Wisma HB in one paragraph
Wisma HB is a 13-storey office block within the 4-block Megan Avenue II freehold complex (also called Megan Phileo Avenue; main block 25 storeys) at No. 12, Jalan Yap Kwan Seng, 50450 Kuala Lumpur, KLCC / Golden Triangle, with 1,940–30,000 sf available unit sizes, asking rent RM 2.70–3.80 psf/month as of 2Q 2026 (median ~RM 3.20–3.50 psf), 1,682 parking bays across the broader Megan Avenue 2 complex (Wisma HB Block A's specific bay count is not broken out in the sources reviewed), 5 minutes' walk to LRT KLCC (Kelana Jaya Line) at the Suria KLCC entrance, and managed by KJ Property Management (a 4,500-unit / 8.5 million sf portfolio). (Source: a dated broker listing Block A, a dated broker listing Liiezz Lim, a dated broker listing, a dated broker listing, parkingsinmalaysia, 2026-08-06.)
Fast Facts — Wisma HB
| Field | Value | Source / last verified |
|---|---|---|
| Grade (A/B) + basis | Grade B (unofficially tagged); 13-storey freehold strata block within 4-block 1990s Megan Avenue II complex; no GBI/LEED certification | a dated broker listing, corporateoffice.my, 2026-08-06 |
| Completed / major refurb | not disclosed in the sources reviewed (a dated broker listing, Propertygenie, irumah.co all "-NA-"); Megan Avenue II is a 1990s complex; Wisma HB-specific year not in any public source | a dated broker listing, Propertygenie, 2026-08-06 |
| NLA + typical floor plate | NLA not disclosed in the sources reviewed for Wisma HB; available units 1,940–30,000 sf; sample a dated broker listing Block A unit 1,940 sf at RM 3.80 psf | a dated broker listing, 2026-08-06 |
| Efficiency (net:gross) | Not in public sources. Building management call required. | — |
| Asking rent (gross/net flagged) | RM 2.70–3.80 psf/month bare; renovated ~RM 3.20 psf; modal median ~RM 3.50 psf | a dated broker listing Liiezz Lim, a dated broker listing, a dated broker listing, a dated broker listing, 2026-08-06 |
| Asking vs effective rent spread | Not in public sources. Effective rent is a deal-by-deal figure; no broker sheet publishes Wisma HB effective rent. | — |
| Service charge (RM psf/mo) | Not in public sources. KJ Property Management does not disclose per-psf service charge in any public listing. | — |
| Car park (bay ratio, rate, visitor rate) | 1,682 bays total across Megan Avenue 2 (per Parkopedia); Wisma HB Block A office-only bay count not separately disclosed; non-reserved season pass RM 238.50–290/bay/mo; basement reserved RM 371–435; ground VIP RM 583; visitor Mon–Sat first hr RM 3.50 / subsequent RM 3.50 / 6:01pm–7am entry RM 5.50 | Parkopedia, a dated broker listing, Parkit.my, 2026-08-06 |
| After-hours air-con rate | Not in public sources. Building management call required. | — |
| MD/Malaysia Digital status | Not in public sources. MD status since 25 March 2022 is activity-based at the company level, not the building level. | — |
| Green cert (GBI/LEED/GreenMark) | None disclosed | Broker sheets, 2026-08-06 |
| Anchor tenants / tenant roster (Wisma HB Block A confirmed) | ELS Kuala Lumpur (A-3-1 & A-3-2, Level 3); Atlas Education Sdn Bhd / Atlas Academy (Lot A-9-1, 9th Floor, Block A HQ); KJ Property Management (managing agent). At the broader Megan Avenue II complex: Jeff Leong, Poon & Wong (Level 11); Crowe Malaysia PLT (Level 16, Tower C) | ELS official site, LinkedIn company pages, 2026-08-06 |
| Nearest rail + measured walk time | LRT KLCC (Kelana Jaya Line) ~620 m / 5-min walk per a dated broker listing; LRT Kampung Baru, LRT/MRT Ampang Park, MRT Persiaran KLCC, MRT Raja Uda all within walking distance | a dated broker listing, irumah.co, 2026-08-06 |
| Backup power / carrier neutrality | Not in public sources. Building management call required. | — |
| Last verified | 2026-08-06 (broker listings, parking directories) | — |
Address-conflict note: a dated broker listing building record mis-labels Wisma HB as "Jalan Yap Kwan Seng in Kepong" — this is a data-entry error. The actual location is 50450 Kuala Lumpur (KLCC, Jalan Yap Kwan Seng), not Kepong.
