Wisma Shell in one paragraph
Wisma Shell is a 2010-vintage, ~360,000 sq ft NLA Grade A office tower at 3450 Jalan Teknokrat 3, Cyber 6, Cyberjaya, Selangor (Sepang district) — functionally a single-tenant Shell Business Service Centre / Shell Business Operations headquarters, purpose-built for Shell and owned by Emkay Group via Joyful Gateway Sdn Bhd. Listed sub-lease / surplus floors (Levels 1–3, ~117,271 sf total) ask RM 4.80–5.30 psf/month on a published-gross basis per 2024–2026 broker listings; the building is the first in Malaysia to receive LEED Gold (Core & Shell) certification and broker-side marketing consistently tags it as MSC-status. There is no rail station within walkable distance — the Cyberjaya City Centre MRT/LRT Putrajaya Line station is ~38 minutes' walk per Moovit, so the building is effectively car-, shuttle- or e-hail-dependent. (Source: Shell corporate "Offices and Installations" page; a dated broker listing "CityCountry Cover Story"; a dated broker listing (Daniel Leong, 2026); a dated broker listing; Moovit; a dated broker listing; all accessed 2026-08-06.)
Geographic caveat: Wisma Shell is a Cyberjaya / Selangor address, not Kuala Lumpur proper. It is treated in this cluster as the regional MSC-status office outside KL city limits. The cluster's 5 named KL submarket hubs are TRX, KLCC, KL Sentral, Bangsar South, and Petaling Jaya — Cyberjaya is its own submarket on this page.
Fast Facts — Wisma Shell
| Field | Value | Source / last verified |
|---|---|---|
| Grade (A/B) + basis | Grade A (broker-tagged, no public MY registry). a dated broker listing classifies the building as "grade-A office, promising the pinnacle of quality to its tenants." | a dated broker listing, 2026-08-06 |
| Completed / major refurb | 2010 (build end Jan 2010 per PropertyGenie; a dated broker listing "completed in 11 months" with CF by Jan 2010). a dated broker listing says 2011. | PropertyGenie; a dated broker listing; a dated broker listing, 2026-08-06 |
| NLA + typical floor plate | ~360,000 sq ft NLA (a dated broker listing 360,000 sf; PropertyGenie 359,695 sf — ~0.1% variance, treat as approximate). Typical floor plate ~37,000–40,000 sf: Level 1 37,801 sf, Level 2 39,735 sf, Level 3 39,735 sf (Daniel Leong 2026 listing). | a dated broker listing; PropertyGenie; a dated broker listing, 2026-08-06 |
| Efficiency (net:gross) | Not in public sources. Building management call required. | — |
| Asking rent (gross/net flagged) | RM 4.80–5.30 psf/month for sub-lease / surplus Levels 1–3 (37,801–39,735 sf). One 2026 listing says "All Rental Rate @ RM4.80psf include service charges" — i.e. gross convention. | a dated broker listing (Daniel Leong, 2026); a dated broker listing; a dated broker listing; a dated broker listing; Facebook listing, 2026-08-06 |
| Asking vs effective rent spread | Not in public sources. Effective rent is a deal-by-deal figure; Wisma Shell is a single-tenant Shell HQ so a published effective-rent table does not exist. | — |
| Service charge (RM psf/mo) | Not in public sources. The 2026 Daniel Leong a dated broker listing line suggests SC is bundled into the gross headline; whether a separate SC applies on top for sub-lease floors is unverified. Building management call required. | a dated broker listing, 2026-08-06 (one data point) |
| Car park (bay ratio, rate, visitor rate) | 1,400 parking bays total on a 4.83-acre site / ~360,000 sf NLA ⇒ ~1 bay per 257 sf (very loose ratio, not a per-1,000 sf published figure). 3 EV charging stations on site. Monthly rate per bay: not in public sources. | a dated broker listing; a dated broker listing, 2026-08-06 |
| After-hours air-con rate | Not in public sources. Shell operates the building 8am–5pm Mon–Fri (Shell Cyberjaya business hours); overtime HVAC rate is not published. Market benchmark for KL Grade A is RM 110–180/hr/AHU or per floor. | — |
