Star Boulevard KLCC (Wisma Star) office for rent in KL: what you'll actually pay in 2026
Star Boulevard KLCC (also referred to as Wisma Star) is not a typical office building. It is a 6-storey, 5-block "Signature Retail F&B and Entertainment Hub" with ~130,000 sq ft NLA, completed 2018 by Symphony Life Berhad and United Malayan Land Berhad (UMLand) via their 50:50 JV company Alpine Return Sdn Bhd, at 1, Jalan Yap Kwan Seng, 50450 Kuala Lumpur. The "office" tenancy is limited primarily to the now-closed Colony co-working space and to serviced-office operators who sub-let F&B-grade units. Asking rent on 2025–2026 active listings runs RM 6.36–12.00 psf/month (median ~RM 7.79 psf, mean ~RM 8.40 psf across 8 verified listings, verified 2026-08-06); the KLCC LRT station on the Kelana Jaya Line is a ~10-minute walk or "just around the corner" per office-hub.com. The building is ~450 m from the Petronas Twin Towers.
Building-form caveat (CRITICAL — read first): This page is honest about what Star Boulevard is — a mixed-use retail / F&B / entertainment podium with a small serviced-office sub-tenancy, not a corporate Grade A office tower. The closest office-equivalent tenant (Colony @ Star Boulevard KLCC, ~19,000 sq ft premium co-working) closed on 27 February 2025. A prospective office tenant should read the page as a "what is actually available here" brief, not a "Grade A office for rent" listing.
Fast facts: Star Boulevard KLCC (Wisma Star)
| Field | Value | Source / Date |
|---|---|---|
| Building form | 6-storey, 5-block Signature Retail F&B and Entertainment Hub (NOT a corporate Grade A office tower) | office-hub.com / Symphony Life, 2026-08-06 |
| Completed | 2018 (Signature Retail of Star Development @ KLCC) | Symphony Life corporate milestones, 2026-08-06 |
| NLA | ~130,000 sq ft (retail / F&B / entertainment podium of Star Development @ KLCC) | Symphony Life AR, 2026-08-06 |
| Typical unit size | 3,853–5,500 sq ft (individual retail/commercial unit band; not a column-free single-floor office plate) | a dated broker listing, 2026-08-06 |
| Asking rent | RM 6.36–12.00 psf/mo (median ~RM 7.79; mean ~RM 8.40; high-end RM 15.00 psf for premium corner F&B unit with private lift lobby per Ziba Property) | a dated broker listing / a dated broker listing, 2025–2026 |
| Service charge | not disclosed in the sources reviewed for Star Boulevard specifically. Realistic estimate RM 1.50–2.50 psf based on KLCC retail comparables (Pavilion, Suria, Avenue K) — but JMB/MC confirmation required for an exact figure. | — |
| Parking | 2,149 bays across 4 basement + 5 podium levels (entire Star Development, not Star Boulevard alone). Tenant monthly: RM 250 non-reserved / RM 350 reserved (parking.com.my 2023-03). Visitor Mon–Fri 1st hr RM 4.00, 2nd hr RM 4.00, subsequent RM 3.10; flat rate 6pm–7am RM 8.00/entry; weekend flat RM 8.00/entry. | starresidences.com.my / parking.com.my, 2023-03-02 |
| AC overtime | Not applicable to Star Boulevard's typical retail/F&B units; AC is chiller-based per zone. For serviced-office sub-tenancies, OT rates are bundled into the serviced-office fee. | — |
| MD / MSC status | Not in public sources — no MSC Cybercentre designation found at time of research | — |
| Green certification | Not in public sources — no GBI / LEED / GreenRE / GreenMark record found | — |
| Anchor tenants (current and historical) | Alliance Privilege (private banking, Alliance Bank subsidiary, Block 3 GF — Now Closed per official directory); Colony @ Star Boulevard KLCC (premium co-working, ~19,000 sq ft, opened 23 Aug 2019, closed 27 Feb 2025); Firewood KLCC (restaurant, soft opening 21 Nov 2025) | allwork.space / colony.work / starboulevardklcc.com / Instagram, 2024–2026 |
| Nearest rail | KLCC LRT station (Kelana Jaya Line) — ~10-minute walk / "just around the corner" per office-hub.com; ~450 m from Petronas Twin Towers | office-hub.com / myou.com.my, 2026-08-06 |
| Backup power / carrier neutrality | Not in public sources for Star Boulevard's commercial / F&B units | — |
| Verified date | 2026-08-06 | This page |
What you'll actually pay: 5,000 sq ft TCO at Star Boulevard KLCC
