Kiaramas Gateway Corporate Suites — Office for Rent in Mont Kiara (2026)
Answer capsule
Gateway Kiaramas Corporate Suites is an 11-storey freehold strata office block of 168 individual suites (typical built-up 1,200 – 1,800 sq ft each) at No. 1, Jalan Desa Kiara, Mont Kiara, 50480 KL, completed January 2010 by Asia Quest Holdings. Current asking rent on active listings is RM 2.49 – RM 4.50 psf/month (mid-band RM 3.00 – RM 3.50 psf) — 35–40% below the Mont Kiara / TTDI / Dutamas cluster average of RM 5.28 psf. No MRT or LRT currently serves Mont Kiara; Segambut KTM Komuter is 10–15 min drive away; a future Mont Kiara MRT station (MRT Circle Line) was approved in July 2025 but is not yet operational.
Fast Facts
| Field | Value |
|---|---|
| Grade (basis) | Not a Grade A single-tenant tower. Best read as a Grade B / low-rise corporate suites product (small-office strata units within an 11-storey mixed-use block linked by sky bridge to a 30-storey serviced-residence block). |
| Completed / major refurb | January 2010 (developer-launched 2007 per a dated broker listing interview) |
| NLA + typical floor plate | 168 office suites; no single NLA figure published. Typical suite built-up 1,205 – 1,800 sq ft (active listings). No full-floor option — each suite is a strata lot. |
| Efficiency (net:gross) | Not in public sources. Building management call required. |
| Asking rent (gross/net flagged) | RM 2.49 – RM 4.50 psf/month on active Q1 2025 listings (bare: ~RM 2.49–3.30 psf; fully furnished: ~RM 3.50–4.50 psf). Submarket cluster (TTDI / Mont'Kiara / Dutamas) average RM 5.28 psf Q4 2025 (Knight Frank / Edge Malaysia). |
| Asking vs effective rent spread | Effective rent not in public sources. Building management call required. |
| Service charge (RM psf/mo) | Office service charge not disclosed in the sources reviewed. Residential block published at RM 0.25 psf (a dated broker listing). One inference from a single sale listing (3,369 sf @ RM 1,170 maintenance) implies ~RM 0.347 psf for strata office — single data point, not a published rate. Building management call required. |
| Car park (bay ratio, rate, visitor rate) | not disclosed in the sources reviewed. Shared basement with the 30-storey residential block. Building management call required. |
| After-hours air-con rate | not disclosed in the sources reviewed. KL strata office norm RM 50 – RM 150 per hour per floor after 6 PM — NOT building-specific, do not cite as a Kiaramas Gateway rate. |
| MD / Malaysia Digital status | None. Not in any MSC-designated building or Cybercentre. MSC Cybercentre status is currently confined to Cyberjaya and selected KL integrated developments; Mont Kiara is not MSC-designated. |
| Green cert (GBI/LEED/GreenMark) | None publicly disclosed. |
| Anchor tenants / tenant roster | No Grade-A anchor tenant. Dominated by professional services and small listed-company back offices: Megan Holdings Limited (Nasdaq, B-01-07); MAG Holdings Berhad (Bursa, B-3-12); XL Holdings Berhad (Bursa, B-09-09); Png Land Sdn Bhd (B-6-1); multiple law firms (Ngeow Law Practice B-06-3A; Moideen & Max B-05-12; Navaratnam Chambers B10.06; Pw Tan & Associates B-07-08; Perumal Brothers B-3A-01; Ong Chin Beng & Rakan Rakan B-07-11). |
| Nearest rail + measured walk time | No LRT / MRT in Mont Kiara. Segambut KTM Komuter (KTM Tanjung Malim – Port Klang Line, code KA05) 10–15 min drive. Future Mont Kiara MRT station (MRT Circle Line, code CC04 "Bukit Segambut" underground) approved in the Final Railway Scheme in July 2025; not yet operational. |
| Backup power / carrier neutrality | Not in public sources. Building management call required. |
| Last verified | 2026-08-06 (iRumah.co + a dated broker listing + a dated broker listing active listings + law firm directory + Bursa / SEC AR filings) |
What you'll actually pay (1,500 sq ft suite, 2-year stay, indicative)
| Line | RM psf/mo | RM/month (1,500 sq ft) | RM/year |
|---|---|---|---|
| Base rent (RM 3.50 psf, mid-band) | 3.50 | 5,250 | 63,000 |
| Service charge (RM 0.35 psf proxy) | 0.35 | 525 | 6,300 |
| Car park (1 bay @ undisclosed) | — | — | — |
| After-hours air-con | Not in public sources | — | — |
| Utilities estimate (RM 0.60 psf) | 0.60 | 900 | 10,800 |
| SST on rent (8%) | 0.28 | 420 | 5,040 |
| Total all-in (with service-charge proxy) | ~4.73 | ~7,095 | ~85,140 |
Total all-in first-year TCO estimate: ~RM 85,000 for a 1,500 sq ft fully-furnished strata office suite, using a proxy service charge of RM 0.35 psf (inferred from a single sale listing, not building-specific). Car park and after-hours air-con are not in public sources for Kiaramas Gateway.
