Quick answer
Menara BT (Menara British Telecom) is a 20-storey, 247,000 sq ft Premium Grade A MSC-status office tower at Tower 3, Avenue 7, Bangsar South, completed 2011, owned by Pelaburan Hartanah Berhad (PHB, government-linked). Asking rent runs RM 6.00 – RM 7.00 psf/month across 4 sources (median ~RM 6.50 psf). Submarket service charge is RM 0.40 – RM 0.50 psf (PHB-specific TBC). Parking is 1 bay per 1,000 sqft at RM 230/bay reserved or RM 120/bay floating; after-hours AC is RM 800/hr per floor (weekday). LRT Kerinchi (Kelana Jaya Line) is a 5–7 min walk via covered link bridge. MSC Status (Tier 1) under MSC Malaysia Cybercentre @ Bangsar South City. Last verified: 2026-08-06.
Fast facts
| Field | Value |
|---|---|
| Grade | Premium A |
| Completed | 2011 |
| NLA | 247,000 sq ft |
| Floor plate | ~10,000 sq ft (typical) |
| Efficiency (net:gross) | Not in public sources. PHB leasing call required. |
| Asking rent (gross/net flag) | RM 6.00 – RM 7.00 psf/month (asking; verify gross vs net per quote) |
| Asking vs effective rent spread | Not in public sources. PHB closed-deal tracking required. |
| Service charge (RM psf/mo) | Submarket range RM 0.40 – RM 0.50 psf (Bangsar South indicative); PHB Menara BT-specific: not confirmed in the sources reviewed. Call [email protected] / +603-7711-3044. |
| Car park (ratio, rate, visitor) | 1 bay per 1,000 sqft. RM 230/bay reserved; RM 120/bay floating. Visitor rates not separately published. |
| After-hours AC rate | RM 800/hr per floor (weekday OT, central AC system). Weekend OT: not in public sources. |
| MD / Malaysia Digital status | MSC Status (Tier 1) under MSC Malaysia Cybercentre @ Bangsar South City. |
| Green cert | GBI Certified (per a dated broker listing listing + CBD.my; direct GBI portfolio page not located) |
| Anchor / tenant roster | BT Global Services (M) Sdn Bhd (Level 8, BT Group UK subsidiary); Common Ground BS Sdn Bhd (2 floors, coworking); Aon Insurance Brokers (Malaysia) Sdn Bhd; Virtuos Malaysia Sdn Bhd (gaming / digital outsourcing); Grass Valley (broadcast tech, USA); Randstad (MNC staffing, NL); Baxter (MNC healthcare, USA). 95% occupancy (Edge Malaysia 2026); collection rate 98% |
| Nearest rail + walk time | LRT Kerinchi (Kelana Jaya Line) — 0.6 km, covered link bridge, 5–7 min walk. Secondary: LRT Universiti (Kelana Jaya Line) 1.3 km. |
| Backup power / carrier neutrality | Not in public sources. PHB leasing call required. |
| Last verified | 2026-08-06 |
REIT-level disclosure (AHB Replacement Prospectus, 2024-06-25): PHB master lease to the AHB Fund is RM 7,425,000 per annum for a 10-year Ijarah (Islamic lease) term from 17 October 2023, subject to "such extension and rental revision as may be agreed by the Trustee and the Sponsor". This is fund/SPV-level economics (i.e. what the building commands at portfolio level), not tenant-facing rent — the implied portfolio gross is ~RM 2.50 psf/month before PHB-onwards margin loading, vs RM 6.00–7.00 psf tenant-facing.