A 5,000 sq ft unit at Star Boulevard KLCC at the central-tendency RM 7.79 psf costs approximately RM 38,950/month in base rent before service charge, parking, utilities and SST — but base rent is the wrong number to shop on, because the service charge is the largest single unverified line on this building. Here's the all-in TCO on 5,000 sq ft, with each line dated and sourced (or honestly marked as unverified):
| Line item | RM / month | RM psf/mo | Source / Date |
|---|---|---|---|
| Base rent (5,000 sf × RM 7.79 psf) | 38,950 | 7.79 | a dated broker listing / a dated broker listing, 2026-08-06 |
| Service charge | not disclosed in the sources reviewed — JMB/MC confirmation required; budget RM 1.50–2.50 psf as a placeholder based on KLCC retail comparables | — | Inferred from Pavilion / Suria / Avenue K; JMB required for exact |
| Car park (5 bays × RM 350/mo reserved) | 1,750 | 0.35 | parking.com.my, 2023-03-02 |
| AC OT | Not applicable to retail/F&B units (chiller-based per zone, bundled into service charge); for serviced-office sub-tenants, bundled into the serviced-office fee | — | — |
| Utilities (estimate) | 1,750 | 0.35 | Tenant-reported KLCC retail norm |
| Sub-total before tax (with placeholder SC at RM 2.00 psf) | ~52,450 | ~10.49 | — |
| SST 8% on rent + service charge portion (placeholder SC RM 2.00 psf) | ~4,320 | ~0.86 | LHDN SST Order 2025 — 8% expanded scope from 1 Jul 2025 |
| Total all-in (estimated, with placeholder SC) | ~56,770 | ~11.35 | — |
For 5,000 sq ft at Star Boulevard KLCC, expect a true first-month occupancy cost of approximately RM 50,000–57,000 at mid-band asking rent — about 30–46% above the headline RM 38,950 base rent once service charge (placeholder), parking, utilities and SST 8% are added. The single biggest unknown is the per-psf service charge; the gap between "RM 1.50 psf" (low-end KLCC retail norm) and "RM 2.50 psf" (high-end retail norm) is worth 5,000 × that delta per month, or RM 5,000/month. JMB/MC confirmation required to convert the headline rent into a true all-in cost.
A quick pricing framing: Star Boulevard sits at the upper end of the RM 6–10 psf KLCC band cited in industry commentary (Zohaib Sikander, LinkedIn 2025-01-04), reflecting its premium address at Jalan Yap Kwan Seng. For a Singapore firm looking for a "KLCC address" without paying KLCC Grade A rents, Star Boulevard is a viable mid-point — but only if the firm genuinely needs the street-level retail / F&B exposure, not a traditional back-office.
Will my team fit at Star Boulevard KLCC? Three headcount scenarios
Star Boulevard KLCC is not a column-free office tower; the available tenancies are individual retail / commercial units (3,853–5,500 sq ft band) or serviced-office sub-leases from a coworking operator. For a corporate office tenant, the realistic options are:
- 20 pax (lean 100 sf/person = 2,000 sf): a serviced-office sub-lease from one of the current operators; budget ~RM 1,500–2,500/pax/mo all-in for a premium co-working seat. With Colony's closure in Feb 2025, the only remaining premium co-working options in the immediate Yap Kwan Seng corridor are Regus Express @ Crowne Plaza KLCC (22 Menara 8, Jalan Yap Kwan Seng) and the surviving serviced-office floors.
- 50 pax (standard 150 sf/person = 7,500 sf): 2 × ~3,850 sq ft retail units on adjacent blocks, or one 5,500 sq ft unit + a smaller adjoining unit; rent RM 58,425–66,150/mo at the central-tendency RM 7.79 psf, all-in ~RM 75,000–90,000/mo with placeholder service charge. Achievable but requires two leases with the building management.
- 100 pax (standard 150 sf/person = 15,000 sf): 3 × 5,000 sq ft retail units across multiple blocks; rent ~RM 117,000/mo at mid-band, all-in ~RM 150,000–170,000/mo. The Colony co-working space (~19,000 sq ft, now closed) was the only single-floor, single-lease office-equivalent at this scale in the building. Its closure leaves no comparable 100-pax fit at Star Boulevard today; a 100-pax tenant should look at true Grade A office addresses in the KLCC submarket (GTower, Menara EY, Menara Maxis) rather than Star Boulevard.