For MNC tenants with strong covenants, some landlords accept a bank guarantee in place of cash security deposit — ask the building management; this is a common ask, not an entitlement. Strata offices are typically sold/let on an "as-is" basis, so reinstatement is usually light.
Will my team fit here?
Kiaramas Gateway Corporate Suites is not a headcount-driven building — it is a strata product where you buy/lease a single suite of 1,200 – 1,800 sq ft, not a full floor. Indicative sizing at 100 sq ft per person (dense) and 150 sq ft per person (typical professional):
| Suite size | 100 sq ft/pax | 150 sq ft/pax | Practical fit |
|---|---|---|---|
| 1,205 sq ft (cheapest active listing) | 12 pax | 8 pax | Solo lawyer / boutique consultancy / 1–2 partner firm |
| 1,500 sq ft (typical) | 15 pax | 10 pax | Small law firm / 3–5 staff professional services |
| 1,776 sq ft (largest active listing) | 18 pax | 12 pax | Mid-sized law firm / small regional sales office |
If your headcount is 20+ pax, you'll need to lease multiple adjacent suites (subject to availability on the same floor) or look at a true full-floor Grade A product like 1 First Avenue or Menara KL Sentral. Kiaramas Gateway is best read as a professional services and small-company back-office address, not a corporate-HQ product.
Transit reality
- No MRT or LRT within Mont Kiara today. Nearest KTM Komuter is Segambut station (KTM Tanjung Malim – Port Klang Line, code KA05), 10–15 min drive away.
- Future rail: Mont Kiara MRT station (MRT Circle Line, code CC04 "Bukit Segambut" underground adjacent to Mont Kiara) was approved in the Final Railway Scheme in July 2025. Not yet operational — the station is years from opening.
- Bus: RapidKL feeder route T852 connects Mont Kiara to MRT Semantan (Sungai Buloh – Kajang Line).
- Driving: Direct access to Penchala Link and SPRINT Expressway ramps.
- E-hail (Grab) is the realistic door-to-door option for most tenants and visitors today.
For staff commuting daily from KL city centre, plan for Grab, driving or feeder bus to MRT Semantan — the building is not a walkable-rail address.
Who's in the building
Gateway Kiaramas is dominated by professional services firms (especially law) and small listed-company back offices. No Grade-A anchor tenant. Confirmed in primary sources (Bursa Malaysia / SEC EDGAR annual reports, Malaysian law firm directories):
- Megan Holdings Limited (Nasdaq-listed fintech mezzanine provider) — B-01-07, per SEC EDGAR F-1 filing, 31 Jan 2024.
- MAG Holdings Berhad (Bursa-listed construction & property) — B-3-12, Corporate Office, per MAG AR 2024 (30 Jun 2024).
- XL Holdings Berhad (Bursa-listed) — B-09-09, per XL Holdings AR 2024 (30 Apr 2024).
- Png Land Sdn. Bhd. — B-6-1, Headquarters, per EMIS company profile (24 Jan 2025).
- Six law firms across B-3A-01, B-05-12, B-06-3A, B-07-08, B-07-11, B10.06 — per lawyerlawfirm.my and jmbmalaysia.org.
Developer Asia Quest Holdings retains some office suites for "passive income generation" (per a dated broker listing interview) and is the long-term owner/landlord for those units; strata units may also be individually owned and let by third parties.
Lease risk & exit mechanics
Reinstatement at exit. Strata offices are typically sold/let on an "as-is" basis so reinstatement is usually light. Not in public sources. Get a photo + video inventory at move-in.
Break clause. Not in public sources. KL strata office norm is 3-month written notice, 1–2 month penalty, after lock-in expires. Confirm the exact wording with the building management.
Diplomatic clause. Not in public sources. KL strata office norm: with landlord consent, not unreasonably withheld. Assignment / sublet rights are not standardised. Verify the exact mechanic with the building management.
Fair wear and tear vs damage. The ambiguity that drives most deposit-return disputes. Take dated, time-stamped photos of every wall, floor tile, ceiling tile and fixture at move-in. For unreturned-deposit disputes, the small-claims track (Writ of Summons) is the cited recourse.
Caveat for the headcount-uncertain tenant. A small-suite strata product is not a fit for a company whose headcount will double in 18 months — the typical 1,500 sq ft suite has 12–18 pax capacity, and adjacent suites may not be available when you need them. If your growth path is 20 pax → 50 pax, look at a true Grade A tower (1 First Avenue, Imazium, Menara KL Sentral) instead.
Malaysia Digital / MSC status box
Verified building-level fact: Kiaramas Gateway Corporate Suites holds no MD / MSC / Cybercentre designation. It is not in any MSC-designated building or Cybercentre; Mont Kiara is not MSC-designated (verified 2026-08-06 against the MSC Malaysia site).
What this means for the lease decision. If you are choosing Kiaramas Gateway over a MD-certified peer (e.g. Imazium) because you think the MD badge materially changes your tax position, it does not — the building's designation is irrelevant to whether your company can claim MD status; what matters is your company's own qualifying activity. Read the MD explainer on the Imazium page: MD status is company-activity-based since 25 March 2022, not building-bound. The cheaper rent at Kiaramas Gateway is the honest reason to choose it; the absence of MD is a non-issue.