What you'll actually pay (TCO, 5,000 sq ft, 3-year stay, asking)
| Line item | RM / month | RM / psf / month | Source / basis |
|---|---|---|---|
| Base rent (RM 6.50 psf asking) | 32,500 | 6.50 | Median of 4 broker sources; JLL institutional at RM 7.00 psf |
| Service charge (RM 0.50 psf submarket upper bound) | 2,500 | 0.50 | Bangsar South submarket range RM 0.40–0.50; PHB-specific TBC |
| Car park (5 bays @ RM 230 reserved) | 1,150 | 0.23 | PHB-published rate |
| After-hours AC (none budgeted) | 0 | 0.00 | RM 800/hr/floor weekday OT — budget if your team runs late |
| Utilities estimate (RM 0.80 psf) | 4,000 | 0.80 | Office-grade electricity + water estimate |
| Subtotal (excl. SST) | 40,150 | 8.03 | |
| SST 8% (commercial rent only) | 2,600 | 0.52 | SST on rent, not on service charge |
| Total all-in (gross) | 42,750 | 8.55 |
Sensitivity: if PHB's actual SC sits at the submarket low (RM 0.40 psf), your 5,000 sf TCO drops by ~RM 500/month (~RM 6,000/year). The bigger swing for Menara BT is after-hours AC: a team needing 4 hours weekday OT across 2 floors (8 hrs × RM 800) spends RM 6,400/OT day — that's RM 134,400/month for 21 OT days. Use the published AC rate to model your team's real schedule.
Upfront cash (3+3+3 deposit, KL Grade A norm for institutional landlord):
- 3 months security + 3 months utility deposit + 3 months advance rent = 9 months gross rent equivalent (the higher 3+3+3 is the KL Grade A institutional norm; some landlords accept 3+2+1 — confirm with PHB)
- 5,000 sq ft × RM 6.50 psf × 9 months = RM 292,500 cash on day one (before fit-out, agency fee, and stamping). At the 3+2+1 norm, this drops to ~RM 195,000.
- Fit-out (corporate standard RM 90–150 psf): RM 450,000 – RM 750,000 one-off.
- Stamp duty on tenancy: per 2025 rules, RM 1 / RM 3 / RM 5 / RM 7 per RM 250 of annual rent, rising by term length — confirm with LHDN e-Duti Setem at execution.
- For MNC / high-covenant tenants, some institutional KL landlords accept a bank guarantee in place of a cash security deposit; PHB is institutional-grade. Request it in writing before paying deposit. [GEMINI-1] — confirm with PHB leasing.
Will my team fit here?
| Scenario | Sq ft needed (150 sq ft / pax) | Sq ft needed (100 sq ft / pax) | How it fits Menara BT | All-in monthly (RM 6.50 psf + RM 0.50 psf SC, no OT) |
|---|---|---|---|---|
| 20 pax | 3,000 sf | 2,000 sf | One half-floor strata (available from 7,638 sf) | RM 30,000 – RM 36,000/mo |
| 50 pax | 7,500 sf | 5,000 sf | One ~7,500 sf strata or one full ~10,000 sf floor (over-provisioned) | RM 55,000 – RM 75,000/mo |
| 100 pax | 15,000 sf | 10,000 sf | 1.5 to 2 full floors (~10,000 sf each); subject to contiguous availability | RM 110,000 – RM 150,000/mo |
Menara BT's ~10,000 sq ft floor plate handles 50-pax teams on a single floor; 100-pax teams need 1.5 to 2 floors, with the common edge case of stitching contiguous units — confirm availability with PHB leasing.
Transit reality
LRT Kerinchi (Kelana Jaya Line) — 0.6 km, covered link bridge, 5–7 min walk from the tower entrance. This is the realistic commute for staff and is the strongest transit asset of any building in this wave. Secondary access: LRT Universiti (Kelana Jaya Line) 1.3 km.
- E-hailing: feasible, with normal KL peak-hour pickup delays on Jalan Kerinchi; the Bangsar South free shuttle within the development (PHB / UOA ecosystem) also serves the tower.
- Buses: RapidKL Jalan Kerinchi corridor; feeder services from Petaling Jaya, Old Klang Road.
- Walkability for staff who don't drive: best-in-class for Bangsar South. The covered link bridge to LRT Kerinchi is a real weather-protected commute, which matters for monsoon-season staff retention.
Who's in the building
Menara BT is a 20-storey Premium Grade A tower at 95% occupancy (Edge Malaysia 2026), with collection rate 98%. The full tenant roster benefits from two primary sources: the AHB Replacement Prospectus (REIT-level, names major tenants) and the BT Group annual report (names the BT subsidiary on Level 8).