Because the available tenancies are F&B-grade retail units, expansion is unit-by-unit (and the building's directory shows high tenant churn — see below), not floor-by-floor. A tenant expecting 100+ pax growth should consider whether Star Boulevard is the right address for the use case, or whether a true KLCC Grade A tower is the better fit.
Transit reality at Star Boulevard KLCC
Star Boulevard is on Jalan Yap Kwan Seng, in the KLCC city-fringe between the Petronas Twin Towers and Kampung Baru. The real transit options:
- KLCC LRT station (Kelana Jaya Line) — ~10-minute walk or "just around the corner" per office-hub.com. The Kelana Jaya Line runs from Gombak to Putra Heights, serving the KLCC corridor, KL Sentral, and the Petaling Jaya / Subang residential belt. Useful for staff living along the LRT corridor.
- Walk to Petronas Twin Towers / Suria KLCC — ~450 m per myou.com.my, a 5–6 minute walk for client meetings or retail amenities.
- E-hail pickup is straightforward at the Star Boulevard lay-by on Jalan Yap Kwan Seng; dedicated lay-by drop-off points are present at each block frontage.
Car park queue at the morning peak is not documented in public sources for Star Boulevard specifically; the integrated Star Development's 2,149 bays across 4 basement + 5 podium levels typically absorb demand without queuing for tenants with reserved bays. For F&B operators and visitors, public parking rate is RM 4.00/hr for the first 2 hours Mon–Fri, RM 3.10/hr subsequent, with a flat RM 8.00/entry rate after 6pm and on weekends. Note: a user comment on parking.com.my (2 March 2023) noted "Star Boulevard no longer uses these prices. I had to pay RM 30 for a full day's parking" — meaning public/visitor rates have been increased since the parking.com.my 2023-03 update, and the current public rate is higher.
Who's in the building: confirmed tenants at Star Boulevard KLCC
Star Boulevard is predominantly F&B and entertainment, with one historical co-working anchor (Colony, now closed) and one banking-office-equivalent (Alliance Privilege, also closed per the official directory). Of 15 listed tenants, 9 are F&B — a tenant mix that is functionally a retail mall, not an office building. Confirmed, sourced tenants (per the official starboulevardklcc.com directory, 2024–2025):
Office-equivalent (historical): - Colony @ Star Boulevard KLCC — ~19,000 sq ft premium co-working + serviced office (opened 23 Aug 2019, closed 27 Feb 2025). Colony's executive director Timothy Tiah described it as the operator's "largest premium co-working space in Malaysia," built with "almost RM 5 million" fit-out (Vulcan Post). This was the only serviced-office operator of significant scale to take space at Star Boulevard; its closure leaves a meaningful gap in the building's office-equivalent occupancy. - Alliance Privilege (private banking arm of Alliance Bank) — Block 3 Ground Floor. Now Closed per the official directory. Originally opened 24 Feb 2020 when Alliance Bank relocated the GTower Share Trading Centre here. - Regus Express @ Crowne Plaza KLCC — serviced office in the immediate Yap Kwan Seng corridor (not at Star Boulevard proper, but representative of the immediate vicinity).
F&B (current and former): - Firewood KLCC (SR-05-05) — soft opening 21 Nov 2025. Currently active. - 52 Pilates Yoga — Block 2 Level 2. Now Open per directory. - Tu Bao Zi Restaurant, Scrumptious Restaurant, Chinoz On The Park — confirmed as main F&B (a dated broker listing Jeremy Tang sale listing). - Sassolino by Sassorosso (Italian) — Block 5 GF. Now Closed per directory. - Chef Eyad Restaurant — Block 3A GF. Now Closed per directory. - Marina Seafood 蒸时代 — Block 5 Level 3. Now Closed per directory. - Hanam BBQ KLCC — Block 1 Level 2. Now Closed per directory. - JIS Kuala Lumpur — Block 1 Level 3. Now Closed per directory. - Healthland (fitness & health) — Block 1 Level 1. Now Closed per directory.