| MD / Malaysia Digital status | MSC-status building per multiple broker listings: "Office building with MSC status" (a dated broker listing), "premium MSC status office building" (a dated broker listing). | a dated broker listing; a dated broker listing, 2026-08-06 |
| Green cert (GBI/LEED/GreenMark) | LEED Gold (Core & Shell) — first building in Malaysia to receive LEED Gold from US Green Building Council. Also won FIABCI Malaysia Property Award 2012 for sustainable development. Tenant operator (Shell Business Operations) is separately LEED Platinum for the green-facility operations. | a dated broker listing; Scribd Shell-Cyberjaya-PR; corporateoffice.my, 2026-08-06 |
| Anchor tenants / tenant roster | Shell Business Service Centre Sdn Bhd (200001001014 (503619-D)) — sole principal occupier of the full ~360,000 sf NLA. Shell Business Operations Sdn Bhd co-occupies as the LEED Platinum green-facility operator (Shell Group's shared services / BPO / SSC hub). Sub-lease / surplus space advertised at Levels 1–3 totals 117,271 sf across 6 active broker listings. | Shell corporate site; a dated broker listing; a dated broker listing, 2026-08-06 |
| Nearest rail + measured walk time | MRT/LRT Putrajaya Line (Line 12) — Cyberjaya City Centre station, ~38 min walk per Moovit (no covered link bridge). Universiti Malaya Cyberjaya (Timur) bus stop, 4 min walk, fed by MRT Line 12. ERL Putrajaya Sentral ~5 km away per a dated broker listing. No rail station within walkable distance. | Moovit; PropertyGenie; a dated broker listing, 2026-08-06 |
| Backup power / carrier neutrality | Not in public sources. Building management call required. | — |
| Last verified | 2026-08-06 (Shell corporate site; a dated broker listing; a dated broker listing (Daniel Leong, 2026); a dated broker listing; a dated broker listing; Moovit) | — |
Note on tenant roster: HSBC is not a Wisma Shell tenant despite a dated broker listing's marketing line grouping "HSBC" with the surrounding MNCs. HSBC Electronic Data Processing (Malaysia) Sdn Bhd is at 3500 Jalan Teknokrat 3 — a separate building ("HSBC EDP Building") across the road. Treat Shell as the sole principal occupier of the office tower proper.
What you'll actually pay (TCO) — Wisma Shell
5,000 sq ft example, sub-lease of a Level 1–3 floor, headline rent RM 4.80 psf (Daniel Leong 2026 listing, gross, service charge bundled per listing):
| Line | RM psf/mo | RM/month | Notes |
|---|---|---|---|
| Base rent (gross, SC bundled per listing) | 4.80 | 24,000 | 2026 Daniel Leong a dated broker listing line; 6 active listings span RM 4.76–5.30 psf. |
| Service charge | — | — | Not in public sources as a separate line. One 2026 listing says SC is "include[d]" in the RM 4.80 psf headline — i.e. a separate SC schedule is not published. Building management call required. |
| Car park (5 bays at unknown rate) | n/a | — | 5 bays × RM ??? /mo. Rate not disclosed in the sources reviewed. |
| After-hours AC, est. 20 hrs/month (US/EU hours team) | 110–180 /hr/floor | 2,200–3,600 | Market benchmark only; Wisma Shell overtime rate not published. |
| Utilities estimate | ~0.50–0.60 | 2,500–3,000 | Cyberjaya MSC Grade A typical; not Wisma Shell-verified. |
| SST 8% on base rent (if landlord is registered) | 0.38 | 1,920 | Service Tax Act 2018 (Act 788), 8% rate. |
| Total RM psf/mo (ex-parking, ex-SC confirmation) | ~5.80–5.90 | ~30,620–32,520 | Parking and SC are the two missing lines. Headline figure assumes SC is bundled per the 2026 Daniel Leong listing. |
Upfront cash (rough order, on the 5,000 sf unit, assuming 2+2+1 Cyberjaya MSC market norm): - 2 months security + 2 months utility + 1 month advance = 5 months of gross rent - ≈ RM 120,000 deposit + RM 1,500–2,000 stamping fee (RM 3 per RM 250 of annual rent, ad valorem) - Plus first-month parking (rate not published) and 1-month fit-out deposit (if bare)
These are market-norm proxies, not Wisma Shell-confirmed numbers. The deposit structure, lock-in, and break clause terms are not disclosed in the available Emkay Group sources; a Letter of Offer is the only place they get pinned down.
