The Oval KLCC: 140 Freehold Sky Villas off Jalan Kia Peng, Two Homes per Floor, Prices and a 5.4% Yield

The Oval KLCC trades at a median of about RM1,073 psf over the past four years, per EdgeProp, which places a 3,897 sq ft Sky Villa at about RM4.2 million. What that buys is rare in the city centre: a pair of freehold 41-storey towers off Jalan Kia Peng, completed in 2009 by Titan Debut, a subsidiary of GuocoLand (Malaysia), where every home opens from its own private lift lobby.

Key facts: 140 homes on 2.14 freehold acres, two per floor; Sky Villas of 3,897 sq ft and Mansionary Villas of 7,793 sq ft; and a gross yield of about 5.4% on asking rent against the transacted median.

The Oval in brief

Address	Jalan Desa Kudalari, off Jalan Kia Peng, between Jalan Binjai and Lorong Kuda, KLCC
Developer	Titan Debut Sdn Bhd, a subsidiary of GuocoLand (Malaysia), formerly Hong Leong Properties
Tenure	Freehold, 2.14 acres
Towers	Two, East Tower and West Tower, 41 storeys each
Residences	140, about 70 per tower
Sky Villa	3,897 sq ft, 3 bedrooms, Levels 2 - 32, two per floor
Mansionary Villa	7,793 sq ft, 5 bedrooms, Levels 33 - 40, one per floor
Lifts	Private lift lobby to every home
Completion	Early 2009; permanent Certificate of Fitness at end 2010
Launch price	From RM4.5 million
Maintenance fee	RM0.50 psf

The residence: why buyers choose The Oval

Space that new towers no longer build

The smallest home at The Oval is a three-bedroom of 3,897 sq ft. The Mansionary Villas on the top floors, 7,793 sq ft and one per floor, read less like a condominium than a landed house in the sky. For a buyer who wants a large luxury unit in KLCC, this is one of the few buildings where every home qualifies.

Private lift lobbies and very low density

With 140 homes on 2.14 acres and two per floor, The Oval is among the lowest-density addresses in the city centre. Residents step out of the lift into their own foyer. Biometric and RFID access and a concierge complete the picture, and in 2017 EdgeProp recognised the building’s property management in its strata residential category.

A developer name that carries weight

GuocoLand (Malaysia), formerly Hong Leong Properties, belongs to the Hong Leong group. At resale, that provenance does quiet work.

Facilities

A 25-metre infinity lap pool and wading pool, gymnasium, sauna and steam room, lawn and lounger deck, children’s playground, function area and courtyard.

The address: a quiet street in the middle of KLCC

The towers sit on a residential lane between Jalan Binjai and Lorong Kuda, set back from the traffic of Jalan Ampang. StarProperty places Ampang Park LRT station within walking distance, with Jalan Ampang, Jalan Tun Razak, Jalan Kia Peng, AKLEH and the SMART Tunnel close at hand.

KLCC Park, Suria KLCC, the Kuala Lumpur Convention Centre and the embassy district are near. Prince Court Medical Centre on Jalan Kia Peng and Gleneagles Hospital Kuala Lumpur on Jalan Ampang are a short drive. For the wider district, see our guide to KLCC new launches in 2026.

The numbers: what it costs today

Asking prices for 3,897 sq ft Sky Villas, from EdgeProp and iProperty listings dated July to October 2026:

Furnishing	Asking price	Asking psf
Three-bedroom	RM4.3M	RM1,103
Fully furnished	RM5.2M	RM1,333
Partly furnished	RM5.4M	RM1,385
Four-bedroom, fully furnished	RM6.0M	RM1,539
Partly furnished	RM6.2M	RM1,590
Fully furnished, interior designed	RM7.0M	RM1,796
Four-bedroom, fully furnished	RM7.2M	RM1,848

Transacted prices sit lower. EdgeProp records a median of RM1,073 psf over the past 48 months, within RM1,021 - 1,178 psf, which values a Sky Villa at about RM4.2 million. Its historical high is RM2,258 psf for a 3,897 sq ft home in August 2018; its historical low, RM673 psf for a 7,793 sq ft home in April 2007. StarProperty records 2017 transactions of RM4.0 million to RM7.5 million.

Two observations:

• The entry ticket is about RM4.2 - 4.5 million for nearly 4,000 sq ft of freehold KLCC space. Per square foot, that is less than a third of the RM3,425 psf Four Seasons Place traded at in 2026, according to our TRX vs KLCC vs Bukit Bintang comparison.
• The asking range is wide because furnishing and renovation vary. A fully redesigned home asks RM7 million or more; one in original condition trades near the median.