The "Now Closed" tags on 6+ tenants (Alliance Privilege, Chef Eyad, Hanam BBQ, JIS, Marina Seafood, Sassolino, Healthland) confirm high tenant churn in 2024–2025 — a real factor for any office tenant evaluating the building. A 2024 Jeremy Tang sale listing for the property optimistically estimated "Potential monthly rental of up to RM50,000 after renovation (estimated net rental yield of up to 8.8%, assuming renovation amounting RM200,000)" — but the closing of Colony and the F&B tenant churn suggest this is a best-case figure, not a market-tested yield.
Lease risk and exit mechanics at Star Boulevard KLCC
Public Star Boulevard listings disclose almost nothing on lease clauses. KL retail / F&B norms apply; the building-specific terms are not in public sources. Two confirmed norms, four unconfirmed:
- Reinstatement cost at exit: not disclosed in the sources reviewed. For KL F&B retail units, reinstatement is highly customized — kitchen exhaust, grease traps, chiller lines, raised flooring for F&B complexity typically run RM 50–150 psf. For non-F&B office-equivalent tenancies, reinstatement is light. Building management / JMB confirmation required for the Star Boulevard-specific scope and cost.
- Typical deposit: 2+1 (2 months security + 1 month utility + 1 month advance rent) is the Malaysian retail strata standard. Prime KLCC units may require 3+3+3 (3 months security + 3 months utility + 3 months advance) — common for F&B in high-traffic malls. Default 2+1 unless otherwise negotiated.
- Break clause: not disclosed in the sources reviewed. Default to Malaysian tenancy norms (2–3 months' notice + 2–3 months' rent penalty, per Dourr 2026). Building management / JMB confirmation required.
- Diplomatic clause: not disclosed in the sources reviewed for Star Boulevard. Diplomatic clauses are uncommon in retail / F&B leases and rare in serviced-office sub-leases. By negotiation only.
- Bank guarantee in lieu of cash deposit: not disclosed in the sources reviewed at Star Boulevard. Some KL retail landlords accept a bank guarantee in place of a cash security deposit, preserving working capital — but this is by negotiation, not a stated right, and building management call required.
- Rent escalation: not disclosed in the sources reviewed. KL retail norm is 5–10% per annum step-up, or turnover rent top-up for F&B operators in high-traffic malls. Building management / JMB confirmation required.
For unreturned-deposit disputes at lease exit, the civil-claim path in Malaysia is the Magistrate's Court (claims up to RM 100,000) or Sessions Court (RM 100,001–1,000,000); tenancy agreements with a term over 3 years must be stamped within 30 days of execution at LHDN's e-Duti Setem portal to be admissible as evidence. Photographic move-in/move-out inventory is the practical protection against "fair wear and tear vs damage" disputes.
For a prospective office tenant: if the lease is with the retail mall management (not a purpose-built office landlord), expect lease terms that are F&B-oriented — turnover rent top-ups, F&B-grade reinstatement scope, restricted signage, restricted operating hours. A traditional corporate office tenant may find these terms restrictive.
MD / MSC status box: Star Boulevard KLCC
No MD / MSC-status is publicly identified for Star Boulevard KLCC. No MSC Cybercentre designation was found in any public source at time of research (2026-08-06). A quick framing for a tenant: Malaysia Digital (MD) status is company-activity-based since 25 March 2022, not tied to a designated building — meaning the tax incentive (0% on qualifying IP income, 5–10% on non-qualifying) is yours by virtue of what your company does, not where it sits. Sitting in an MSC-designated building does not confer MD status on your company, and sitting outside one does not disqualify you. Roughly 35% of Malaysia's purpose-built office stock is MD-certified; only ~13% of MD companies actually sit in MD-certified premises (Kimi cross-verified research, 2026-07-30). For a tenant evaluating Star Boulevard: the absence of an MSC designation is not a tax-event blocker, but it is an ecosystem signal — the building is F&B / entertainment / banking-services weighted, not tech-tenant weighted.
Compare: KLCC submarket peer buildings
Star Boulevard sits in the Jalan Yap Kwan Seng corridor of KLCC, between the Petronas Twin Towers and Kampung Baru. Three peer buildings on price and grade, all within a 5–10 minute walk:
- Avenue K (adjacent retail mall, directly connected to KLCC LRT station) — retail mall, not an office tower, but the natural like-for-like for a tenant weighing a "retail podium office" play in the same micro-market. Asking rent ~RM 8–10 psf for retail space.
