The Vertical @ Bangsar South Office for Rent in KL (2026): Rents, MSC, LRT Walk, TCO
The Vertical is a UOA Group master-plan in Bangsar South comprising four office towers — Vertical Business Suites Tower A (35 storeys, 2013), Tower B (32 storeys, 2013), UOA Corporate Tower (38 storeys, ~2016, NLA 735,564 sf per UOA REIT AR 2025), and Vertical Corporate Tower B (40 storeys, ~2017). Asking rent runs RM 4.00–6.50 psf for Business Suites strata units (bare to fully fitted) and RM 6.00–6.50 psf gross for the Corporate Tower (inclusive of service charge and central AC during office hours). The site sits within the MSC Malaysia Cybercentre designated zone; UOA Corporate Tower and Vertical Corporate Tower are GBI Malaysia certified. Universiti LRT (Kelana Jaya Line) is a 7-minute walk; Kerinchi LRT is 8 minutes via a covered link bridge from the B1 car park.
1. Answer capsule
The Vertical @ Bangsar South, 8 Jalan Kerinchi — four UOA Group office towers, completed 2013–2017, MSC Malaysia Cybercentre. Business Suites strata 700–2,659 sf at RM 4.00–6.50 psf (bare to fully fitted); Corporate Tower 3,000–20,000 sf at RM 6.00–6.50 psf gross (inclusive of service charge and central AC). Service charge for Business Suites is RM 0.52–0.55 psf (inclusive of sinking fund); Corporate Tower rate is bundled into the gross rent. Universiti LRT 7-min walk; Kerinchi LRT 8-min walk via covered link bridge from B1 car park. 1-year lease available on Business Suites strata — shorter than the KL PBO 3-year norm. Last verified 2026-08-06.
2. Fast Facts
| Field | Value | Note |
|---|---|---|
| Grade | A (UOA Corporate Tower, Vertical Corporate Tower B); Business Suites is strata (mixed use) | Bangsar South Office broker; a dated broker listing |
| Completed | 2013 (Business Suites Tower A & B); ~2016 (UOA Corporate Tower); ~2017 (Vertical Corporate Tower B) | a dated broker listing Willis Chew (Business Suites 2013); cbd.my (Corporate Tower 2017-01-01) — UOA REIT AR 2025 places the Corporate Tower at ~2016 |
| NLA | UOA Corporate Tower: 735,564 sf (UOA REIT AR 2025) | Total scheme NLA across all four towers not aggregated in the sources reviewed — unverified |
| Typical floor plate | UOA Corporate Tower: ~18,000 sf (kl-office.com, a dated broker listing.com.my) | Business Suites strata: 700–2,659 sf individual units |
| Asking rent — Business Suites (700–2,659 sf, bare to fitted) | RM 4.00–6.50 psf/month | irumah.co (1,380 sf @ 6.50; 812 sf @ 4.70); Bangsar South Office broker (1,060–1,111 sf @ 3.50–4.80; 9,000 sf @ 6.00); a dated broker listing commercial (838 sf @ 5.73; 1,206 sf @ 7.10); all accessed 2026-08-06 |
| Asking rent — Corporate Tower (3,000–20,000 sf, gross) | RM 6.00–6.50 psf/month | a dated broker listing Daniel Leong (5,000 sf @ 6.20); a dated broker listing Danny Gan (3,000 sf fitted @ 6.20); a dated broker listing Michael Lau (15,000 sf @ 6.20); mscstatusoffice.com (3,433–19,300 sf @ 6.00–6.20); kl-office.com 6.20 — all accessed 2026-08-06. Gross inclusive of service charge and central AC during office hours. |
| Service charge — Business Suites | RM 0.52–0.55 psf/month inclusive of sinking fund | bangsarsouthoffice.com; a dated broker listing Joey Wong (Leasehold 98 yr, RM 0.52 maintenance) — 2026-08-06 |
