Development (TOD) in Ampang, Kuala Lumpur by Setia Awan, with a 150m covered link bridge to Jelatek LRT (4 stops to KLCC) and 62 hotel-style facilities. S...
Price From
RM 631K-1M
Built-up
280-735 sqft
Tenure
Leasehold
Completion
2026Q3
Nearest MRT / LRT
Jelatek LRT (150m covered wa…
Last checked: August 2026 · brochure completion reference: 2026Q3
Quick Project Decision
Lewis investment analysisBest for
Investor. Transit access / Rental audience / Own stay.
Ask before booking
Latest nett price, available unit stack, floor/layout plan, car park allocation and alternatives.
Gallery and floor / layout plans
Use the photos like a viewing sequence: first impression, lifestyle, unit feel, floor/layout and surrounding area.
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Gallery
Astrum Ampang night exterior artist's impression of the Transit-Oriented Development towers above the retail podium in Ampang, Kuala Lumpur
Project visual reference.
Select Floor Plan Type
Studio • Floor / layout plan
SOHO Transit Floor Plan (280 sq ft)
Astrum Ampang SOHO Transit — Studio, 1 Bathroom, 280 sq ft built-up.
Request floor / layout plan
Request current layout options, size range, facing, floor level, and available unit stack.
Project Details Table
Key project information must stay readable in text, not only inside brochure images.
Project Name
Astrum Ampang
Location
Ampang, Kuala Lumpur
Developer
Setia Awan
Tenure
Leasehold
Completion Year
2026Q3
Price From
RM 631K-1M
Built-up Range
280-735 sqft
Bedrooms
Studio-2
Maintenance Fee
RM0.35/psf
Total Units
5255
Nearest MRT / LRT
Jelatek LRT (150m covered walkway)
Nearest Mall
Suria KLCC (4 LRT stops away)
| Project Name | Astrum Ampang |
|---|---|
| Location | Ampang, Kuala Lumpur |
| Developer | Setia Awan |
| Tenure | Leasehold |
| Completion Year | 2026Q3 |
| Price From | RM 631K-1M |
| Built-up Range | 280-735 sqft |
| Bedrooms | Studio-2 |
| Maintenance Fee | RM0.35/psf |
| Total Units | 5255 |
| Nearest MRT / LRT | Jelatek LRT (150m covered walkway) |
| Nearest Mall | Suria KLCC (4 LRT stops away) |
Key selling points
Ampang, Kuala Lumpur — Transit-Oriented Development (TOD)
150m covered link bridge to Jelatek LRT (4 stops to KLCC)
HOPSCA concept: Hotel, Park, Shopping, Connectivity, Apartments
62 premium hotel-style facilities
Leasehold tenure (until 26 July 2119)
Transit accessRental audienceOwn stay
Price and unit guide
Use these numbers as a shortlist guide. Confirm latest nett price, rebate and available units before booking.
3 investment scenarios
A simple stress test using the project price guide, rental guide and monthly holding guide. Confirm real rent, loan terms and package before booking.
Scenario
Conservative
Monthly Rent
RM 2,150
Gross Yield
4.1%
Show all details
Vacancy Buffer
2 months / year
Monthly Holding
RM 2,771
Cash Gap
-RM 621
What it means
Stress-test case. Use this when you want more buffer for vacancy, furnishing and rental competition.
Scenario
Balanced
Monthly Rent
RM 2,350
Gross Yield
4.5%
Show all details
Vacancy Buffer
1 month / year
Monthly Holding
RM 2,771
Cash Gap
-RM 421
What it means
Base planning case. Useful for checking whether the project still feels comfortable after normal vacancy buffer.
Scenario
Optimistic
Monthly Rent
RM 2,500
Gross Yield
4.8%
Show all details
Vacancy Buffer
0.5 month / year
Monthly Holding
RM 2,771
Cash Gap
-RM 271
What it means
Upside case. Only use after checking strong furnished rental evidence and tenant demand.
| Scenario | Monthly Rent | Gross Yield | Vacancy Buffer | Monthly Holding | Cash Gap | What it means |
|---|---|---|---|---|---|---|
| Conservative | RM 2,150 | 4.1% | 2 months / year | RM 2,771 | -RM 621 | Stress-test case. Use this when you want more buffer for vacancy, furnishing and rental competition. |
| Balanced | RM 2,350 | 4.5% | 1 month / year | RM 2,771 | -RM 421 | Base planning case. Useful for checking whether the project still feels comfortable after normal vacancy buffer. |
| Optimistic | RM 2,500 | 4.8% | 0.5 month / year | RM 2,771 | -RM 271 | Upside case. Only use after checking strong furnished rental evidence and tenant demand. |
This is a decision guide, not a guaranteed return. It excludes personal tax, insurance, special assessment and future rate changes.