- GTower (Grade A, Jalan Tun Razak) — 32-storey Grade A office tower ~600 m from Star Boulevard; the previous home of Alliance Bank's share trading centre before it moved to Star Boulevard in Feb 2020. Asking rent ~RM 7–9 psf for Grade A office space. The natural KLCC Grade A peer for an office tenant stepping up from Star Boulevard.
- Menara EY (Grade A, Jalan Tun Razak / KLCC fringe) — 33-storey Grade A office tower ~700 m from Star Boulevard; Ernst & Young HQ anchor. Asking rent ~RM 8–10 psf for Grade A office space. The institutional Grade A alternative in the same micro-market.
Star Boulevard is the address-and-F+B-amenity pick of this peer set; GTower and Menara EY are the institutional Grade A office alternatives for tenants who need a true corporate office fit. Avenue K is the direct retail-podium competitor.
FAQ: Star Boulevard KLCC (Wisma Star)
Is Star Boulevard KLCC Malaysia Digital / MSC-status?
No MSC Cybercentre designation is publicly identified for Star Boulevard (2026-08-06). MD status since 25 March 2022 is company-activity-based, not building-based — the building label is ecosystem signal, not a tax event for the tenant.
What is the service charge at Star Boulevard KLCC?
not disclosed in the sources reviewed for Star Boulevard specifically. The related Star Residences residential towers under the same master show wide variance (RM 0.40–0.65 psf residential). For the retail boulevard component, service charge is typically higher than residential (chiller plant, central AC, higher common-area ratio, F&B-specific ventilation). Realistic estimate: RM 1.50–2.50 psf based on KLCC retail comparables, but JMB/MC confirmation required for the Star Boulevard-specific figure.
How much is a 5,000 sq ft office at Star Boulevard KLCC per month?
At the central-tendency asking rent of RM 7.79 psf, base rent is RM 38,950/month. All-in (placeholder service charge + 5 parking bays + utilities + SST 8%) lands at approximately RM 50,000–57,000/month — about 30–46% above the headline rent. The spread depends on the actual service charge figure, which is not in public sources.
What is the floor plate size at Star Boulevard KLCC?
Star Boulevard is not a column-free office tower; the available tenancies are individual retail / commercial units in the 3,853–5,500 sq ft band, or serviced-office sub-leases. There is no single-floor office plate in the conventional sense. The only single-lease office-equivalent of scale was Colony @ Star Boulevard KLCC (~19,000 sq ft, now closed 27 Feb 2025).
Is Star Boulevard KLCC green certified?
Not in public sources. No GBI / LEED / GreenRE / GreenMark record was found at time of research (2026-08-06). The building completed in 2018, after the wave of green-certified Malaysian offices began.
How far is Star Boulevard KLCC from the nearest MRT/LRT?
KLCC LRT station (Kelana Jaya Line) is ~10-minute walk or "just around the corner" per office-hub.com. The Petronas Twin Towers / Suria KLCC are ~450 m / 5–6 minutes' walk. There is no MRT access closer than the LRT; the nearest MRT interchange (Merdeka / Bukit Bintang) is 1–2 km away.
What is the car park ratio at Star Boulevard KLCC?
The integrated Star Development has 2,149 bays across 4 basement + 5 podium levels (covers Star Residences RT1/RT2 + Star Boulevard combined — not Star Boulevard alone). Tenant monthly: RM 250 non-reserved / RM 350 reserved (per parking.com.my 2023-03, may have increased since). Public/visitor: RM 4.00/hr first 2 hours Mon–Fri, RM 3.10/hr subsequent, flat RM 8.00/entry after 6pm and weekends. A 2023 user comment notes actual current full-day parking was RM 30.
What is the minimum lease term at Star Boulevard KLCC?
1 year minimum for serviced-office sub-leases; 3 years typical for prime retail/office units. For a corporate office tenant, expect 3 years with a 1-year lock-in (KL retail standard) as the default — but building management / JMB confirmation required for the Star Boulevard-specific term.
Verified stamp: Asking rent, parking, transit, and tenant roster verified 2026-08-06 by SPEEDHOME. Service charge, AC OT, break clause, diplomatic clause, reinstatement cost, rent escalation, MD/MSC status, and green certification are not in public sources for Star Boulevard KLCC — building management / JMB confirmation required (Alpine Return Sdn Bhd — Symphony Life / UMLand JV).
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