The Mews KLCC: E&O and Mitsui Fudosan's 256 Freehold Homes on Jalan Yap Kwan Seng, Prices, Rents and Yield
AI-generated artist's impression- 256Freehold homes in twin 38-storey towers by E&O and Mitsui Fudosan
- RM1,296 psfMedian transacted, 13 deals 2021-2025 (list.my)
- ~4.7%Gross yield: 2-bed asking rent vs asking price
The Mews KLCC trades at a median of about RM1,296 psf across 13 resales in 2021 - 2025, per list.my, against an average launch of about RM1,700 - 1,800 psf. It is a freehold address of only 256 homes on Jalan Yap Kwan Seng, by E&O and Japan’s Mitsui Fudosan, completed in 2017 and now priced below launch.
Key facts: 256 freehold homes in two 38-storey towers; October 2026 asking prices of about RM920 - 1,180 psf; and a gross yield of about 5.4% on a one-bedroom and 4.7% on a two-bedroom, asking rent against asking price.
The Mews in brief
| Address | Jalan Yap Kwan Seng, 50450 Kuala Lumpur |
| Developer | Eastern & Oriental Bhd (E&O) and Mitsui Fudosan, a joint venture |
| Architect | GDP Architects |
| Towers | Two, of 38 storeys each |
| Residences | 256, including penthouses |
| Tenure | Freehold |
| Land | About 1.3 acres |
| Completion | 2017, with handover from September 2017 |
| Typical sizes | About 923 sq ft one-bedroom to 2,619 sq ft 3+1 bedrooms |
| Maintenance fee | RM0.55 psf |
The residence
A Japanese partnership at boutique scale
The Mews was E&O’s first project with Mitsui Fudosan, Japan’s largest property developer. With 256 homes over two towers of 38 storeys, the arithmetic gives fewer than four homes per floor in each tower on average. That is boutique density for KLCC, and it shows in quieter lifts.
Column-free plans, wide views
GDP Architects drew symmetrical, diamond-shaped towers with units in a double-V layout. Living, dining and kitchen areas are column-free, and the larger units hold the outer edge of the building with 180 to 270-degree city views.
The 3+1-bedroom layouts, of 2,059 - 2,619 sq ft, are among the more practical large luxury units in KLCC for a family.
Facilities
The sixth floor holds a water sanctuary with a saltwater hydro spa pool, a swimming pool, a gym and a squash court; a 37th-floor deck adds 180-degree views, a lawn and a private garden.
The address
Jalan Yap Kwan Seng is a tree-lined residential lane on the quieter northern edge of KLCC, not a main road. The Petronas Twin Towers and Suria KLCC are about 600 metres away, with Avenue K, KLCC Park and Dewan Filharmonik Petronas close by.
KLCC LRT station is about 8 - 11 minutes’ walk, and Ampang Park station, the LRT and MRT Putrajaya Line interchange, about 11 - 13 minutes. Prince Court Medical Centre and Gleneagles Hospital Kuala Lumpur are each a short drive.
The numbers: what it costs today
Asking prices from listings, December 2025 - July 2026:
| Layout | Size | Asking price | Asking psf | Listing |
|---|---|---|---|---|
| 1 bedroom, tenanted | 925 sq ft | RM850,000 | RM919 | iProperty, 18 Jul 2026 |
| 2 bedrooms | 1,270 sq ft | RM1.40M | RM1,102 | PropertyGuru, 24 Dec 2025 |
| 2 bedrooms | 1,270 sq ft | RM1.499M | RM1,180 | PropertyGuru, 22 Mar 2026 |
On transacted prices, list.my records 13 resales between 2021 and 2025 at a median of about RM1,296 psf and RM1.2 million, most between RM1,289 and RM1,303 psf. Its single 2025 deal was a 926 sq ft unit on level 14 at RM1.0 million, or RM1,080 psf, in May 2025.
Three observations:
- Resale prices sit below launch. The 2014 launch was at RM1,700 psf, and the average selling price reached RM1,800 psf by 2017. Today’s buyer pays about 30 - 45% less per square foot than the original owner did.
- Asking prices are now below the transacted median. Sellers are motivated, which leaves room to buy well.
