New condos in Bukit Jalil 2026: all 16 launches still selling in Bukit Jalil, Sri Petaling and OUG, from RM438,000

All 16, cheapest first. "From" is the net price of the smallest unit type on our project page in October 2026, after the developer package; it is not a typical unit. Price per square foot (psf) is that from-price divided by that smallest unit, so it is the entry psf, not the project average.

The second table is the part the brochure does not show: how far along the build is, the nearest station by straight line, and what KPKT's public TEDUH register records for each project. KPKT is the housing ministry; its register lists every licensed project with the number of units the developer has reported sold and whether the project is on schedule, behind, or on the Sick list.

Sold counts are what the developer reported to KPKT as at early October 2026, so a project showing close to 100% may only have returned or developer-held units left. Status wording is KPKT's classification, not our opinion of any developer.

Registered resale transactions from 2024 onward for 44 high-rise buildings within about 2.5 km of the Bukit Jalil centre (compiled by Affirm Plus Research) have a median of RM468 psf; the cheaper quarter of buildings sits around RM343 psf and the dearer quarter around RM615 psf. The median entry psf across the 16 new high-rise launches above is RM806 psf. 16 of them start above the dearer quarter of the subsale market and 0 start at or below the subsale median.

The two numbers are not the same thing. The subsale figure is what buyers paid for real, usually older, units; the new-launch figure is a developer's net price for the smallest layout in a building that may not exist yet. The gap is the price of newness, the defect warranty and the facilities, and it is also the number you must earn back if you resell in the first few years. The buildings below are the ones with the most registered deals since 2024, so they are the resale benchmark a valuer will look at.

If the new launch you like is priced well above the dearer quarter of subsale, ask what in the building justifies it: a station at the door, a freehold title in a leasehold suburb, or a genuinely better location. If nothing does, a two-year-old subsale unit nearby may be the better buy. The detailed price study is in new launch vs subsale.

You want a station you can walk to. JRK Convena (freehold, completed 2024, RM601,000, 260 m from Muhibbah LRT, 314 of 332 sold) is the closest; Aurum Residence in Sri Petaling (freehold, RM680,500 for 1,071 sq ft, 500 m from Taman Naga Emas MRT) shows 659 of 661 sold, so ask what is left before you go. Sunway Flora 2 (freehold, RM723,600, 550 m from Muhibbah LRT, 89 of 686 sold, listed behind schedule) and OAKA Residences at Technology Park (freehold, RM780,000, 900 m from Awan Besar LRT) are the other rail-side options.

You want the lowest price. The Kingswoodz (RM438,000 for 474 sq ft) shows 1,553 of 1,558 units sold in the register; The Vividz (RM467,400 for 484 sq ft, 664 of 1,138 sold, keys 2029) is the one entry-price launch with real stock. Both are leasehold and both are tower blocks of over a thousand units. REN Residences (RM580,000 for 920 sq ft, 1,063 of 1,260 sold) is the cheapest family-size layout.

You want to move in now. Aster Hill in Sri Petaling (freehold, completed, RM594,000, 864 of 1,150 sold), JRK Convena and The Maple Residences in OUG (freehold, completed 2025, RM750,000, 652 of 940 sold) can be inspected today. Ayanna Resort Residences (freehold, RM848,000 for 1,366 sq ft) and Park Green Pavilion (freehold, RM1,328,690 for 1,201 sq ft) are the larger layouts still under construction.

Think twice if you are buying to rent: Bukit Jalil has more units under construction than any suburb south of the city, and Aras Residences (1,272 units, 84 sold), The Queenswoodz (1,004 units, 447 sold) and Asa Residence (324 units, 13 sold) are early in long sales runs, which means years of competing new supply around you. Is Bukit Jalil worth buying covers the park, the stadium traffic and the Sri Petaling versus Bukit Jalil pricing line.

Three things, in order, and we do all three for you free if you send us the project name.

1. The KPKT licence and status. Every project above is in the register, but licences and sales permits expire and get renewed; a project marked behind schedule or on the Sick list needs a conversation about the revised date and your rights. Run the name through our free project check, or read what TEDUH records.
2. The net price, the loan and the cash. The from-price above is after the developer package. Ask which price the bank will value against, because the loan margin is calculated on the valuation, not the brochure. The price list explained and the cash you actually need cover this. Under Schedule H you pay 10% on signing and the rest by construction stage: the stages.
3. Density, lifts and the monthly fee. A block with over a thousand units shares its lifts, pool and car park ramps with a small town; how to read density and maintenance fees and sinking fund tell you what that costs you every month from the day you get the keys.

Our 12 red flags list is the longer checklist; the show unit visit checklist is for the day you go to the gallery.