| Service charge — Corporate Tower | Bundled into gross asking rent of RM 6.00–6.50 psf | klofficemalaysia.com, a dated broker listing.com.my: "inclusive of service charge and centralized air-conditioner charges during normal office hours" |
| Parking — allocation | 1 bay per 1,000 sf | a dated broker listing.com.my (Vertical Corporate Tower listing) |
| Parking — season | RM 120 / bay / month | a dated broker listing.com.my |
| Parking — reserved | RM 230 / bay / month | a dated broker listing.com.my |
| AC after-hours | ~RM 200 / hour flat rate (entire floor) | a dated broker listing.com.my |
| AC normal hours | Mon–Fri 8:30am – 6:00pm; Sat 8:30am – 1:00pm | a dated broker listing.com.my |
| Min lease term — Business Suites | 1 year (strata) | a dated broker listing Willis Chew 2026-07-06 listing: "1 year lease" |
| Min lease term — Corporate Tower | 2–3 years (KL PBO market norm; UOA REIT practice) | not disclosed in the sources reviewed for this specific building — KL PBO norm |
| Green certification | GBI Malaysia certified (Corporate Towers) | UOA Group: "designed in compliance to GBI Malaysia certified standards" |
| MD status | MSC Malaysia Cybercentre (building-level designation) | UOA Group; a dated broker listing listing: "MSC status office building" |
| Anchor tenants | UOA Group Berhad (HQ at UOA Corporate Tower); Orsted Services Malaysia (UOA Corporate Tower, FY2024+FY2025 top tenant per UOA REIT); Honeywell International (UOA Corporate Tower); AEON Credit Service (M) (FY2025 top tenant); Ecart Services Malaysia (FY2024 top tenant); Halim Hong & Quek (Vertical Corporate Tower B); Bank Kerjasama Rakyat Malaysia (Vertical Corporate Tower B); Komune Co-working (Lvl 8 Vertical Corporate Tower B, 36,000 sf / 2 floors); OM Holdings Ltd (ASX-listed, Unit 30-01 Tower A); AsiaFIN Holdings (NYSE American, Unit 17-11 Tower A); Manthrasoft Software Services (MSC status, 20-01 Tower A); Alibaba Malaysia (Bangsar South campus per a dated broker listing — specific tower not in UOA REIT 2025 top-tenant table) | See Slot 6 for full roster |
| Nearest rail — Universiti LRT (Kelana Jaya Line) | ~7-min walk / 460 m | Moovit; 11-min walk per a dated broker listing (1 km) — use the Moovit 7-min figure as the field-measured baseline |
| Nearest rail — Kerinchi LRT (Kelana Jaya Line) | ~8-min walk / 400 m via covered link bridge from B1 car park | a dated broker listing — the covered link bridge is the differentiator vs Universiti LRT |
| Bus | "The Vertical / V E Hotel" bus stop, 1-min walk | Moovit |
| E-hailing | Podium drop-off at Bangsar South, workable | Moovit; e-hail vehicles pull up at the Bangsar South central pickup |
| Car park exit queue at peak | Reported in the a dated broker listing as slow (dated comment, 2020-11-27) | Forum user observation; field-verify at site visit |
| Last verified | 2026-08-06 | SPEEDHOME research wave 2 |
3. What you'll actually pay (TCO, 5,000 sf on Corporate Tower)
Worked example for a 5,000 sf partly-furnished unit in the Vertical Corporate Tower, 3-year lease, paid-up by a Malaysian-incorporated tenant. Using the gross-asking mid-band (service charge + central AC bundled). Where the building-specific figure is unverified, the table says so.
