Bukit Jalil new launch guide: LRT stations, prices and tenure in Kuala Lumpur, Malaysia

10 Bukit Jalil new launch projects are for sale, with list prices from RM499k to RM1.45m and a median entry price of RM799k. Every one of them is a high-rise: condominiums, serviced residences and serviced suites.

Bukit Jalil is a suburb in the south of Kuala Lumpur, built up around the National Sports Complex, Pavilion Bukit Jalil and two universities. It sits inside the Federal Territory, so DBKL (Kuala Lumpur City Hall) is the local authority, and its western edge runs into Jalan Puchong, Kinrara and Taman OUG.

Quick answer: 10 projects are for sale in Bukit Jalil, all high-rise. List prices run from RM499k to RM1.45m, the median entry price (each project's lowest list price) is RM799k, and 2,009 units are left in the 10 projects that show a count. The LRT Sri Petaling line serves the area, but for most projects the nearest station is Awan Besar, Muhibbah or Alam Sutera, not the one called Bukit Jalil.

See new launches in Bukit Jalil

Source: PropLaunch listings (data as of 5 Nov 2026)

Where Bukit Jalil is and what is nearby

Bukit Jalil was the Bukit Jalil Estate until 1992, when the National Sports Complex was developed there for the 1998 Commonwealth Games. The sports complex marks the area's eastern edge, and the KESAS expressway and the Puchong-Sungai Besi Highway run along its north and south. Its postcode is 57000.

The landmarks most buyers ask about are close together:

• The National Sports Complex. Perbadanan Stadium Malaysia runs the stadium and arena here as Kuala Lumpur Sports City, which includes TM Stadium Nasional and Unifi Arena. Big matches and concerts bring heavy traffic on event days.
• Pavilion Bukit Jalil. The mall is at No. 2, Persiaran Jalil 8, Bandar Bukit Jalil, in the middle of the area.
• Bukit Jalil Park. DBKL's Taman Bukit Jalil covers 20.23 ha on a former rubber plantation and opens daily from 6am to 7pm, with exercise equipment, a playground and parking.
• Technology Park Malaysia, home to Asia Pacific University, on the south side.

Projects here fall into three parts of the area:

• Central Bukit Jalil: Jalan Jalil Perkasa and the streets around Pavilion Bukit Jalil and the park.
• Awan Besar and Sri Petaling edge: the northern strip next to Awan Besar LRT station, towards Sri Petaling.
• Jalan Puchong side: the western edge towards Alam Sutera, Kinrara and Taman OUG. Residensi Ayanna, Sunway Flora 2 and their neighbours sit here, closer to the Puchong side than to the stadium.

These parts are drawn from the map. Developers use "Bukit Jalil" in many project names, so check the address on the land title if the exact location matters to you.

Getting around: the Sri Petaling line and the highways

Rail in Bukit Jalil means the LRT Sri Petaling line, which runs north to the city centre and south-west to Puchong and Putra Heights. Four of its stations on the area's edge, Awan Besar, Muhibbah, Alam Sutera and Kinrara BK5, opened on 31 Oct 2015 as the first section of the line's extension.

The station named Bukit Jalil sits beside the sports complex on the east side. Most new projects are in the west and north of the area, so their nearest station is usually Awan Besar, Muhibbah or Alam Sutera.

Source: OpenStreetMap station positions and Wikipedia, Sri Petaling line extension (as of 3 Nov 2026)

Station names and positions come from public map data, so confirm the station and the walking route on the operator's app before you count on a walk to the LRT. Open a station to see the projects for sale within 1 km of it.

Stations: © OpenStreetMap contributors. Projects selling or upcoming within 1 km in a straight line, from PropLaunch listings (data as of 5 Nov 2026).

For drivers, the area is linked to the Bukit Jalil Highway, the LDP, KESAS, MEX and the New Pantai Expressway. The Malaysian Highway Authority lists the tolled ones by route number, E5 KESAS, E11 LDP and E20 MEX; E9 BESRAYA, the Sungai Besi Expressway, and E2, the southern route of the North-South Expressway, lead towards Sungai Besi and Seremban. Traffic bunches at the stadium junctions on event days, so drive your daily route at peak hour before you commit.

Bukit Jalil new launch projects still selling

Every project in these tables still has units for sale, newest launch first. Prices are list prices for the whole project, from the cheapest to the most expensive unit, and the price you are offered may differ. "Not shown" under units left means the listing has no count yet. Information, not an offer. Prices and availability are from PropLaunch listings, checked 3 Nov 2026; confirm with the developer before you book.