Cost and affordability check
Hidden cost guide
SPA / legal buffer (SPA = Sale & Purchase Agreement)
RM 6,310
Developer package may absorb part of this.
Stamp duty buffer
RM 18,930
Final amount depends on buyer profile and latest rules.
Loan agreement buffer
RM 3,155
Confirm with bank and lawyer before booking.
Renovation / move-in buffer
RM 15,775
Useful for curtains, lights, appliances and defects follow-up.
Monthly holding guide
Estimated instalment
RM 2,583
Maintenance guide
RM 98
Sinking fund guide
RM 10
Assessment / quit rent buffer
RM 80
Monthly Holding Cost
Quick guide only. Lewis can help check a more realistic bank package before you book.
Estimated instalment
RM 2,583
Maintenance guide
RM 98
Sinking fund guide
RM 10
Monthly holding guide
RM 2,771
Cash buffer guide
RM 91,495
Location intelligence
Use this as a viewing checklist. Confirm exact travel time with Google Maps or Waze on your actual viewing day.
Nearest MRT / LRT
Jelatek LRT (150m covered walkway)
Source check: Google Maps / MRT Corp check
Nearest mall
Suria KLCC (4 LRT stops away)
Source check: Google Maps check
Viewing checklist
Check route timing for work, school, and family needs.
Compare layout, facing, floor level, and maintenance cost.
Review brochure facts before booking or submitting loan.
Ask for nearby competing supply before deciding.
Lewis investment analysis
The opinion, score, yield estimate, risks and alternatives are grouped here so the page stays light at first glance.
Worth studying, but only after confirming transaction evidence, rent, supply and unit selection.
Suitable for
InvestorFirst-Time BuyerOwn-Stay BuyerTransit-Focused Buyer
Avoid if
Short-Term FlipperBuyer avoiding supply competitionBuyer needing immediate move-inFreehold-only buyer
May not suit buyers who need to move in immediately or inspect the exact completed unit.
May not suit buyers who only want freehold tenure.
Risk
Medium-High
Holding Period
5-8 years
Confidence
7.9/10
Overall Score
7.7/10
Relative Value
Whether the entry price is justified by location quality, rental support, supply risk control and resale audience.
7.3/10
Location Score
Area strength, amenity depth, maturity and daily convenience.
9.1/10
Rental Demand
Tenant depth from jobs, lifestyle, education, medical, rail and city demand.
8.3/10
Accessibility
Rail, road, commute and practical access signals from public information and maps.
8.2/10
Future Growth
Infrastructure, commercial development, township maturity and growth catalysts.
7.0/10
Supply Risk Control
Higher score means healthier control against nearby competing supply.
6.4/10
Liquidity
Estimated resale audience depth and ability to exit later.
8.2/10
Score is a value-first Lewis framework using brochure facts, public map/infrastructure signals, rental-source checks, supply-risk control and market-source verification. A low price alone does not create a high score.
How Lewis reads this score
The score is not a decoration. Each factor points to what must be verified before booking.
Factor
Relative Value
Score
7.3/10
Why it matters
Whether the entry price is justified by location quality, rental support, supply risk control and resale audience.
What to verify next
Compare price against location quality, rent support, supply risk and resale audience before treating it as a good deal.
Factor
Location Score
Score
9.1/10
Why it matters
Area strength, amenity depth, maturity and daily convenience.
What to verify next
Check daily route, surrounding amenities, road access and actual neighbourhood feel.
Factor
Rental Demand
Score
8.3/10
Why it matters
Tenant depth from jobs, lifestyle, education, medical, rail and city demand.
What to verify next
Compare current PropertyGuru, iProperty and SPEEDHOME rental listings before relying on the estimate.
Factor
Accessibility
Score
8.2/10
Why it matters
Rail, road, commute and practical access signals from public information and maps.
What to verify next
Verify Google Maps or Waze travel time during peak hour, not only brochure distance.