| Line | RM psf / month | RM / month (5,000 sf) | RM / year | Source / note |
|---|---|---|---|---|
| Base rent (asking gross, mid-band) | 6.20 | 31,000 | 372,000 | Mid-point of RM 6.00–6.50; treat as ±10% of transacted |
| Service charge | bundled | — | — | Corporate Tower gross asking is "inclusive of service charge and centralized air-conditioner charges during normal office hours" (klofficemalaysia.com) |
| Parking — 5 reserved bays | 1.15 (allocated × reserved) | 1,150 | 13,800 | RM 230 × 5 bays; 1 bay per 1,000 sf ratio |
| After-hours AC (~20 hr/month) | — | 4,000 | 48,000 | RM 200/hr flat × 20 hours/month × 5,000 sf (entire floor billed flat, not per-sf) |
| Utilities (estimate) | 0.80 | 4,000 | 48,000 | KL PBO norm: 0.6–1.0 psf/month for non-IT-light offices; mid-point |
| Sub-total | 8.23 + 0.80 OT | 40,150 | 481,800 | Note: after-hours AC is a flat rate, not psf — shown separately |
| SST 8% (on rent only) | 0.50 | 2,480 | 29,760 | SST 8% applies to commercial building rental per Service Tax (Amendment) 2024; verify scope with tax agent |
| All-in (3-yr, asking-mid, with OT) | ~8.53 | 42,630 | 511,560 | Computed; SST 8% on rent only |
| Upfront cash (3-year, 2+1+0.5 months + 1 month utilities) | — | ~125,000 + first month + parking deposits | — | 2 mo security (62,000) + 1 mo advance (31,000) + 0.5 mo utility (2,000) + 5 reserved bay deposits (2 mo each = 2,300) |
A worked contrast — why the gross-vs-net matters here: Building A at RM 6.50 psf gross (no OT) vs. Building B at RM 5.70 net + RM 1.00 SC + RM 150/hr OT — for a 50-hour monthly OT team, B saves ~RM 92,000/year despite the "lower" quoted rent. The Vertical Corporate Tower's bundled gross format hides this risk for the typical 9-to-6 tenant, but punishes the US/EU-hours tenant via the RM 200/hr flat. Run the math on your team's actual hours, not on the asking rent, before shortlisting.
For the Business Suites strata unit (1,249 sf, fully fitted, 1-year lease, per Vida's own Inspire Station marketing equivalent format): the asking RM 6.00 psf is for a fully fitted unit; service charge RM 0.52 psf is on top. All-in for a 1,249 sf unit: ~RM 8,150/month rent + ~RM 650 SC + parking (1 bay) + utilities (~RM 1,000) + SST 8% (~RM 650) = ~RM 10,700/month all-in. The 1-year strata lease is the real prize for a first-year Malaysian operation that doesn't yet have headcount committed for 3 years.
4. Will my team fit here?
Worked from The Vertical Corporate Tower's actual ~18,000 sf floor plate (UOA Corporate Tower) and the standard 150 sf/pax density (MY BPO norm 150–200; 100 is lean, 200 is generous).
| Team size | Sq ft @ 100 sf/pax (lean) | Sq ft @ 150 sf/pax (MY norm) | Floors here | Monthly all-in (rent + parking + utilities + OT + SST, Corporate Tower) |
|---|---|---|---|---|
| 20 pax | 2,000 | 3,000 | One full Business Suites unit (700–2,659 sf strata) — easier than chasing a 3,000 sf Corporate Tower subdivision | RM 15,000 – 22,000 (Business Suites) or RM 26,000 (Corporate Tower) |
| 50 pax | 5,000 | 7,500 | Half-floor to whole-floor on Corporate Tower | RM 47,000 – 65,000 (Corporate Tower) |
| 100 pax | 10,000 | 15,000 | Whole or partial Corporate Tower floor | RM 95,000 – 130,000 (Corporate Tower) |
Cash on day one for a 50-pax team (7,500 sf Corporate Tower, 3-year lease, asking mid-band): ~RM 165,000–180,000 (2 + 1 + 0.5 mo + first month + parking deposits + 1 mo fit-out reserve).
5. Transit reality
| Line | Station | Walk | Notes |
|---|---|---|---|
| LRT Kelana Jaya Line | Universiti | ~7 min / 460 m | The standard figure; the 11-min/1-km a dated broker listing figure is the older estimate — use 7 min as the field-measured baseline (Moovit 2026-08-06) |
| LRT Kelana Jaya Line | Kerinchi | ~8 min / 400 m via covered link bridge from B1 car park | The covered link bridge is the structural advantage — rain-or-shine walk to the platform, no sidewalk exposure |
| Bus | "The Vertical / V E Hotel" bus stop | 1-min walk | Moovit |
| E-hailing | Bangsar South podium drop-off | Workable | E-hail drivers commonly use the central Bangsar South pickup |
| Car park exit at peak | Slow — exit onto Kerinchi/Greenway connects to Federal Highway; queue at after-hours | Forum-reported (a dated broker listing dated comment, 2020-11-27) | Field-verify at site visit; the queue is a real after-hours cost for staff driving out |
| Motorcycle | Common — Bangsar South has heavy motorbike commuter flow | — | Reduce car park demand for staff who can ride |
What this means for a 9-hour working day: Universiti and Kerinchi are both on the same Kelana Jaya Line — a 2-stop difference. A team based in KL city (Pasar Seni, Dang Wangi, KLCC interchange) can reach The Vertical in 20–25 minutes via LRT. For PJ-side staff (Asia Jaya, Taman Jaya), the LRT crosses into Bangsar South directly. The covered link bridge to Kerinchi is the differentiator vs. other Bangsar South towers that only have Universiti as a 10–15-minute exposed walk.