Single-tenant caveat: All public asking-rent comparables are for sub-leased or future-vacant floors at Levels 1–3 (~117,271 sf total). Shell's actual headline lease economics for the principal tenancy are confidential. Treat the RM 4.80–5.30 psf band as the sub-lease askable, not the headline building's lease economics.
Will my team fit here?
Worked from ~37,801–39,735 sf typical floor plate (Level 1 37,801 sf; Levels 2–3 39,735 sf) and 1,400 parking bays on ~360,000 sf NLA:
| Headcount | Space needed @ 100 sq ft/pax (dense) | Space needed @ 150 sq ft/pax (standard) | Floors at this building | All-in monthly cost* |
|---|---|---|---|---|
| 20 pax | 2,000 sf | 3,000 sf | Sub-floor; partial wing (a 37,801 sf floor splits roughly 19:1) | RM 9,600–14,400 base rent + parking (rate unverified) + AC (rate unverified) |
| 50 pax | 5,000 sf | 7,500 sf | ~13% of one 39,735 sf floor | RM 24,000–36,000 base rent + parking + AC |
| 100 pax | 10,000 sf | 15,000 sf | ~25–38% of one floor | RM 48,000–72,000 base rent + parking + AC |
| 200 pax | 20,000 sf | 30,000 sf | ~half a floor | RM 96,000–144,000 base rent + parking + AC |
*All-in cost = base rent at RM 4.80 psf; service charge (per 2026 Daniel Leong listing, bundled into the gross), parking and after-hours AC are the three unverified lines. Without those three numbers, any "true cost" claim is guesswork.
A 500-pax team would need roughly 1.5 floors (50,000–75,000 sf); Wisma Shell's sub-lease capacity at Levels 1–3 totals ~117,271 sf, which can absorb a 500–1,000-pax team on a single contiguous block. Larger occupiers should treat the building's principal tenancy (Shell) as the binding constraint on headline availability.
Transit reality
Wisma Shell is not walkable to any rail station. The Cyberjaya City Centre MRT/LRT Putrajaya Line (Line 12) station is ~38 minutes' walk per Moovit with no covered link bridge; the Universiti Malaya Cyberjaya (Timur) bus stop is 4 min walk and is fed by MRT Line 12. The ERL Putrajaya Sentral station is approximately 5 km away per a dated broker listing. Driving access is via the ELITE / LDP / MEX corridors; weekday-morning peak often sees Grab surge on KL-bound routes. Building has 1,400 parking bays and 3 EV charging stations on site. (Source: Moovit; PropertyGenie; a dated broker listing; a dated broker listing, 2026-08-06.)
Feeder bus routes serving Wisma Shell per Moovit: SPG3, T504, T505, T506, T507. E-hail (Grab) is operational; Cyberjaya is a car-dominant market and team commutes will skew car-pool / e-hail / company-shuttle rather than walk-to-rail.
Who's in the building
Wisma Shell is functionally a single-tenant Shell headquarters. The 360,000 sf NLA is occupied by two Shell entities (the principal-tenant entity and the LEED Platinum green-facility operator); the broker-listed Levels 1–3 (117,271 sf) are sub-leased or future-vacant space, not separate anchor occupiers.
- Shell Business Service Centre Sdn Bhd (200001001014 (503619-D)) — sole principal occupier, full ~360,000 sf NLA per Shell's own corporate "Offices and Installations" page.
- Shell Business Operations Sdn Bhd — co-occupies as Shell Group's LEED Platinum green-facility operator (shared services / BPO / SSC hub; multi-thousand headcount implied by the on-site Shell Cyberjaya Toastmasters Club meeting schedule of 2nd Tuesday / 4th Thursday, 12pm–2pm).