Most of these projects show an approved extension to the handover date, the day you get vacant possession (VP), the keys. Read the extended date on each project page and in the sale and purchase agreement (SPA), the contract you sign with the developer.

Central Bukit Jalil

Central Bukit Jalil has 4 projects for sale, with 642 of 2,449 units left. List prices here run from RM669k to RM1.45m.

Source: PropLaunch listings (data as of 5 Nov 2026)

OAKA Residences is on Jalan Jalil Perkasa 7, the same road as Columbia Asia Hospital. Park Green Pavilion Bukit Jalil shows one list price for every layout, so ask for the price of the specific unit you want. The two Exsim projects, The Vividz and Veladaz Residences, sit on the south-west side of central Bukit Jalil; Veladaz is close to selling out.

Awan Besar and Sri Petaling edge

The northern strip has 2 projects for sale, both serviced suites from the same developer group, with 533 of 2,562 units left. They are the closest projects in the area to an LRT station, a few hundred metres from Awan Besar in a straight line.

Source: PropLaunch listings (data as of 5 Nov 2026)

The Kingswoodz @ Bukit Jalil has the lower entry price of the two, but very few units are left. Residensi Mahkota Bukit Jalil, next door, launched in April 2026.

A serviced suite, like a serviced residence, is usually built on land approved for commercial use. That can affect utility tariffs, maintenance charges and eligibility for some loans and schemes, so ask what the title's land use is.

Jalan Puchong side

The western edge has 4 projects for sale, with 834 of 2,770 units left. These are larger homes on average: several projects here offer three to five bedrooms.

Source: PropLaunch listings (data as of 5 Nov 2026)

Residensi Ayanna (Phase 1) and Residensi Ayanna (Phase 2) are two phases of one development, and both are near the end of their sales. Sunway Flora 2 follows Sunway Flora Residences, an earlier phase that has sold out. Alam Sutera is the nearest station for this side.

Prices: launch ranges and recent completions

Across the 10 projects for sale, the median entry price is RM799k, the lowest is RM499k and the most expensive units list at up to RM1.45m. The table compares the three parts.

Source: PropLaunch listings (data as of 5 Nov 2026)

By property type, serviced suites are counted with serviced residences.

Source: PropLaunch listings (data as of 5 Nov 2026)

Recently completed and sold-out projects show what earlier launches in the area listed at. They are no longer sold as new launches, though some completed ones still have unsold units with the developer.

Source: PropLaunch listings (as of 3 Nov 2026)

Resale prices can differ from launch list prices. For resale or rental evidence on a specific building, ask a registered valuer or check the transaction data from NAPIC, the National Property Information Centre under JPPH.

Freehold vs leasehold in Bukit Jalil

Tenure differs project by project in Bukit Jalil, even between neighbours. Freehold land has no expiry date. Leasehold land is held from the state for a fixed term, and banks may offer a smaller loan or a shorter tenure when the remaining lease runs low.

Sunway Flora 2, Park Green Pavilion Bukit Jalil, OAKA Residences and both phases of Residensi Ayanna are listed as freehold. Residensi Mahkota Bukit Jalil and The Kingswoodz are listed as 99-year leasehold, and The Vividz as 97-year leasehold (PropLaunch listings, checked 3 Nov 2026). The other projects have no tenure listed yet.

To check, ask the developer for the land title details and read the tenure clause in the SPA. Your lawyer can run a title search with the Kuala Lumpur land and mines office. Our guide to freehold or leasehold covers the trade-offs.

Universities and hospitals

Two universities and a private hospital sit inside Bukit Jalil, which shapes who lives and rents here.

Source: IMU University, APU and Columbia Asia websites (as of 3 Nov 2026)

IMU and Columbia Asia are both on Jalan Jalil Perkasa, in central Bukit Jalil. APU is in Technology Park Malaysia on the south side, a short drive from most projects. For primary and secondary schools, check places and catchment with the school or the Ministry of Education before you choose a home for its school access.

Rental market notes: students, families and the Pavilion catchment

Bukit Jalil's renters come from a few groups: students and staff at IMU and APU, families who want space near the park and the mall, and people working along the Sri Petaling line. Small serviced suites near a station tend to suit students and single tenants. Three- and four-bedroom condominiums suit families.