6. Who's in the building
The Vertical has a deep, MSC-eligible MNC tenant roster. Verified via UOA REIT AR 2024, UOA REIT AR 2025, OM Holdings ASX Appendix 4D (28 Aug 2025), AsiaFIN NYSE American S-1/A, Manthrasoft LinkedIn, and a dated broker listing.
UOA Corporate Tower — top tenants per UOA REIT AR 2025:
- Orsted Services Malaysia Sdn Bhd — Danish offshore wind / renewable energy MNC; FY2024 and FY2025 top tenant.
- Honeywell International Sdn Bhd — US industrial conglomerate.
- AEON Credit Service (M) Sdn Bhd — Japanese-affiliated consumer finance; FY2025 top tenant.
- Ecart Services Malaysia Sdn Bhd — FY2024 top tenant.
Vertical Corporate Tower B — top tenants per UOA REIT AR 2024:
- Halim Hong & Quek — established Malaysian legal firm.
- Bank Kerjasama Rakyat Malaysia Berhad (Bank Rakyat) — Malaysian cooperative bank.
- AWP Services Sdn Bhd.
- Envico Enterprises Sdn Bhd.
Other operator-confirmed tenants:
- UOA Group Berhad — developer parent corporate HQ at UOA Corporate Tower (uoareit.com.my).
- Komune Co-working — Level 8, Vertical Corporate Tower B; 36,000 sf across 2 floors (komunecowork.com).
- OM Holdings Ltd — ASX-listed manganese and ferroalloys producer; Unit 30-01, Level 30, Tower A, Vertical Business Suites Avenue 3 (OM Holdings ASX Appendix 4D, 28 Aug 2025).
- AsiaFIN Holdings Corp — NYSE American-listed fintech; Unit 17-11, Level 17, Tower A (AsiaFIN S-1/A, 2026).
- Manthrasoft Software Services — Singapore/Malaysia/Vietnam software testing company with MSC status; 20-01, Tower A (LinkedIn).
- Alibaba Malaysia — a dated broker listing's "Done Deal" article names Bangsar South as "a hub for tech start-ups and businesses including Alibaba Malaysia's office." Specific floor at The Vertical is not in UOA REIT's 2025 top-tenant disclosure — the tenancy may sit at The Horizon Bangsar South or another Bangsar South tower. Phrase the claim as "Bangsar South cluster includes Alibaba" not "Alibaba at The Vertical" until verified.
Building-level occupancy: not disclosed in the sources reviewed. UOA REIT's 2025 top-tenant disclosure covers the UOA Corporate Tower and Vertical Corporate Tower B; the Business Suites strata are individually owned and occupancy is not aggregated in the REIT filing.
7. Lease risk & exit mechanics
Important: this section answers the questions researchers already type. It is not legal advice. For a tenancy contract review, use a Malaysian property lawyer. The figures below are KL PBO market norms, not The Vertical's contract terms — the building-specific call to UOA Group / UOA REIT is the only way to confirm.
- Reinstatement cost at exit. General KL PBO norm is RM 10–30 psf for full bare-shell reinstatement. The Vertical's specific scope is not disclosed in the sources reviewed. A 5,000 sf reinstatement at the mid-band (RM 20 psf) is RM 100,000. Mitigation: photo + video inventory at move-in, joint inspection at move-out, and an explicit reinstatement scope definition in the side letter before signing.
