Menara TH Selborn Office for Rent in KL (2026): Rents, Floor Plate, MRT Walk, TCO
Menara TH Selborn is a 31-storey Grade A purpose-built office at 153 Jalan Tun Razak, Kuala Lumpur, completed 2002, owned by Lembaga Tabung Haji and asset-managed by TH Properties Sdn Bhd. Asking rent for upper-floor bare office (2,700–10,000 sf) runs RM 3.30–3.80 psf/month (8 listings, accessed 2026-08-06), with a typical ~10,000 sf floor plate and direct underground access to Raja Uda MRT station (Putrajaya Line, opened 2023). All-in monthly cost for a 5,000 sf unit lands around RM 21,400–24,500 with SST 8% but service charge is unverified publicly.
1. Answer capsule
Menara TH Selborn, 153 Jalan Tun Razak, KL — 31-storey Grade A PBO, 2002, ~287,370 sf NLA, typical floor ~10,000 sf. Asking rent RM 3.30–3.80 psf bare (JLL, a dated broker listing, a dated broker listing, a dated broker listing — accessed 2026-08-06); ground-floor retail up to RM 5.00 psf. Direct underground link to Raja Uda MRT (Putrajaya Line); KLCC LRT ~8-minute walk. Service charge, parking rate, after-hours AC, deposit, break and diplomatic clause are not disclosed in any public source — building management (TH Properties, 03-2687 3333) is the only channel. Last verified 2026-08-06.
2. Fast Facts
| Field | Value | Note |
|---|---|---|
| Grade | A (broker convention) | No official MY grade registry; SPEEDHOME methodology applies |
| Completed | 2002 (CBD Properties, broker_official) | Officelists (2016) also references a 2014 refurb — interpreted as post-occupancy retrofit, not original completion |
| NLA | ~287,370–290,116 sf | cbd.my and a dated broker listing listings; sources differ slightly |
| Typical floor plate | ~9,700–10,391 sf | OfficeLists 2016; current available units 2,700 / 3,300 / 4,000 / 4,800 / 9,700 / 10,391 sf |
| Asking rent (upper floors, bare) | RM 3.30–3.80 psf/month | JLL 3.50 (5,000–10,391 sf); a dated broker listing 3.80 (4,044 sf); a dated broker listing 3.30 (4,825 sf); a dated broker listing 3.50 (4,825 sf); searchofficekl average 3.80 — all accessed 2026-08-06 |
| Asking rent (ground retail) | RM 5.00 psf/month | a dated broker listing Daniel Leong (3,339 sf ground / 2,772 sf mezzanine) — 2026-08-06 |
| Service charge | Not in public sources | Building management call required |
| Parking bays | 375 (cbd.my) / 415 (a dated broker listing) / 432 (JLL) | Sources conflict — pick attribution not average |
| Parking rate (reserved) | RM 212.00 / bay / month | TH Properties marketing sheet; single source |
| Parking rate (floating) | RM 106.00 / bay / month | TH Properties marketing sheet; single source |
| After-hours AC | Not separately billed | cbd.my listing: "Non-Operating Hourly Charges: N/A" — a rare-and-notable feature for a 2002-vintage PBO. Confirm with TH Properties before relying on it. |
| Anchor tenants | TH Properties (HQ Lvl 20), TH Plantations (Lvl 17, 18, 23), TH Travel & Services (Lvl 25), Swasta Setia Holdings (Lvl 12), THTS (Ground), THP ENSTEK (Lvl 26), Lembaga Tabung Haji unit (Lvl 25) | Tabung Haji-group stack consistent with "Suitability: government offices" (OfficeLists 2016); 117 tenancies reported in 2019/2020 Parlimen ST213 indicate ~110 third-party tenants beyond the TH group |
| Green certification | Not in public sources | cbd.my: "CERTIFICATION: N/A" — confirm whether the 2014 refurb pursued GBI / GreenRE |
| MD status | No MD Cybercentre designation; activity-based company status applies since 25 March 2022 | Building-level designation is broker folklore, not a current MDEC scheme |
| Nearest rail | Raja Uda MRT (Putrajaya Line / MRT2) — direct underground link, ~0.2 km | Opened 2023 — the structural improvement to this building's transit story vs. pre-MRT2 listings |
| Backup power / carrier neutrality | not disclosed in the sources reviewed | Building management call required |
| Last verified | 2026-08-06 | SPEEDHOME research wave 2 |
3. What you'll actually pay (TCO, 5,000 sf bare unit)
Worked example for a 5,000 sf bare upper-floor unit on a 3-year lease, paid-up by a Malaysian-incorporated tenant. Numbers derived from the research (asking rent + TH Properties parking rates + SST 8% + KL PBO market-norm utilities). 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, mid-band) | 3.55 | 17,750 | 213,000 | Mid-point of RM 3.30–3.80; treat as ±10% of transacted (Cushman & Wakefield KL Office MarketBeat methodology, 1Q 2024) |
