New condos in Petaling Jaya 2026: the 8 launches still selling, from RM388,000, and which are near the LRT
8 new launches are still selling in Petaling Jaya in October 2026 on the PropertySifu Malaysia listing: 7 high-rise and 1 landed. PJ is a built-out city, so new launches are few and mostly on the western edge. The cheapest is Pinnacle Ara Damansara at RM388,000 net for a 585 sq ft unit; 2 of the 8 are freehold and 3 are within about 800 m of an LRT station: The Atera (Asia Jaya LRT 450 m), Pinnacle Ara Damansara (Ara Damansara LRT 500 m), Amara Residence (Ara Damansara LRT 750 m).
PJ subsale deals registered since 2024 have a median of RM501 psf; the new launches start at a median of RM913 psf for their smallest units. KPKT's register shows 0 of the 8 behind schedule and 1 with 90% or more reported sold, so at least one entry in the table is effectively at the end of its run.
Every new launch still selling in Petaling Jaya in October 2026
All 8, 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.
| Project | Area | From (net) | Smallest unit sq ft | Entry psf | Tenure |
|---|---|---|---|---|---|
| Pinnacle Ara Damansara | Ara Damansara | RM388,000 | 585 | 663 | Leasehold |
| New Urban | Petaling Jaya | RM397,000 | 553 | 718 | Leasehold |
| Amara Residence | Ara Damansara | RM575,000 | 630 | 913 | Freehold |
| HighPark Suites | Kelana Jaya | RM590,000 | 452 | 1,305 | Freehold |
| The Atera | Petaling Jaya | RM633,800 | 775 | 818 | Leasehold |
| Sunway Serene 2 | Kelana Jaya | RM1,095,000 | 995 | 1,101 | Leasehold |
| Utamara Boutique Residences | Kayu Ara | RM1,162,125 | 1,033 | 1,125 | Leasehold |
| Vista Paramount Residence | Petaling Jaya | RM2,150,000 | 2,985 | 720 | Leasehold (landed) |
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.
| Project | Build status | Nearest station | KPKT progress | Sold per KPKT register |
|---|---|---|---|---|
| Pinnacle Ara Damansara | Under construction, keys 2027 | Ara Damansara LRT 500 m | on track | 1,225 / 1,225 (100%) |
| New Urban | Under construction, keys 2028 | - | on track | 356 / 922 (39%) |
| Amara Residence | Under construction, keys 2028 | Ara Damansara LRT 750 m | on track | 159 / 412 (39%) |
| HighPark Suites | Completed (2020) | - | completed | 370 / 1,024 (36%) |
| The Atera | Under construction, keys 2026 | Asia Jaya LRT 450 m | on track | 1,213 / 1,632 (74%) |
| Sunway Serene 2 | Under construction, keys 2029 | - | on track | 166 / 993 (17%) |
| Utamara Boutique Residences | Completed (2022) | - | completed | 71 / 82 (87%) |
| Vista Paramount Residence | Completed (2018) | - | completed | 2 / 18 (11%) |
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.
How do these prices compare with what buyers actually paid for subsale in Petaling Jaya?
Registered resale transactions from 2024 onward for 28 high-rise buildings within about 3.0 km of the Petaling Jaya centre (compiled by Affirm Plus Research) have a median of RM501 psf; the cheaper quarter of buildings sits around RM425 psf and the dearer quarter around RM731 psf. The median entry psf across the 7 new high-rise launches above is RM913 psf. 5 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.
| Building | Tenure | Deals since 2024 | Median psf | Median price | Median rent |
|---|---|---|---|---|---|
| Pantai Hillpark Apartment | Leasehold | 89 | 391 | RM475,000 | RM1,800 |
| The Park Residence | Leasehold | 44 | 585 | RM1,180,000 | - |
| Southview Residence | Freehold | 41 | 757 | RM620,000 | RM2,600 |
| Vista Angkasa Apartment | Leasehold | 40 | 396 | RM330,000 | - |
| Five Stone-Ss2 P,Jaya | Freehold | 32 | 827 | RM1,698,000 | - |
| Residensi Ryan & Miho | Leasehold | 31 | 889 | RM720,000 | RM3,000 |
| Pantai Panorama Kondo | Freehold | 30 | 443 | RM492,000 | RM1,900 |
| Pacific Star | Leasehold | 29 | 722 | RM450,000 | RM1,320 |
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.