What you'll actually pay (TCO) — Wisma HB
1,940 sf example (a dated broker listing Block A ad), headline rent RM 3.50 psf (modal median):
| Line | RM psf/mo | RM/month | Notes |
|---|---|---|---|
| Base rent (gross) | 3.50 | 6,790 | Modal median 2025 listing. |
| Service charge | — | — | Not in public sources. Building management call required. |
| Car park (2 bays at non-reserved season rate) | n/a | 580 | 2 × RM 290/mo (Parkit.my current); reserved basement RM 371–435. |
| After-hours AC | — | — | Not in public sources. Building management call required. |
| Utilities estimate | ~0.60 | 1,164 | KLCC Grade B typical; not Wisma HB-verified. |
| SST 8% on base rent (if landlord is registered) | 0.28 | 543 | Service Tax Order 2018, 8% rate. |
| Total RM psf/mo (ex-service charge, ex-OT AC) | ~4.38 | ~9,077 | Service charge and after-hours AC are the missing lines. |
5,000 sf scale-up, headline rent RM 3.50 psf:
| Line | RM psf/mo | RM/month |
|---|---|---|
| Base rent (gross) | 3.50 | 17,500 |
| Service charge | — | — |
| Car park (5 bays non-reserved) | n/a | 1,450 |
| After-hours AC (est. 20 hrs/month) | — | — |
| Utilities estimate | ~0.60 | 3,000 |
| SST 8% | 0.28 | 1,400 |
| Total RM psf/mo (ex-service charge, ex-OT AC) | ~4.38 | ~23,350 |
Upfront cash (rough order, on the 1,940 sf unit, assuming 2+1+0.5 deposit market norm): - 2 months security + 1 month advance + 0.5 month utility = 3.5 months of gross rent - ≈ RM 23,765 deposit + RM 800 stamping fee (RM 3 per RM 250 of annual rent) - Plus first-month parking (~RM 580 for 2 bays) and 1-month fit-out deposit (if bare)
These are market-norm proxies, not Wisma HB-confirmed numbers. Wisma HB is a private-strata block within a 4-block complex; the building's standard tenancy template is not disclosed in the sources reviewed.
Will my team fit here?
Worked from the 1,940–30,000 sf available unit-size range:
| Headcount | Space needed @ 100 sq ft/pax (dense) | Space needed @ 150 sq ft/pax (standard) | Units at this building | All-in monthly cost* |
|---|---|---|---|---|
| 20 pax | 2,000 sf | 3,000 sf | Standard 1,940–4,500 sf listing | RM 6,790–12,250 base rent + service charge (call management) |
| 50 pax | 5,000 sf | 7,500 sf | Mid-band 5,000–8,000 sf listing | RM 17,500–26,250 base rent + service charge (call management) |
| 100 pax | 10,000 sf | 15,000 sf | Larger ad up to 30,000 sf available in the 4-block complex (multi-floor) | RM 35,000–52,500 base rent + service charge (call management) |
*All-in cost = base rent at RM 3.50 psf; service charge and after-hours AC are the missing lines. The available unit size range (1,940–30,000 sf) covers a 20- to 100-pax team at standard density; a 200-pax team would need multi-floor or cross-block leasing.