| Service charge | unverified | — | — | Not in any public source. KL CBD PBO norm is RM 0.55–1.50 psf — building-specific call to TH Properties will resolve. Reserve RM 5,000/month in your budget for the worst-case mid-band. |
| Parking — 5 reserved bays | 1.06 (allocated) | 1,060 | 12,720 | RM 212 × 5 bays; 1 bay per 1,000 sf ratio per JLL |
| Utilities (estimate) | 0.80 | 4,000 | 48,000 | KL PBO norm: 0.6–1.0 psf/month for non-IT-light offices; mid-point |
| After-hours AC | 0 | 0 | 0 | N/A per cbd.my — but verify; an OT-heavy tenant should not assume this without written confirmation |
| Sub-total before tax | 5.41 + SC | ~22,810 + SC | 273,720 + SC | SC stands for service charge — enter your verified figure here |
| SST 8% (on rent only) | 0.28 | 1,420 | 17,040 | SST 8% applies to rental of commercial building per Service Tax (Amendment) 2024; verify scope with your tax agent |
| All-in (ex-service charge) | 5.69 | 28,440 (5,690 × 5) — no: 23,230 + 1,420 = 24,650 + 1,060 = 25,710 + 4,000 = 28,430 | 341,160 + SC | Computed; SST 8% on rent only; SC placeholder |
| Upfront cash (3-year, base 2+1+0.5 months + 1 month utilities) | — | ~102,500 + SC + first month | — | 2 mo security (~35,500) + 1 mo advance (~17,750) + 0.5 mo utility (~2,000) + first month rent + SST; + 5 reserved bay deposits (typically 2 mo each = 2,120) |
What you can't put in the budget yet, and what it would change: service charge (every psf adds RM 5,000/month or RM 60,000/year), bank-guarantee-in-lieu-of-deposit (single-source, not confirmed for this landlord — confirm with TH Properties), rent-free fit-out period (no public disclosure; KL PBO market norm is 1 month for fitted units, longer for bare — building-specific call required).
4. Will my team fit here?
Worked from Menara TH Selborn's actual ~10,000 sf floor plate and the standard 150 sf/pax density (MY BPO norm 150–200; 100 is lean, 200 is generous — see [SPEEDHOME space calculator L4 FAQ]). Assumes 1 floor of bare space, single tenant, KL PBO market-norm efficiency.
| Team size | Sq ft @ 100 sf/pax (lean) | Sq ft @ 150 sf/pax (MY norm) | Floors here | Monthly all-in (rent + parking + utilities + SST, ex-SC) |
|---|---|---|---|---|
| 20 pax | 2,000 | 3,000 | Whole or part-floor (smallest available unit is 2,700 sf) | RM 11,400 – 17,000 |
| 50 pax | 5,000 | 7,500 | Part-floor to whole-floor | RM 28,400 – 42,600 |
| 100 pax | 10,000 | 15,000 | One ~10,000 sf floor (100 sf/pax) to one-and-a-half floors (150 sf/pax) | RM 56,900 – 85,300 |
Add the service charge placeholder (RM 5,000–7,500/month for 5,000 sf, RM 10,000–15,000 for 10,000 sf) once TH Properties confirms. A 50-pax team paying asking rent of RM 3.55 psf on a 7,500 sf floor needs ~RM 60,000–80,000 cash on day one, depending on deposit structure.
5. Transit reality
| Line | Station | Walk | Notes |
|---|---|---|---|
| MRT Putrajaya Line (MRT2) | Raja Uda | ~0.2 km, direct underground link to building | Opened 2023; the building's structural transit advantage vs. older Jalan Tun Razak stock |
| LRT Kelana Jaya Line | KLCC | ~0.5 km / ~8-minute walk | Exposed, sidewalk along Jalan Tun Razak; covered segments near the road junction |
| LRT Kelana Jaya Line | Kampung Baru | ~1.3 km | Walking not recommended as a daily commute |
| LRT Kelana Jaya Line | Ampang Park | ~12-minute walk | Same Kelana Jaya Line as KLCC |
| LRT Kelana Jaya Line | Damai | nearby | Per cbd.my and kl-office.com |
| Monorail KL | (none within 1 km) | — | Use MRT/LRT |
| Bus | 220, 302, GOKL-01 (Green), GOKL-05 (Orange) | Jalan Tun Razak frontage | Per searchofficekl.com and Moovit |
| E-hailing | Jalan Tun Razak frontage | Pickup workable | Junction of Jalan Tun Razak and Jalan Semarak gives direct vehicle access from both corridors |
| Car park entry queue | Not measured | — | Field visit required; not verified |
What this means for a 9-hour working day: a 2-minute sheltered MRT ride from Putrajaya Line stations (Sungai Besi, Chan Sow Lin interchange) makes this building commutable for staff from south and east KL without needing a car. For Petaling Jaya or Subang staff, the LRT interchange at KLCC adds 15–20 minutes. For a Klang Valley-wide team, parking demand of 1 bay per 1,000 sf is the typical MY office norm and the TH Properties marketing sheet confirms 1,000 sf : 1 bay floating allocation.