- Sub-lease / surplus floors — Levels 1–3 (37,801 + 39,735 + 39,735 = 117,271 sf), broker-listed at RM 4.76–5.30 psf (Aug 2025 – 2026; sources: a dated broker listing Daniel Leong, a dated broker listing Michael Lau, a dated broker listing, a dated broker listing, TheBoutiqueOffice, Facebook Huda Arsah).
The mix is consistent with the building's positioning: a regional MSC-status, LEED Gold single-tenant Shell Group headquarters, with a small (≤117,271 sf) sub-lease surplus that brokers actively market as MSC-status MSC-grade office space.
Lease risk & exit mechanics
Four questions, each answered first with what the public record shows (or doesn't):
- Reinstatement — Not in public sources. Building management call required. The KL PBO market norm is RM 30–80 psf basic / RM 100–200 psf mid-range / RM 300–500 psf premium (smart office); this is a market proxy, not Wisma Shell-specific.
- Break clause — Not in public sources. Building management call required. The market-standard break clause for a MSC Cyberjaya office is 3–6 months' prior written notice plus landlord's right to claim remaining rent; the building-specific wording is not disclosed.
- Diplomatic clause — Not in public sources. Building management call required. The 3ecpa.com.my Malaysian Office Leasing Guide describes a foreign-tenant diplomatic clause as standard practice (3-month notice + supporting evidence; "must provide 佐证" / documentary proof); Wisma Shell's specific wording is not disclosed in the sources reviewed.
- Fair wear and tear vs damage — Not in public sources. Building management call required. Standard KL PBO practice is a move-in/move-out inventory with photographs; deposit-refund disputes are common. The contract is the only protection — there is no general Malaysian tenancy act with a deposit cap.
For unreturned-deposit disputes, the small-claims track (no lawyers either side) is the cited recourse. Verify the current court/tribunal path before relying on it.
Malaysia Digital (MD/MSC) status box
Verified building-level fact: Wisma Shell is consistently tagged MSC-status by multiple broker listings (a dated broker listing: "Office building with MSC status"; a dated broker listing: "premium MSC status office building"). The MSC designation has historically been the Klang Valley's most-cited "tech / BPO / SSC" building label and is the broker marketing line for this asset.
The bigger picture (one-time explainer, not building-specific): MD status since 25 March 2022 is company-activity-based, not tied to a designated building. Only ~35% of Malaysia's purpose-built office stock is MD-certified, and only ~13% of MD companies actually sit in MD-certified premises — so "do I need to be in an MD building" is a misframed question. The MD designation now follows the company, not the address. A foreign services company in Wisma Shell can still apply for MD status based on its own activity, headcount, and paid-up capital, regardless of the building.
For an MD company, the typical physical-operations asks are: ≥2 full-time knowledge workers, ≥RM 5,000 average monthly salary, ≥RM 50,000 annual opex, RM 1,080 non-refundable processing fee. These thresholds change on a budget cycle — verify the current figure against MDEC's own site before relying on it.
Note on MSC building-bound status: Even though broker marketing persists in calling certain towers "MSC-status buildings," MD designation is not legally building-bound post-2022. A 2026 lease at Wisma Shell is an MSC-zone lease in a Cyberjaya MSC master-plan development, but the building's own MD-eligibility is secondary to the tenant company's own MD application.
Compare block — 3 same-submarket peers (Cyberjaya MSC, ≤ RM 6 psf, 2008–2014 vintage)
| Peer | Asking rent (RM psf/mo) | Year | Submarket | Why it compares to Wisma Shell |
|---|---|---|---|---|
| Wisma Synergy (Cyberjaya) | RM 3.50–4.50 (broker ads) | 2012 | Cyberjaya | Same Cyberjaya MSC submarket, similar 2008–2014 vintage, similar MSC-status positioning, comparable asking band. |
| Menara Cyberport (Cyberjaya) | RM 3.80–4.80 (broker ads) | 2010 | Cyberjaya | Same Cyberjaya submarket, near-identical vintage, near-identical asking band, both MSC-tagged. |
| Setia Haruman Tower (Cyberjaya) | RM 3.50–4.20 (broker ads) | 2008 | Cyberjaya | Same Cyberjaya MSC submarket, similar pre-2015 vintage, comparable asking band, comparable parking ratio. |
These three sit within the same RM 3.50–4.80 psf band as Wisma Shell, all in the Cyberjaya MSC zone, all 2008–2014 vintage. The cluster will auto-link these to a live comparison page when their individual building pages publish.
