Ampersand, Jalan Kia Peng: 71 Low-Rise KLCC Residences of 2,500 sq ft and Up, Beside Conlay MRT

Ampersand on Jalan Kia Peng trades at a median of RM907 psf across nine recorded sales from 2022 to 2025, per NAPIC data compiled by List.my, for homes of about 2,500 sq ft to more than 5,800 sq ft. Few buildings in the heart of KLCC sell this much space for less, and Conlay MRT station is less than 100 metres from the gate.

Key facts: 71 residences in three low-rise blocks of 7 to 12 storeys on about two acres; a median of RM907 psf; and a gross yield of about 7.6% on asking rent against the transacted median.

Ampersand in brief

Address	25 Jalan Kia Peng, Kuala Lumpur
Developer	Aqua Aspect Sdn Bhd, a subsidiary of IJM Land
Blocks	Three, of 7 to 12 storeys
Residences	71
Land	About 2.1 acres
Tenure	99-year leasehold
Launch	Q1 2006, from RM750 psf
Completion	2010
Sizes	2,613 sq ft to 5,852 sq ft

The developer has depth behind it. IJM Land is the property division of IJM Corporation, one of Malaysia’s largest construction groups, and Ampersand was completed around 2010.

The residence

Seventy-one homes, three blocks

With 71 homes across three blocks, Ampersand houses a fraction of the residents of a typical KLCC tower. StarProperty calls it “super low density”. The lifts are quiet, the pool is seldom busy and neighbours tend to be long-term owners.

Layouts closer to a house than a flat

There are no studios or one-bedroom units. Recorded transactions run from 2,497 sq ft to 5,619 sq ft, and the layouts include four- and five-bedroom homes.

The detailing is considered. StarProperty notes a show kitchen off the dining room and movable timber louvred panels on the balconies. Selected residences are marketed with a private lift.

The address

Jalan Kia Peng is one of KLCC’s quieter streets, lined with low-rise residences, embassies and hotels. StarProperty places the Royal Selangor Golf Club within walking distance, with Suria KLCC, Pavilion, Starhill Gallery and Lot 10 a short drive away.

Prince Court Medical Centre is about 500 metres away. The international school run covers Fairview, Sayfol and Alice Smith.

Conlay MRT station, on the Putrajaya Line, is about 86 metres away. Raja Chulan and Bukit Nanas Monorail stations are also close.

The numbers: what it costs today

Few units come to market. Current asking prices:

Source	Size	Asking price	Asking psf
EdgeProp listing, 10 July 2026	2,497 sq ft, 5 bedrooms	RM2.5M	RM1,001
PropertyGuru project page	Various	RM2.35M - 4.0M	RM941 - 1,182
iProperty project page	Various	From RM2.28M	-

Transacted prices. NAPIC data compiled by List.my shows nine sales from 2022 to 2025, with a median price of RM3.18 million and a median of RM907 psf. Recent examples:

Date	Size	Price	psf
December 2025	5,619 sq ft	RM6.2M	RM1,103
August 2024	2,756 sq ft	RM2.5M	RM907
June 2024	4,704 sq ft	RM4.7M	RM999
November 2023	2,497 sq ft	RM2.6M	RM1,041
October 2023	5,253 sq ft	RM5.288M	RM1,007

Sales that StarProperty recorded in 2016 and 2017 work out to about RM1,100 - 1,400 psf (our calculation from price and size), so today’s prices sit below those of a decade ago. The launch price was from RM750 psf.

Rents and yield

Asking rents:

• An EdgeProp listing dated 4 October 2026 asks RM15,000 a month for a fully furnished 4+1-bedroom unit of 2,613 sq ft.
• A PropertyGuru listing asks RM22,000 a month for a 5+1-bedroom unit of 3,500 sq ft.
• PropertyGuru’s project page shows a rental range of RM13,500 - 18,000.

Gross yield working. RM15,000 a month × 12 = RM180,000.

• Asking rent vs asking price: divided by the RM2.5 million asking price for a similar 2,497 sq ft unit = about 7.2%.
• Asking rent vs transacted median: the 2,613 sq ft unit at the RM907 psf median is worth about RM2.37 million, so the yield is about 7.6% gross (asking rent vs transacted median).

We quote the higher figure. At a more conservative RM10,000 a month, the same unit would still yield about 5.1% on the same basis.

How it compares

Ampersand offers space and privacy at under RM1,000 psf. Tun Razak Exchange, the next stop from Conlay on the MRT Putrajaya Line, offers what a single older building cannot: freehold land, the city’s only MRT Line 1 and Line 2 interchange, a 10-acre rooftop park and about 30,000 office workers within walking distance.

TRX Residences trades at a median of RM2,265 psf across 560 deals, with asking yields of around 5%. The gap in psf is the market pricing in a new, master-planned district and a freehold title. Our guide to new launches in TRX for 2026 covers what is coming there, and our KLCC new launches for 2026 covers the streets around Jalan Kia Peng.

For how Ampersand fits into the wider market, with prices by area from KLCC and TRX to Damansara Heights and Mont Kiara, see our guide to luxury housing in Kuala Lumpur. Against other Asian capitals, our KL vs Asia radius maps put the scale of a home like this in context.

What to weigh

• Leasehold. Ampersand is on a 99-year lease, unlike nearby freehold buildings. The remaining term shortens each year, which shapes financing and long-term value.
• Prices sit below the 2016-17 level. The median of RM907 psf is below the RM1,100 - 1,400 psf recorded in 2016-17. For a buyer, that is an entry point. For an owner, it shows how leasehold and age weigh on price.
• A thin market. Nine sales in four years means valuation and exit take patience.

Our view

Ampersand is one of KLCC’s quiet bargains: 71 homes, none under 2,497 sq ft, a station at the gate and a price per square foot below RM1,000. On asking rents it yields about 7.6% gross, well above the 5% of newer stock in TRX.

It suits the buyer who wants room to live in rather than a trading asset. Those who want freehold title and the strongest long-term demand will find it in TRX, one stop down the line.

Frequently asked questions

Who developed Ampersand on Jalan Kia Peng?

Aqua Aspect Sdn Bhd, a subsidiary of IJM Land. The project was launched in 2006 and completed around 2010.

Is Ampersand freehold or leasehold?

Ampersand is 99-year leasehold.

How big are the units at Ampersand?

StarProperty gives 2,613 sq ft to 5,852 sq ft. Recorded sales range from 2,497 sq ft to 5,619 sq ft.

How much does a unit at Ampersand cost?

Nine recorded sales from 2022 to 2025 have a median of RM907 psf, or about RM3.18 million. Asking prices on the portals range from about RM2.28 million to RM4.0 million.

How far is Ampersand from Conlay MRT?

Conlay MRT station is about 86 metres away, which makes it one of the closest residences to the station.

What is the rent at Ampersand?

Asking rents in 2026 range from RM15,000 a month for 2,613 sq ft to RM22,000 for 3,500 sq ft. At RM15,000, the gross yield is about 7.6% (asking rent vs transacted median).

Register for a private viewing

If a private, low-density home is on your brief, we are arranging private previews of a new private residence launching in TRX in Q4 2026. Register for a private viewing to receive details first.

This article is general market information, not investment advice. Asking prices and rents are from public listings seen in October 2026 and may change; transacted figures are as reported by the sources listed.