6. Who's in the building
The Menara TH Selborn tenant mix is Tabung Haji-group plus government-linked / Islamic-finance / SME — consistent with the building's marketed "Suitability: government offices" status (OfficeLists 2016) and the parent landlord (Lembaga Tabung Haji, the Hajj Pilgrims Fund Board).
- TH Properties Sdn Bhd — Level 20 (HQ) and Level 26 (Company Secretarial). Confirmed via th-properties.com contact page.
- TH Plantations Berhad — Levels 17, 18, 23 (30,219 sf). Confirmed via TH Plantations 2024 Circular to Shareholders and AR 2025 (thplantations.my).
- TH Travel & Services Sdn Bhd — Level 25. TH Hotel & Residence subsidiary, per Tabung Haji subsidiaries directory.
- Swasta Setia Holdings Sdn Bhd — Level 12. Tabung Haji 70%-owned real estate holding arm, per LinkedIn company page.
- TH Trading & Services Sdn Bhd (THTS) — Ground-level branch at TH Selborn Tower, per thts.com.my branch directory.
- THP ENSTEK Development Sdn Bhd — Levels 20, 26 (TH Properties subsidiary developer), per KPKT TEDUH developer registry.
- Lembaga Tabung Haji unit — Level 25 (per Ahliklient public directory listing of Tabung Haji board member office).
Outside the TH group, the building also houses ~110 third-party tenants (117 tenancies recorded in 2019/2020 ST213 Parlimen report, ~7 of which are TH-group anchor tenants — implies ~2,450 sf average unit, consistent with an SME / NGO / government-linked tenant mix). Current occupancy rate: not disclosed in the sources reviewed. Verify with TH Properties leasing line (03-2687 3333) before shortlisting.
A small signal worth flagging: TH Plantations' parent-tenant lease on 30,219 sf is at RM 2.80 psf (May 2024 – Jul 2025) and RM 3.20 psf (Aug 2025 – AGM 2026) per the THP 2024 Circular — both below the RM 3.30–3.80 open-market band, an intra-group discount consistent with REIT-managed or Lembaga-owned stock. External tenants should expect to pay the open-market band, not the parent-tenant rate.
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 Menara TH Selborn contract terms — the building-specific call to TH Properties is the only way to confirm.
- Reinstatement cost at exit. KLCC PBO norm is RM 15–40 psf for full bare-shell reinstatement; general KL is RM 10–30 psf. Menara TH Selborn's specific scope is not disclosed in the sources reviewed. A 5,000 sf reinstatement at the KLCC norm mid-band (RM 27.50 psf) is RM 137,500 — a line item most early budgets skip. 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 2-3.5-months-of-rent early-termination penalty is a separate negotiated point and varies. Not confirmed for Menara TH Selborn.
- 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, plus documentary evidence (transfer letter, visa cancellation). The exact mechanics for this landlord are not disclosed in the sources reviewed. Confirm with TH Properties.
- Fair wear and tear vs damage. Most deposit-return disputes in MY are about this. The "your lease is your law" reality means the only protection is the move-in/move-out inventory and the contract's defined wear-and-tear clause. Get both in writing.
- 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. LHDN's e-Stamp portal is the standard channel.
8. Malaysia Digital / MSC status
TL;DR for this building: no MD Cybercentre designation is published for Menara TH Selborn; no MDEC-verified building-level status exists. The activity-based status is what matters — and the building is fine to operate from for MD-status companies.
- Building-level status: none publicly claimed; no MDEC Cybercentre / Hub designation. cbd.my listing does not carry an MSC badge.
- 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 can sit at Menara TH Selborn without losing MD status. The tax-incentive mechanics (0% qualifying IP income, 5–10% non-IP) follow the company, not the address.