A 200-pax team at Wisma HB would likely span multiple floors within the 4-block Megan Avenue II complex — ask KJ Property Management for a multi-block floor plan before committing.
Transit reality
Wisma HB is ~620 m / 5 minutes' walk to LRT KLCC (Kelana Jaya Line) at the Suria KLCC entrance, per the a dated broker listing Block A broker listing. Five rail options are within walking distance: LRT KLCC (Kelana Jaya Line), LRT Kampung Baru, LRT/MRT Ampang Park, MRT Persiaran KLCC, MRT Raja Uda. E-hail pickup is straightforward on the Jalan Yap Kwan Seng frontage. Immediate neighbours include Menara AmBank, Australian High Commission, Menara Public Bank, Wisma Selangor Dredging (Wisma GER), Bangunan Getah Asli, Wisma Equity, and Wisma BSN — a denser KLCC-cluster walk than the Jalan Ampang side. (Source: a dated broker listing, irumah.co, accessed 2026-08-06.)
Who's in the building
Wisma HB is a sub-block of the Megan Avenue II complex and is not a publicly named-anchor building. The 4-block complex has 8.5 million sf of lettable space managed by KJ Property Management. The following are publicly addressable to Wisma HB Block A:
- ELS Kuala Lumpur (English language school, part of IDP Education group) — A-3-1 & A-3-2, Level 3, Wisma HB, Megan Avenue 2, 12 Jalan Yap Kwan Seng, 50450 Kuala Lumpur. (Source: ELS official site, 2026-08-06.)
- Atlas Education Sdn Bhd (Atlas Academy, English language centre) — Lot A-9-1, 9th Floor, Block A, Wisma HB (HQ). "Atlas Academy is a newly established English language centre located in KLCC, Kuala Lumpur, teaching students from Korea, China, Arab countries, and Russia." (Source: LinkedIn company page, 2026-08-06.)
- KJ Property Management — managing agent for the 4-block 8.5 million sf portfolio (4,500 units). (Source: Propertygenie, 2026-08-06.)
At the broader Megan Avenue II complex (not Wisma HB Block A specifically): - Jeff Leong, Poon & Wong (law firm) — B-11-8, Level 11. (Source: LinkedIn, 2026-08-06.) - Crowe Malaysia PLT (Top-10 accounting firm) — Level 16, Tower C. (Source: LinkedIn, 2026-08-06.)
The tenant mix skews education / language centres (on Wisma HB Block A) and professional services (at the broader complex). For tenant-attribution to Wisma HB specifically, only ELS and Atlas Education are publicly addressable.
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) to RM 100–200 psf (mid-range); this is a market proxy, not Wisma HB-specific.
- Break clause — Not in public sources. Building management call required. The 3 months' written notice standard is the KLCC Grade B market norm; Wisma HB-specific not confirmed.
- Diplomatic clause — Not in public sources. Building management call required. Foreign tenants on EP should insist on this in the Tenancy Agreement; building-specific not confirmed.
- 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 over alleged damage 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: No MD-specific label has been published for Wisma HB in any broker sheet, REIT filing (Wisma HB is not in any REIT — it is a private strata asset), or KJ Property Management disclosure.
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 HB can still apply for MD status based on its own activity, headcount, and paid-up capital.
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.