Which PJ launch suits which buyer, and which ones to think twice about
You want the LRT at the door. The Atera (RM633,800 for 775 sq ft, 450 m from Asia Jaya LRT, 1,213 of 1,632 sold, keys 2026) is the only central-PJ launch on a station, and the one a Section 13 or Jaya One office worker should look at first. In Ara Damansara, Amara Residence (freehold, RM575,000, 750 m from Ara Damansara LRT, 159 of 412 sold) is the freehold option; Pinnacle Ara Damansara (RM388,000, 500 m from the same station) shows all 1,225 units reported sold in the register, so treat it as a question to ask, not a listing to chase.
You want the lowest price. New Urban (RM397,000 for 553 sq ft, 922 units, 356 sold, keys 2028) is the entry-price launch without a station; HighPark Suites in Kelana Jaya (freehold, completed 2020, RM590,000 for a 452 sq ft unit, 370 of 1,024 sold after five years) is the completed one with stock, which is the first thing to ask the developer about.
You want a family-size unit. Sunway Serene 2 in Kelana Jaya (RM1,095,000 for 995 sq ft, 166 of 993 sold, keys 2029) and Utamara Boutique Residences in Kayu Ara (completed 2022, 82 units, RM1,162,125 for 1,033 sq ft) are the larger layouts; Vista Paramount Residence is the one landed entry, 18 homes from RM2,150,000, completed, with 2 reported sold.
Think twice if the attraction is a PJ address at a Kelana Jaya price: a valuer will compare the western launches against Kelana Jaya and Ara Damansara buildings, not against Section 17 or Damansara Utama. The suburb by section, including which side of the Federal Highway you want, is in is Petaling Jaya worth buying, and resale prices by building in what PJ buyers actually paid.
What to check before you book any of these
Three things, in order, and we do all three for you free if you send us the project name.
- 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.
- 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.
- 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.
Prices, unit sizes, tenure and rail distances are as carried on our project pages in October 2026 and change as phases sell. Sold counts and progress status are what KPKT's TEDUH register recorded in early October 2026, not our view of any developer. Subsale medians are registered transactions compiled by Affirm Plus Research. We list every project we cover in the area, not a selection; this is general information, not financial advice.
Questions Petaling Jaya new-launch buyers ask
What is the cheapest new launch in Petaling Jaya right now?
On our listing, Pinnacle Ara Damansara starts at RM388,000 net for its smallest unit (585 sq ft, leasehold). That is the entry layout; larger units in the same project cost more. Prices move as phases sell, so send us the name and we confirm what is still available at that price.
Which new launches in Petaling Jaya are freehold?
2 of the 8 projects are freehold: Amara Residence (RM575,000), HighPark Suites (RM590,000). The other 6 are leasehold, which means the land is held on a long lease from the state; it matters most when you sell decades later. Freehold vs leasehold walks through the difference.
Which of these are within walking distance of a train station?
3 projects are within about 800 m of a station by straight line on our project pages: The Atera (Asia Jaya LRT 450 m), Pinnacle Ara Damansara (Ara Damansara LRT 500 m), Amara Residence (Ara Damansara LRT 750 m). Walk the route once at midday before you count it as walking distance; a straight line through a highway is not a footpath.
Should I buy a new launch or a subsale unit in Petaling Jaya?
Subsale in Petaling Jaya usually gives you more floor area per ringgit and you can see the real building; a new launch gives you a 24-month defect warranty, Schedule H protection under the Housing Development Act, and progressive payments while it is built. New launch vs subsale works through the arithmetic.
Why are there so few new condos in PJ compared with Puchong or Cheras?
Because PJ ran out of empty land decades ago. New launches here are redevelopments of old factory, club or commercial plots, which is why most sit on the western edge near Kelana Jaya and Ara Damansara and why several are on commercial titles as serviced apartments. Fewer launches also means PJ subsale holds its price better than the outer suburbs, which is the real reason to compare the two before you book.
WhatsApp us the project. We check its KPKT licence and current status, which unit types are still available at the from-price, and how its net price sits against the subsale buildings around it, and reply before you pay anything. (Free, no obligation.)