- BT Global Services (M) Sdn Bhd — Level 8, Tower 3, Avenue 7; 100% subsidiary of BT Group plc (UK). The original built-to-suit tenant and the building's name-sake.
- Common Ground BS Sdn Bhd — 2 floors of the tower. Malaysian coworking operator with multiple KL locations.
- Aon Insurance Brokers (Malaysia) Sdn Bhd — global insurance brokerage (NYSE: AON).
- Virtuos Malaysia Sdn Bhd — global gaming and digital content outsourcing (HK / Vietnam HQ).
- Grass Valley — broadcast technology (USA-headquartered, Belden-owned).
- Randstad — Dutch-headquartered MNC staffing / HR services (NYSE: RAND).
- Baxter — USA-headquartered MNC healthcare / medical products (NYSE: BAX).
Tenant mix takeaway: 4 confirmed MNC tenants (BT, Aon, Grass Valley, Baxter) + 1 gaming/digital outsourcing (Virtuos) + 1 staffing/HR MNC (Randstad) + 1 coworking operator (Common Ground, 2 floors). This is a Premium Grade A corporate roster with genuine multi-national depth, anchored by the BT Group UK subsidiary and a US-listed healthcare MNC.
Lease risk & exit mechanics
Reinstatement cost at exit: Not in public sources. Standard for fitted delivery at Menara BT is "return in similar condition, fair wear and tear excepted" (per AHB prospectus framework). KLCC / Bangsar South market reference: RM 15–40 psf to return to bare condition. Get a written reinstatement scope and condition benchmark in the Tenancy Agreement before paying deposit.
Break clause (typical KL Grade A norm): Not in public sources for Menara BT. Market reference: 100–150% of remaining term's rent as a penalty, or a negotiated 6-month soft-landing buyout after Year 3. PHB is institutional-grade — break clauses are more likely to be honoured on goodwill than at a Chinese shoplot agent, but the language still needs to be tested in your TA.
Diplomatic clause (foreign-tenant early exit): Not in public sources for Menara BT. General market practice reported: 12-month lock-in, 2-month written notice, documentary evidence of relocation / visa cancellation, tenant still liable for rent during the notice period, no offset against deposit. [GEMINI-1] — confirm with PHB leasing before signing. Foreign directors should also expect a director's personal guarantee request.
Fair wear and tear vs damage: the standard ambiguity. Insist on a photographic move-in / move-out inventory (with timestamp, building management acknowledgement) — this is your only protection when the deposit is contested. For unreturned-deposit disputes, the small-claims track (Writ of Summons, Form 198) is the cited recourse. [GEMINI-1] — confirm the current court / tribunal path at filing time.
Rent escalation & review: PHB 10-year master lease to the AHB Fund (commenced 17 Oct 2023) includes a "rental revision" mechanism; specific % not in the public prospectus. Tenant-facing escalation is not in public sources — confirm in your TA.
Malaysia Digital / MSC status
Menara BT holds MSC Status (Tier 1) under MSC Malaysia Cybercentre @ Bangsar South City. This is the building-level designation that lets MD-status companies operating from Menara BT access MD tax incentives (subject to the MDEC application and your company's MD status being active). Note the doctrine's caveat: MD status is company-activity-based since 25 March 2022 — being in Menara BT does NOT auto-grant MD status to your company; you must still apply to MDEC. But the building's MSC designation is a real benefit because (a) it materially reduces the friction in the MD application for tenants, and (b) it confirms the building passes MDEC's locational and infrastructure criteria. If MD tax incentives are a deal-driver for your tenancy, Menara BT is the strongest-positioned building in this wave.
Compare: 3 same-submarket (Bangsar South) peers
| Building | Grade | Asking rent (RM psf) | Walk to MRT/LRT | Source |
|---|---|---|---|---|
| Menara BT (this page) | Premium A, MSC | 6.00 – 7.00 | LRT Kerinchi 5–7 min, covered link bridge | — |
| KL Trillion (Jalan Tun Razak KLCC-fringe) | A, strata | 3.80 – 6.13 | Ampang Park MRT 4–5 min | (link: /blog/commercial/klcc/kl-trillion/) |
| Menara KLGCC (Senada, Bukit Kiara) | A, low-density strata | 5.26 – 6.00 | No walkable MRT (shuttle to MRT Semantan / Phileo Damansara) | (link: /blog/commercial/bukit-kiara/klgcc/) |
Three peers in the RM 4–7 psf band; Menara BT trades at a premium justified by MSC status, REIT-disclosed economics, the institutional PHB landlord, and 95% occupancy. KL Trillion is the value play; KLGCC is the newest build with shuttle-dependent transit; Menara BT is the institutional / MNC / MD-grade play.