Factor
Future Growth
Score
7.0/10
Why it matters
Infrastructure, commercial development, township maturity and growth catalysts.
What to verify next
Check MRT Corp, DBKL, developer masterplans and latest area development news.
Factor
Supply Risk Control
Score
6.4/10
Why it matters
Higher score means healthier control against nearby competing supply.
What to verify next
Compare nearby launches, completed stock, rental competition and density before booking.
Factor
Liquidity
Score
8.2/10
Why it matters
Estimated resale audience depth and ability to exit later.
What to verify next
Check Brickz, EdgeProp and comparable resale supply so the exit audience is realistic.
| Factor | Score | Why it matters | What to verify next |
|---|---|---|---|
| Relative Value | 7.3/10 | Whether the entry price is justified by location quality, rental support, supply risk control and resale audience. | Compare price against location quality, rent support, supply risk and resale audience before treating it as a good deal. |
| Location Score | 9.1/10 | Area strength, amenity depth, maturity and daily convenience. | Check daily route, surrounding amenities, road access and actual neighbourhood feel. |
| Rental Demand | 8.3/10 | Tenant depth from jobs, lifestyle, education, medical, rail and city demand. | Compare current PropertyGuru, iProperty and SPEEDHOME rental listings before relying on the estimate. |
| Accessibility | 8.2/10 | Rail, road, commute and practical access signals from public information and maps. | Verify Google Maps or Waze travel time during peak hour, not only brochure distance. |
| Future Growth | 7.0/10 | Infrastructure, commercial development, township maturity and growth catalysts. | Check MRT Corp, DBKL, developer masterplans and latest area development news. |
| Supply Risk Control | 6.4/10 | Higher score means healthier control against nearby competing supply. | Compare nearby launches, completed stock, rental competition and density before booking. |
| Liquidity | 8.2/10 | Estimated resale audience depth and ability to exit later. | Check Brickz, EdgeProp and comparable resale supply so the exit audience is realistic. |
Expected rental
RM 2,150 - RM 2,500
Estimated yield
4.1% - 4.8%
Tenant profile
Investor
Estimate only. Confirm current furnished rent, vacancy buffer, maintenance fee and competing completed supply before booking. Updated: August 2026 · brochure completion reference: 2026Q3.
Ampang, Kuala Lumpur — Transit-Oriented Development (TOD) 150m covered link bridge to Jelatek LRT (4 stops to KLCC) HOPSCA concept: Hotel, Park, Shopping, Connectivity, Apartments
Ampang, Kuala Lumpur — Transit-Oriented Development (TOD)
150m covered link bridge to Jelatek LRT (4 stops to KLCC)
HOPSCA concept: Hotel, Park, Shopping, Connectivity, Apartments
62 premium hotel-style facilities
Leasehold tenure (until 26 July 2119)
May not suit buyers who need to move in immediately or inspect the exact completed unit.
Traffic and actual travel time should be checked during weekday peak hour.
Final package, rebate, car park allocation and legal fee support can change without notice.
Rental estimate should be checked against current completed supply nearby.
Construction timeline and VP date should be reconfirmed with the developer.
Leasehold tenure and remaining lease details should be checked before booking.
Before you book
Best Units To Ask First
Ask first for Studio-2 room layouts with efficient usable space.
For rental, compare smallest practical layout against maintenance fee and furnishing budget.
For own stay, prioritise quieter facing, parking convenience and future family needs over the cheapest unit only.
Unit Stack / Facing Guide
Ask for available stack, floor level, facing, afternoon sun exposure and nearby road/noise direction.
For Ampang, compare convenience against privacy, view and traffic movement before choosing a unit.
Shortlist at least two layouts so you have a backup if the preferred stack is taken.
Questions Before Booking
What is the latest nett price and package for Astrum Ampang?
Is the rebate confirmed in writing and until when is it valid?
Which unit stacks, floor levels and facings are still available?
What are the layout types and exact built-up sizes?
How many car parks are included and where are they located?
What is the estimated maintenance fee and sinking fund?
Continue your research
FAQ and enquiry
Common buyer questions, related projects and a shorter enquiry form for next-step checks.
Buyer questions
Astrum Ampang is developed by Setia Awan. It's a Transit-Oriented Development in Ampang, Kuala Lumpur, with a 150m covered link bridge to Jelatek LRT and target completion from 2026Q3, phase by phase.
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