Rents and yield

Asking rents, from iProperty listings in June 2026:

Layout	Size	Asking rent per month	Asking rent psf
Sky Villa, fully furnished	3,897 sq ft	RM19,000	RM4.9
Sky Villa, partly furnished	3,897 sq ft	RM20,000	RM5.1
Sky Villa, fully furnished	3,897 sq ft	RM25,000	RM6.4
Mansionary Villa, partly furnished	7,793 sq ft	RM45,000	RM5.8

Gross yield working for a Sky Villa, asking rent against the transacted median: RM19,000 x 12 = RM228,000 a year. Against about RM4.2 million at the EdgeProp median, that is about 5.4% gross. Against asking prices of RM5.4 - 6.0 million, the same rent gives about 3.8 - 4.2%; EdgeProp’s own implied rental yield for the building is 4.16%.

These are gross figures before maintenance, furnishing, vacancy and tax. Tenants at RM19,000 or more a month are a select pool, so plan for longer letting periods than in a building of one-bedroom units.

How it compares

The Oval proves a rule we apply to every luxury building: low density, private lift lobbies and big floor plates hold their appeal. What it does not offer is the setting the market now pays a premium for. TRX Residences has a median transacted price of about RM2,265 psf, about double The Oval’s, and achieves asking-rent yields of around 5%. TRX has the city’s only MRT Line 1 and Line 2 interchange inside the district, a 10-acre rooftop park and around 30,000 office workers on site. Read why TRX is Kuala Lumpur’s new prime address and our guide to new launches in TRX for 2026.

Against other Asian capitals, The Oval’s space reads as extraordinary value. Our KL vs Asia radius maps show that RM5 million buys about 3,043 sq ft near KLCC, against 372 sq ft in Hong Kong, 665 in Singapore and 699 in Tokyo; here, a little over RM4 million buys 3,897. Our overview of luxury housing in Kuala Lumpur 2026 sets the building in the wider prime market.

What to weigh

• Age. The towers are 17 years old. Kitchens, bathrooms and air-conditioning in unrenovated homes will want investment.
• Layout history. The permanent Certificate of Fitness was issued at end 2010, after two intermediate rooms in one layout were found to have no windows.
• Flat pricing. Today’s median of about RM1,073 psf sits far below the 2018 high. The Oval rewards buyers who want space for living, not short-term gains.
• A select rental market. Large homes at high rents lease more slowly.

Our view

The Oval is the purest expression of privacy in KLCC: 140 homes, two to a floor, each with its own lift lobby, on freehold land a lane away from Jalan Ampang. Nothing launched in the city centre today offers 3,897 sq ft as the smallest home.

At about RM1,073 psf transacted, that space is priced well below the newer prime towers, and a 5.4% gross yield on the median is a fair return for a home bought chiefly to live in. The best buys are Sky Villas near the median that a buyer is prepared to renovate; fully redesigned homes ask a premium that the transacted record does not yet support.

Frequently asked questions

Who developed The Oval KLCC?

Titan Debut Sdn Bhd, a subsidiary of GuocoLand (Malaysia), formerly Hong Leong Properties. The towers were completed in 2009.

Is The Oval freehold?

Yes. The Oval sits on 2.14 acres of freehold land off Jalan Kia Peng.

Does The Oval have private lift lobbies?

Yes. Every home has a private lift lobby, with two homes per floor on the Sky Villa levels and one per floor in the Mansionary Villas.

How much does a unit at The Oval cost?

In 2026, asking prices for a 3,897 sq ft Sky Villa range from RM4.3 million to RM7.2 million, mostly RM5.2 - 6.2 million. EdgeProp’s transacted median over the past four years is about RM1,073 psf, or about RM4.2 million.

What is the rent at The Oval?

Asking rents in June 2026 were RM19,000 - 25,000 a month for a Sky Villa and RM45,000 for a 7,793 sq ft Mansionary Villa. That is a gross yield of about 5.4% on asking rent against the transacted median.

How big are the units at The Oval?

Sky Villas are 3,897 sq ft and Mansionary Villas 7,793 sq ft. Even the smallest home has three bedrooms.

Register for a private viewing

If a private lift lobby and generous space are 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 in 2026 and may change; transacted figures are from the sources listed.