Supply is large. The projects for sale add up to 7,781 units, with handovers spread over the next few years, and several towers handing over in the same year can mean more competition for tenants. Rent for a specific unit depends on the building's age, facilities, layout, floor and furnishing, so collect asking rents for comparable units in the same or a neighbouring building.

Set those rents against the full cost of owning: maintenance fees, sinking fund, quit rent, assessment, insurance and loan interest. Our rental yield calculator works out gross and net yield and monthly cash flow from the figures you enter.

Example: Say you are looking at a unit listed at RM800,000 and comparable units nearby ask RM3,200 a month. Annual rent: RM3,200 x 12 = RM38,400. Gross yield: RM38,400 / RM800,000 = 4.8%. Net yield will be lower once maintenance, quit rent, assessment, vacancy and loan costs come off. (Both figures are assumptions for the example.)

Who Bukit Jalil suits

Bukit Jalil tends to suit buyers who want a high-rise home in Kuala Lumpur with a large mall, a park and the LRT nearby.

• Rail commuters. Pick the project by its station: the Awan Besar edge is closest to a station, and the Jalan Puchong side is near Alam Sutera. Central Bukit Jalil is mostly over a kilometre from one.
• Buyers looking at RM500k to RM1.5m. Entry prices start from RM499k, the median entry price is RM799k and the top list price is RM1.45m.
• Families who want space. Most projects on the Jalan Puchong side offer three bedrooms or more, and several projects across the area go to four.
• Investors near the universities. Smaller serviced suites near IMU, APU and the LRT are aimed at students and single tenants; check how many units hand over in the same year.
• Landed buyers. No landed homes are for sale as new launches in Bukit Jalil, so look at neighbouring Puchong and Kinrara.

Your bank can tell you what it will lend, and a lawyer should read the SPA before you sign.

Frequently asked questions

How many new launches are there in Bukit Jalil now?

As of 5 Nov 2026, 10 projects are for sale in Bukit Jalil, with 2,009 units left in the 10 that show a count. All are high-rise, and 1 launched in 2026.

Which LRT station is nearest to the new condos in Bukit Jalil?

For most projects it is Awan Besar, Muhibbah or Alam Sutera, all on the Sri Petaling line. Bukit Jalil station is on the east edge by the sports complex, further from most new projects. Check the walk from your tower on the operator's app.

Is Bukit Jalil freehold or leasehold?

Both. Sunway Flora 2, Park Green Pavilion Bukit Jalil, OAKA Residences and Residensi Ayanna are listed as freehold, while Residensi Mahkota, The Kingswoodz and The Vividz are listed as leasehold. Confirm the tenure in the land title and the SPA before you book.

What is the cheapest new launch in Bukit Jalil?

The lowest list price among projects for sale is RM499k. The cheapest layouts are often the first to sell, so ask the developer which units are actually left.

Are there landed new launches in Bukit Jalil?

Not at the moment. Every project for sale is a condominium, serviced residence or serviced suite. Landed new launches are nearer Puchong and Kinrara.

Is Residensi Ayanna in Bukit Jalil or Puchong?

It is in Kuala Lumpur and listed under Bukit Jalil, but it sits on the western edge near Jalan Puchong, closer to Alam Sutera and Kinrara than to the stadium or Pavilion Bukit Jalil. Treat it as the Jalan Puchong side of Bukit Jalil.

What is the difference between a serviced suite, a serviced residence and a condominium?

All three are high-rise strata homes. Serviced suites and serviced residences are often built on land approved for commercial use, which can affect utility tariffs, maintenance charges and some loan or scheme eligibility. Ask the developer what the title's land use is and have your lawyer confirm it.

Does PropLaunch sell these units?

No. PropLaunch lists new launches and their records; it is not a real estate agency. Viewings and bookings are handled by the developer or a registered estate agency.

Before you book in Bukit Jalil

Narrow the projects for sale to the ones that fit your budget, layout and station, then ask each developer for the current list of units left, the land title details and the handover date after any extension. Walk or drive the route to the LRT and to work at peak hour, and check event-day traffic if you are near the stadium. Viewings and bookings are handled by the developer or a registered estate agency, not by PropLaunch.

See new launches in Bukit Jalil

This guide is general information, not financial, legal or tax advice. Rules and rates change; confirm the figures that apply to you with your bank, your lawyer or LHDN before you commit. PropLaunch is not a real estate agency.

Related guides

• Freehold or leasehold: what it means for you
• Rental yield: what a good return looks like in Malaysia
• Subang Jaya: new launches, LRT and BRT stations, and prices