FAQ
How much does it cost to rent an office at Menara BT?
RM 6.00 – RM 7.00 psf/month asking (median ~RM 6.50 psf); 5,000 sq ft comes to roughly RM 42,500 – RM 43,000/month all-in including service charge (RM 0.50 psf submarket estimate — confirm PHB-specific SC with leasing), parking, and SST 8%. Last verified 2026-08-06.
Is Menara BT Malaysia Digital / MSC status?
Yes — MSC Status (Tier 1) under MSC Malaysia Cybercentre @ Bangsar South City. This materially reduces the friction in your MD application but does not auto-grant MD status to your company — apply to MDEC for the company-level status.
What is the service charge at Menara BT?
Bangsar South submarket range RM 0.40 – RM 0.50 psf (per Bangsar South property portal and KL maintenance-fee references). PHB Menara BT-specific figure is not confirmed in the sources reviewed — call [email protected] / +603-7711-3044 to confirm before modelling the deal.
What is the floor plate size at Menara BT?
~10,000 sq ft typical floor. Single-floor-occupancy is realistic for 50-pax teams; 100-pax teams need 1.5 to 2 floors, subject to contiguous availability.
Is Menara BT green certified?
GBI Certified per a dated broker listing listing and CBD.my. Direct GBI portfolio page on greenbuildingindex.org not located in this research pass — confirm with PHB leasing if you need the certified-tier detail.
How far is Menara BT from the nearest MRT/LRT?
LRT Kerinchi (Kelana Jaya Line) — 0.6 km, covered link bridge, 5–7 min walk. Best-in-class transit for Bangsar South and a real weather-protected commute.
What is the car park ratio at Menara BT?
1 bay per 1,000 sqft. Reserved: RM 230/bay/month. Floating: RM 120/bay/month. Both published on CBD.my.
What is the minimum lease term at Menara BT?
Not in public sources. KL Grade A norm is 3 years; CBD.my lists available spaces from 7,638–9,629 sqft. Confirm with PHB leasing at [email protected] / +603-7711-3044.
Does Menara BT's landlord accept a diplomatic clause for foreign tenants?
Not in public sources. General market practice: 12-month lock-in, 2-month written notice, documentary evidence of relocation / visa cancellation, tenant still liable for rent during the notice period. [GEMINI-1] — confirm with PHB leasing.
What is the reinstatement cost at lease exit at Menara BT?
Not in public sources. Bangsar South / KLCC market reference: RM 15–40 psf to return to bare condition. Insist on a photographic move-in / move-out inventory and a written reinstatement scope in the TA.
What is the after-hours AC rate at Menara BT?
RM 800 per hour per floor (weekday OT, central AC system). A late-working team on 2 floors for 4 hours runs RM 6,400/OT day. Weekend OT rate: not in public sources — confirm with PHB leasing.
Verified stamp
Rent (RM 6.00 – RM 7.00 psf, 4 sources), parking rates (RM 230 reserved / RM 120 floating, 1 source), after-hours AC rate (RM 800/hr/floor, 1 source), MSC Tier 1 status, tenant roster (AHB Replacement Prospectus + BT Group AR + Edge Malaysia), GBI marketing claim, REIT master-lease value (RM 7,425,000 p.a., AHB prospectus), and LRT walk time (5–7 min, 0.6 km) verified 2026-08-06 by SPEEDHOME research. Service charge (PHB-specific), min lease term, deposit, break / diplomatic clauses, escalation, weekend AC OT, and reinstatement cost marked "not in public sources" require a PHB leasing call to [email protected] / +603-7711-3044 before signing.
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