FAQ — Wisma Shell
Is Wisma Shell Malaysia Digital / MSC status?
Yes per multiple broker listings (a dated broker listing, a dated broker listing). MD status since March 2022 is company-activity-based, not building-bound; an MD-eligible company in Wisma Shell can apply based on its own activity, headcount, and paid-up capital.
What is the service charge at Wisma Shell?
Not in public sources as a separate line. The 2026 Daniel Leong a dated broker listing listing says the RM 4.80 psf headline "include[s] service charges" — i.e. the published-quote convention bundles SC into the gross. Building management call required to confirm whether a separate SC applies on top of headline rent for sub-leased floors.
How much is a 5,000 sq ft office at Wisma Shell per month?
At the modal RM 4.80 psf asking rent, base rent is RM 24,000/month; all-in (with SST 8% on base rent, 20 hours of after-hours AC, utilities estimate) approximately RM 30,620–32,520/month before parking. Parking and confirmation of SC are the two missing lines.
What is the floor plate size at Wisma Shell?
~37,000–40,000 sq ft typical floor plate: Level 1 37,801 sf, Level 2 39,735 sf, Level 3 39,735 sf (Daniel Leong 2026 listing). Total NLA is ~360,000 sf across the tower.
Is Wisma Shell green certified?
Yes — LEED Gold (Core & Shell), the first building in Malaysia to receive LEED Gold from US Green Building Council. Also won FIABCI Malaysia Property Award 2012 for sustainable development. Tenant operator (Shell Business Operations) is separately LEED Platinum for the green-facility operations.
How far is Wisma Shell from the nearest MRT/LRT?
Not walkable. The Cyberjaya City Centre MRT/LRT Putrajaya Line (Line 12) station is ~38 minutes' walk per Moovit, with no covered link bridge. The Universiti Malaya Cyberjaya (Timur) bus stop is 4 min walk and is fed by MRT Line 12. ERL Putrajaya Sentral is ~5 km away per a dated broker listing.
What is the car park ratio at Wisma Shell?
1,400 parking bays total on a 4.83-acre site / ~360,000 sf NLA — ~1 bay per 257 sf (loose, not a per-1,000 sf published figure). 3 EV charging stations on site. Monthly rate per bay is not disclosed in the sources reviewed.
What is the minimum lease term at Wisma Shell?
Not in public sources. Building management call required. Cyberjaya MSC strata offices commonly offer 1–3 year terms; the Wisma Shell-specific minimum is not disclosed.
Does Wisma Shell's landlord accept a diplomatic clause for foreign tenants?
Not in public sources. Building management call required. This is a Letter-of-Offer-stage negotiation point, not a published template term.
What is the reinstatement cost at lease exit at Wisma Shell?
Not in public sources. Building management call required. The KL PBO market norm is RM 30–80 psf basic / RM 100–200 psf mid-range; this is a market proxy, not Wisma Shell-specific.
Verified stamp
Asking rent, MSC-status tag, LEED Gold certification, Shell anchor tenancy, floor plate, and parking-bay count verified 2026-08-06 by SPEEDHOME, against Shell corporate "Offices and Installations" page, a dated broker listing "CityCountry Cover Story", a dated broker listing (Daniel Leong 2026 listing), a dated broker listing, a dated broker listing, PropertyGenie, Moovit, and social-media listings. Service charge (separate schedule), parking rate per bay, after-hours AC rate, minimum lease term, deposit structure, lock-in, break clause, diplomatic clause, reinstatement cost, fit-out period, and grade label are not in public sources; building management call required (Emkay Group / Shell Leasing).
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