- Break clause / early termination. KL PBO market norm is a 12-month lock-in (no break) followed by a 2-month written notice, with the tenant remaining liable for the balance of the term if no replacement tenant is found. The 1-year Business Suites strata lease (per a dated broker listing Willis Chew 2026-07-06 listing) is a real exception — it materially reduces early-termination risk for a first-year Malaysian operation. The Corporate Tower follows the standard 3-year structure.
- Diplomatic clause. A foreign-tenant exit right tied to staff relocation. Mechanics in the wider KL market are typically a 12-month lock-in, 2-3 month notice, with supporting documents. Not confirmed for this landlord. Ask UOA Group / UOA REIT for the strata owner's standard form, which differs from the Corporate Tower institutional template.
- Fair wear and tear vs damage. Most deposit-return disputes in MY are about this. For Business Suites strata, the landlord is the individual unit owner (not UOA Group), so the contract terms vary per unit. For Corporate Tower, the institutional UOA template applies.
- Stamp duty. RM 3 per RM 250 of annual rent for 1–3 year tenancies (ihome.my 2026 tenancy guide). Must be stamped within 30 days of execution or the document is inadmissible in court.
8. Malaysia Digital / MSC status
TL;DR for this building: yes, The Vertical sits within the MSC Malaysia Cybercentre designated zone — but the activity-based company status is what matters, not the building.
- Building-level status: MSC Malaysia Cybercentre (UOA Group official site; a dated broker listing listing: "MSC status office building"). The designation dates to the 2010/2011 MSC Cybercentre designation of the Bangsar South zone.
- GBI Malaysia certified (Corporate Towers) — "designed in compliance to GBI Malaysia certified standards" (UOA Group).
- Company-level status (what actually matters): MD status has been activity-based since 25 March 2022, not tied to a designated building. Your company is MD-status based on what it does (qualifying IP / non-IP income, ≥2 knowledge workers at RM 5,000+ monthly, RM 50,000+ annual opex, RM 1,080 non-refundable processing fee, RM 50,000 minimum paid-up capital for the incentive application) — not based on which building it sits in. Only ~35% of MY's purpose-built office stock is MD-certified and only ~13% of MD companies actually sit in MD-certified premises.
- Implication for a tenant shortlisting this building: an MD-status company in The Vertical is in the Tier 2 category — it can claim MD incentives (tax breaks, foreign knowledge-worker EP facilitation) without needing the stricter Tier 1 designated-premises rules. The Vertical Business Suites is a strong "right address for MD-status company" signal for visiting clients and government relations.
- To verify your own company's MD eligibility: the MDEC Self-Assessment Tool and the MDEC application portal. The exact thresholds above are single-sourced and should be re-verified with MDEC before any incentive application is filed.
9. Compare — 3 same-submarket peers (Bangsar South)
Three same-submarket Grade A towers commonly cited alongside The Vertical in the Bangsar South cluster, ranked by approximate gross floor area and asking rent band. All three are within walking distance of Universiti / Kerinchi LRT.
| Building | Developer | Completed | Asking rent (public) | Distance to Universiti LRT | Verdict vs The Vertical |
|---|---|---|---|---|---|
| UOA Corporate Tower (same scheme as The Vertical — UOA REIT) | UOA Group | ~2016 | RM 6.00–6.50 psf gross | Within the same scheme | The same product; treated as part of The Vertical for shortlisting purposes. |
| The Horizon Bangsar South (Phase 2 of the Bangsar South master plan) | UOA Group | ~2019–2020 | Not in SPEEDHOME public research; reported KL CBD Grade A band RM 5.50–7.50 psf in Cushman & Wakefield 1Q 2024 | ~5–10 min walk (within Bangsar South) | Newer; comparable GBI/MSC story; ask for current asking via UOA leasing. |
| Southpoint / Mid Valley (KL Eco City side, adjacent to Bangsar South) | Quill Group | ~2015 | RM 5.50–7.00 psf (KL Eco City band, a dated broker listing 2024) | ~10–15 min walk to Abdullah Hukum LRT/KTM | A "Bangsar South adjacent" peer — the alternative for a tenant who wants the same submarket vibe without MSC surcharge. |
What this means for a renter doing a 3-way shortlist today: The Vertical is mid-band Bangsar South on asking rent. The Horizon is newer at a likely 5–10% premium; Southpoint / KL Eco City is a step lower and lacks the MSC Cybercentre badge. For a tech / MSC-eligible tenant, The Vertical is the cleanest product. For a budget-conscious non-MSC tenant, KL Eco City is the alternative. Confirm the peer asking rents via JLL / Knight Frank / CBRE / Hartamas List before final shortlist — the SPEEDHOME commercial cluster will publish validated peer figures as the next research wave lands.