Compare block — 3 same-submarket peers (KLCC / Jalan Yap Kwan Seng corridor, ≤ RM 5 psf, 1990s vintage)
| Peer | Asking rent (RM psf/mo) | Year | Submarket | Why it compares to Wisma HB |
|---|---|---|---|---|
| Wisma GER (Wisma Golden Eagle Realty) (Jalan Ampang) | RM 5.50–8.50 (mid-band RM 6.50) | 1985 | KLCC / Jalan Ampang | Same KLCC precinct; 5-min walk from Wisma HB; 1980s vintage; B/C-grade positioning; 5-min walk to LRT KLCC. |
| Menara AmBank (Jalan Yap Kwan Seng) | RM 7.00+ (broker ads) | 1990s | KLCC / Jalan Yap Kwan Seng | Same Jalan Yap Kwan Seng corridor; 5-min walk from Wisma HB; comparable 1990s vintage; MNC-grade tenant roster. |
| Menara Public Bank (Jalan Yap Kwan Seng) | RM 6.50–8.00 (broker ads) | 1990s | KLCC / Jalan Yap Kwan Seng | Same Jalan Yap Kwan Seng corridor; comparable asking band; institutional landlord. |
These three sit on the same Jalan Yap Kwan Seng–Jalan Ampang KLCC corridor as Wisma HB. Wisma HB trades at the bottom of the band; the cluster will auto-link these to a live comparison page when their individual building pages publish.
FAQ — Wisma HB
Is Wisma HB Malaysia Digital / MSC status?
No MD-specific label has been published for Wisma HB. MD status since March 2022 is company-activity-based, not building-bound; an MD-eligible company can sit in Wisma HB and apply based on its own activity, headcount, and paid-up capital.
What is the service charge at Wisma HB?
Not in public sources. KJ Property Management does not disclose per-psf service charge in any public listing. The KLCC Grade B market norm is RM 2.50–4.00 psf; this is a market proxy, not Wisma HB-specific.
How much is a 5,000 sq ft office at Wisma HB per month?
At the modal median RM 3.50 psf, base rent is RM 17,500/month, all-in (with SST 8% and 5-bay non-reserved parking) approximately RM 23,350/month before service charge and after-hours AC. Service charge and OT AC are the missing lines.
What is the floor plate size at Wisma HB?
Wisma HB Block A unit sizes range 1,940–30,000 sf across the 4-block Megan Avenue II complex. NLA for Wisma HB specifically is not disclosed in the sources reviewed.
Is Wisma HB green certified?
No. No GBI, LEED, or GreenMark certification has been published in any broker sheet, REIT filing, or KJ Property Management disclosure.
How far is Wisma HB from the nearest MRT/LRT?
~620 m / 5 minutes' walk to LRT KLCC (Kelana Jaya Line) at Suria KLCC. Four other rail options (LRT Kampung Baru, LRT/MRT Ampang Park, MRT Persiaran KLCC, MRT Raja Uda) are within walking distance.
What is the car park ratio at Wisma HB?
1,682 bays total across the 4-block Megan Avenue 2 complex (per Parkopedia). Wisma HB Block A's office-only bay count is not separately disclosed. Non-reserved season pass is RM 238.50–290/bay/month; basement reserved is RM 371–435; ground VIP is RM 583.
What is the minimum lease term at Wisma HB?
Not in public sources. The 2–3 year range is the Malaysian commercial market norm; Wisma HB-specific not confirmed in the sources reviewed.
Does Wisma HB's landlord accept a diplomatic clause for foreign tenants?
Not in public sources. Building management call required. Diplomatic clause is a Letter-of-Offer-stage negotiation item, not a published template term.
What is the reinstatement cost at lease exit at Wisma HB?
Not in public sources. Building management call required. The KLCC Grade B market range is RM 30–80 psf (basic) to RM 100–200 psf (mid-range); this is a market proxy, not Wisma HB-specific.
Verified stamp
Asking rent, available unit sizes, parking (Megan Avenue 2 complex total bays and season-pass rates), named tenants, and transit verified 2026-08-06 by SPEEDHOME, against broker listings on a dated broker listing (Block A), a dated broker listing (Liiezz Lim), a dated broker listing, a dated broker listing, irumah.co, and parking directories Parkopedia, a dated broker listing, and Parkit.my. NLA, typical floor plate, completion year, service charge, after-hours AC rate, fit-out period, deposit structure, lock-in, break clause, diplomatic clause, reinstatement cost, MD status, and grade label are not in public sources; building management call required (KJ Property Management).
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