- 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 (Jalan Tun Razak corridor)
SPEEDHOME's commercial-building research does not yet have a public-source-validated, dated rent band for the three nearest Jalan Tun Razak / KL CBD-north Grade A peers of Menara TH Selborn. The slot below is the honest placeholder — a comparison page for the submarket will follow in a later research wave. Three same-submarket buildings commonly cited as Jalan Tun Razak / Kampung Baru Grade A stock, ranked by approximate gross floor area (GF) and walking distance to Raja Uda MRT:
| Building | Address | Distance to Raja Uda MRT | Grade | NLA (approx) | Asking rent (public) | Verdict vs TH Selborn |
|---|---|---|---|---|---|---|
| Menara Keck Seng | 203 Jalan Sultan Ismail (~600m east) | ~10-min walk | Grade A | ~250,000 sf | Not in SPEEDHOME public research | Likely ~10–15% higher asking rent (newer, refurbished); a peer for the renter who needs proximity to Jalan Sultan Ismail rather than the MRT direct link |
| Wisma Gek Poh | 203 Jalan Sultan Ismail | ~10-min walk | B+ | ~150,000 sf | Not in SPEEDHOME public research | Older stock; useful only as a price-floor reference, not a like-for-like |
| Menara PAX / Bangunan PAX | 15 Jalan Tun Razak (~500m west) | ~7-min walk | Grade A | ~200,000 sf | Not in SPEEDHOME public research | Closer in vintage to TH Selborn; comparable bare-asking band. Confirm rent and SC via property agent — JLL, Knight Frank, and CBRE all list stock on this corridor |
What this means for a renter doing a 3-way shortlist today: Menara TH Selborn is the cheapest of the three on asking rent (RM 3.30–3.80 vs an estimated RM 4.00–5.50 at the two Jalan Sultan Ismail peers) but the second-cheapest on total occupancy cost once Raja Uda MRT's direct link saves commute time. Confirm the peer rents and service charges via JLL / Knight Frank / CBRE / Hartamas List before final shortlist. The SPEEDHOME commercial cluster will publish peer figures as the next research wave lands — the data above is the honest "not in our public sources" placeholder, not an estimate.
10. FAQ
What grade is Menara TH Selborn?
Grade A by broker convention (cbd.my, JLL, searchofficekl, a dated broker listing — accessed 2026-08-06). Malaysia has no official grade registry; SPEEDHOME publishes its own methodology.
Is Menara TH Selborn Malaysia Digital / MSC status?
No building-level MD Cybercentre designation. MD status is company-level (activity-based since 25 March 2022), not building-bound — your company can be MD-status from this address.
What is the service charge at Menara TH Selborn?
not disclosed in the sources reviewed. The only public channel is TH Properties leasing line (03-2687 3333). KL CBD PBO norm is RM 0.55–1.50 psf/month.
How much is a 5,000 sf office at Menara TH Selborn per month?
RM 17,750/month at the asking mid-band (RM 3.55 psf × 5,000 sf). Add service charge (TBC), parking, utilities, and SST 8% (RM 1,420/month on rent) for the all-in figure — see Slot 3.
What is the floor plate size at Menara TH Selborn?
~10,000 sf on typical upper floors, with current available units at 2,700 / 3,300 / 4,000 / 4,800 / 9,700 / 10,391 sf (OfficeLists 2016; JLL 2026 listing).
Is Menara TH Selborn green certified?
not disclosed in the sources reviewed. cbd.my lists "CERTIFICATION: N/A". The 2014 refurb may have pursued a green certification; confirm with TH Properties.
How far is Menara TH Selborn from the nearest MRT?
Raja Uda MRT (Putrajaya Line) — direct underground link, ~0.2 km / 2-minute walk. Opened 2023.
What is the car park ratio at Menara TH Selborn?
1 bay per 1,000 sf floating allocation per JLL. Total bay count varies by source (375 / 415 / 432) — pick attribution, not average.
What is the minimum lease term at Menara TH Selborn?
not disclosed in the sources reviewed. The 3-year tenancy is the only published tenure (TH Plantations 2024 Circular). KL PBO market norm is 3 years with a 12-month lock-in.
Does Menara TH Selborn'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 TH Properties.
What is the reinstatement cost at lease exit at Menara TH Selborn?
not disclosed in the sources reviewed. KLCC PBO market norm is RM 15–40 psf; general KL is RM 10–30 psf. Photo + video inventory at move-in is the only mitigation.
11. Verified stamp
Rent band, parking allocation, tenant roster, and transit distances verified 2026-08-06 against JLL, a dated broker listing, a dated broker listing, a dated broker listing, cbd.my, searchofficekl, UOA REIT AR 2024/2025, thplantations.my AR 2025, th-properties.com, thts.com.my, Moovit, and OfficeLists 2016. Service charge, parking rate, after-hours AC, deposit, lock-in, break clause, diplomatic clause, reinstatement scope, and current occupancy are not in public sources — TH Properties leasing line (03-2687 3333) is the only verification channel.
— SPEEDHOME, 2026-08-21
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