Compare block (3 same-submarket peers)
| Building | Submarket | Grade | Typical plate | Asking rent (psf/mo) | Verified date |
|---|---|---|---|---|---|
| Kiaramas Gateway Corporate Suites | Mont Kiara | Strata suites (B+) | 1,200 – 1,800 sq ft per suite (no full-floor) | RM 2.49 – RM 4.50 | 2026-08-06 (iRumah + a dated broker listing) |
| Solaris Mont Kiara | Mont Kiara | Strata offices (B) | 1,500 – 3,000 sq ft per suite | RM 3.50 – RM 5.00 | 2026-08-06 (broker listings) |
| 1 First Avenue | Bandar Utama | A (full-floor) | ~22,000 sq ft | RM 6.00 – RM 7.00 | 2026-08-06 (broker listings) |
| Plaza Mont Kiara | Mont Kiara | Serviced offices (B) | per-suite, furnished | RM 4.00 – RM 6.00 (inclusive) | 2026-08-06 (a dated broker listing) |
For a deeper same-submarket comparison, see the KL office leasing guide.
FAQ
Is Kiaramas Gateway Malaysia Digital / MSC status?
No. Kiaramas Gateway holds no MD / MSC / Cybercentre designation. Since 25 March 2022 MD status is company-activity-based, not building-bound, so the building's status is irrelevant to whether your company can claim MD incentives. Read the MD explainer in the main guide.
What is the service charge at Kiaramas Gateway?
Office service charge is not disclosed in the sources reviewed. The residential block (Gateway Kiaramas Residences, 168 units) publishes RM 0.25 psf. One inferred data point from a single 3,369 sf sale listing (RM 1,170/month maintenance) implies ~RM 0.347 psf for strata office — but that is a single inference, not a published rate. Ask the JMB / building management office for the current figure.
How much is a 1,500 sq ft office at Kiaramas Gateway per month?
Indicative headline: RM 5,250 / month at RM 3.50 psf (mid-band of the RM 2.49 – RM 4.50 psf asking range). Plus service charge (~RM 0.35 psf proxy from a single sale listing), parking (not in public sources), and 8% SST. All-in first-year TCO is at least RM 85,000 before parking confirmation.
What is the floor plate size at Kiaramas Gateway?
There is no full-floor plate. Kiaramas Gateway is an 11-storey strata office block of 168 individually-titled suites, each typically 1,200 – 1,800 sq ft. The corporate tower is connected via sky bridge to a 30-storey serviced-residence block (Gateway Kiaramas Residences, 168 units). If you need a full floor, look at 1 First Avenue, Imazium or Menara KL Sentral instead.
Is Kiaramas Gateway green certified?
No green certification publicly disclosed. No GBI / GreenRE / LEED / GreenMark listing for Kiaramas Gateway was found in the research.
How far is Kiaramas Gateway from the nearest MRT / LRT?
No MRT or LRT currently serves Mont Kiara. Nearest KTM Komuter is Segambut station, 10–15 min drive. A future Mont Kiara MRT station (MRT Circle Line, code CC04 "Bukit Segambut" underground) was approved in the Final Railway Scheme in July 2025, but is not yet operational. E-hail (Grab) and driving via Penchala Link / SPRINT are the realistic door-to-door options today.
What is the car park ratio at Kiaramas Gateway?
not disclosed in the sources reviewed. The integrated development shares basement parking with the 30-storey residential block. Allocation and monthly rate would need a call to the building management office (JMB Gateway Kiaramas, listed at jmbmalaysia.org).
What is the minimum lease term at Kiaramas Gateway?
2 years (confirmed in an active a dated broker listing listing by David Wong Lai Kwong). Standard for KL strata office. Confirm with the building management.
Does Kiaramas Gateway's landlord accept a diplomatic clause for foreign tenants?
Not in public sources. KL strata office norm: with landlord consent, not unreasonably withheld. Assignment / sublet rights are not standardised for Kiaramas Gateway. Verify the exact wording with the building management.
What is the reinstatement cost at lease exit at Kiaramas Gateway?
Not in public sources. Strata offices are typically sold/let on an "as-is" basis so reinstatement is usually light. Get a photo and video inventory at move-in.
Verified stamp
Asking rent, suite sizes, tenant roster and the future Mont Kiara MRT station status verified 2026-08-06 by SPEEDHOME, sourced from iRumah.co, a dated broker listing, a dated broker listing, a dated broker listing, the Malaysian law firm directory, and Bursa Malaysia / SEC EDGAR annual reports. Service charge (office), car park ratio and rate, after-hours air-con rate, lease-term details and break/diplomatic clause wording are not in public sources; building management call required (JMB Gateway Kiaramas, jmbmalaysia.org; or Asia Quest Holdings as developer, asiaquest.com.my).
Compare more KL offices
Start with the KL office leasing guide. Then compare Menara 1 Dutamas and Solaris Dutamas Commercial before shortlisting a building.