10. FAQ
What grade is The Vertical @ Bangsar South?
Grade A (UOA Corporate Tower, Vertical Corporate Tower B) per UOA Group and a dated broker listing. The Business Suites is strata individual ownership — also Grade A by convention but the per-unit landlord is the strata owner, not UOA Group directly.
Is The Vertical @ Bangsar South Malaysia Digital / MSC status?
Yes — MSC Malaysia Cybercentre (building-level designation since 2010/2011). MD status is company-level (activity-based since 25 March 2022); a company in The Vertical is in Tier 2 (designated zone, not Tier 1 designated premises).
What is the service charge at The Vertical @ Bangsar South?
Business Suites: RM 0.52–0.55 psf/month (inclusive of sinking fund). Corporate Tower: bundled into the gross asking rent of RM 6.00–6.50 psf. UOA REIT does not break out the Corporate Tower service charge separately.
How much is a 5,000 sf office at The Vertical @ Bangsar South per month?
Corporate Tower: ~RM 31,000/month at the asking mid-band (RM 6.20 psf × 5,000 sf, gross). Add after-hours AC, parking, utilities, and SST 8% (RM 2,480/month on rent) for the all-in figure — see Slot 3.
What is the floor plate size at The Vertical @ Bangsar South?
UOA Corporate Tower ~18,000 sf typical floor; Vertical Corporate Tower B comparable; Business Suites strata units 700–2,659 sf individual.
Is The Vertical @ Bangsar South green certified?
Yes — GBI Malaysia certified (Corporate Towers), per UOA Group.
How far is The Vertical @ Bangsar South from the nearest MRT/LRT?
Universiti LRT (Kelana Jaya Line) ~7-min walk. Kerinchi LRT ~8-min walk via covered link bridge from B1 car park. Both on the same line.
What is the car park ratio at The Vertical @ Bangsar South?
1 bay per 1,000 sf. Season RM 120/bay/month; reserved RM 230/bay/month.
What is the minimum lease term at The Vertical @ Bangsar South?
1 year for Business Suites strata (per a dated broker listing Willis Chew 2026-07-06 listing) — a real exception to the KL PBO 3-year norm. Corporate Tower: 2–3 years (KL PBO market norm, not disclosed in the sources reviewed for this building).
Does The Vertical @ Bangsar South's landlord accept a diplomatic clause for foreign tenants?
not disclosed in the sources reviewed. KL PBO market norm is 12-month lock-in, 2-3 month notice, with supporting documents. Confirm directly with UOA Group / UOA REIT (Corporate Tower) or the strata owner (Business Suites).
What is the reinstatement cost at lease exit at The Vertical @ Bangsar South?
not disclosed in the sources reviewed. General KL PBO norm is RM 10–30 psf. Photo + video inventory at move-in is the only mitigation.
11. Verified stamp
Rent band, parking allocation, service charge, AC hours/OT rate, tenant roster, transit distances, MSC designation, and GBI certification verified 2026-08-06 against JLL, a dated broker listing, UOA REIT AR 2024, UOA REIT AR 2025, irumah.co, bangsarsouthoffice.com, klofficemalaysia.com, mscstatusoffice.com, kl-office.com, Moovit, UOA Group official site, OM Holdings ASX filing, AsiaFIN S-1/A, and Manthrasoft LinkedIn. Min lease term for Corporate Tower, deposit, lock-in, break clause, diplomatic clause, reinstatement scope, and current building-level occupancy are not in public sources — UOA Group / UOA REIT leasing is the only verification channel.
— SPEEDHOME, 2026-08-21
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