- Trading is thin. Thirteen recorded deals in five years is a small sample, typical of a boutique building.
Rents and yield
Asking rents in 2026:
| Layout | Size | Asking rent per month | Listing |
|---|---|---|---|
| 1 bedroom | 925 sq ft | RM3,799 - 4,000 | iProperty |
| 2 bedrooms | 1,270 sq ft | RM5,499 | iProperty, 8 Jun 2026 |
| 2 bedrooms, furnished | 1,270 sq ft | RM6,500 | Mudah |
Gross yield working:
- 2 bedrooms: RM5,499 x 12 = RM65,988, divided by an asking price of RM1.40 million = about 4.7% gross, or about 4.4% against RM1.499 million. Against the transacted median of RM1,296 psf (about RM1.65 million), it is about 4.0%.
- 1 bedroom: RM3,800 x 12 = RM45,600, divided by RM850,000 = about 5.4% gross, or about 3.8% against the transacted median.
The headline figures are gross, asking rent against asking price, before maintenance, furnishing, vacancy and tax.
How it compares
A boutique building can still give back value when its district fills with new supply. Tun Razak Exchange was planned to avoid that: a single master developer, a 10-acre rooftop park, the city’s only MRT Line 1 and Line 2 interchange inside the district and about 30,000 people working there.
TRX Residences has a median of about RM2,265 psf, with asking-rent yields of around 5%, comparable to The Mews on yield with a firmer price record. Read why TRX is Kuala Lumpur’s new prime address, and see our guides to KLCC new launches in 2026 and TRX new launches in 2026.
Against other Asian capitals, KLCC reads as good value: our KL vs Asia radius maps show RM5 million buys about 3,043 sq ft near KLCC, against 372 in Hong Kong, 665 in Singapore and 699 in Tokyo.
What to weigh
- Launch buyers are still below water. The building has yet to regain its launch psf, an advantage for a new buyer and a reason to price future growth conservatively.
- Serviced residence classification. Serviced residences in Kuala Lumpur usually sit on commercial land, which can mean commercial rates for utilities and assessment.
- Walk to rail. The stations are around ten minutes away rather than at the door.
Our view
The Mews is one of the more refined buys in KLCC today: Mitsui Fudosan provenance, GDP Architects’ column-free plans and freehold title, offered at 30 - 45% below what launch buyers paid.
It is a home to own for the life rather than the trade: the one-bedroom yields about 5.4%, the 3+1-bedroom layouts suit families, and buyers seeking growth will find the firmer record in TRX. Our luxury housing in Kuala Lumpur 2026 overview sets out the wider market.
Frequently asked questions
Who developed The Mews KLCC?
Eastern & Oriental Bhd (E&O) and Mitsui Fudosan, in E&O’s first joint venture with the Japanese developer. GDP Architects designed the towers.
Is The Mews KLCC freehold?
Yes. The Mews is a freehold serviced residence, completed in 2017.
How much does a unit at The Mews cost?
Asking prices in 2026 run from about RM850,000 for a 925 sq ft one-bedroom to around RM1.4 - 1.5 million for a 1,270 sq ft two-bedroom. Recorded resales from 2021 to 2025 had a median of about RM1,296 psf.
What is the rent at The Mews KLCC?
Asking rents in 2026 were about RM3,800 - 4,000 a month for a one-bedroom and RM5,500 - 6,500 for a two-bedroom. That is a gross yield of about 5.4% for a one-bedroom and 4.7% for a two-bedroom, asking rent against asking price.
How many units are in The Mews?
256 homes across two 38-storey towers, from one-bedroom units to four-bedroom penthouses.
Which station is nearest to The Mews KLCC?
KLCC LRT station, about 8 - 11 minutes’ walk. Ampang Park LRT and MRT station is about 11 - 13 minutes away.
Is The Mews KLCC selling below its launch price?
Yes. It launched at RM1,700 psf in 2014; 2026 asking prices run about RM920 - 1,180 psf.
Register for a private viewing
If a low-density, master-planned luxury residence in Kuala Lumpur 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 dated December 2025 to July 2026 and may change; transacted figures are from the sources listed.
Cover: The Mews KLCC towers on Jalan Yap Kwan Seng at sunset. AI-generated artist's impression.