Encorp Strand Garden Office for Rent in PJ (2026)
Note: this building is in Petaling Jaya / Kota Damansara (Selangor), west of KL, NOT in Federal Territory KL. The "KL office leasing guide" up-link is by cluster convention, not by jurisdiction.
Answer capsule
Encorp Strand Garden Office is a 14-block, 6–7 storey leasehold garden-office product at Jalan PJU 5/1, Pusat Perdagangan Kota Damansara, PJU 5, 47810 Petaling Jaya, completed 2014, with 258 units in total (typical unit built-up 1,560–2,510 sq ft, 3 corner units per floor). It sits within the larger Encorp Strand master plan (a JV between Encorp Berhad, Bursa Malaysia 200001004231 / 506836-X, and Perbadanan Kemajuan Negeri Selangor (PKNS)). 2025–2026 asking rent clusters at RM1.60–RM3.50 psf/month for 1,000–3,500 sq ft bare / partially-fitted units (RM2.50 psf mid-band), with a wider observed range of RM1.15–RM7.24 psf including small fully-fitted end-lot units. Verified move-in cost for a 2,900 sq ft unit: RM12,200 total (1 month rental + 2 months security deposit + 1 month utilities deposit + RM600 stamping) per a dated broker listing agent listing. 940–1,180 bays across the integrated development (sources disagree within range); season parking RM60/bay/month per one standalone-block listing — unusually cheap by Klang Valley standard. Nearest rail: MRT Surian (Kajang Line), 13-minute walk per Moovit.
Fast facts
| Field | Value | Source / date |
|---|---|---|
| Grade (A/B + basis) | Not formally classified A / B / Premium A by any sourced REIT filing or major broker classification. Described by developer / PKNS as a "luxury garden office" / "intelligent combination of design and technology". Not a Grade A purpose-built office tower in the JLL / Knight Frank sense. Treat as Selangor / PJ Grade B– shop-office product. | Encorp Berhad; PKNS official; a dated broker listing (all 2026-08-06) |
| Completed / major refurb | 2014 (Encorp Strand Garden Office). 2012 for The Strand host towers (40-storey, separate residential-serviced product — NOT this building). | a dated broker listing (2026-08-06) |
| NLA + typical floor plate | Total integrated GFA 1,317,976 sq ft across the Encorp Strand master plan (Strand Mall 249,276 sqft + Warna Avenue 168,471 sqft + residential / office / garden-office blocks). Garden Office product itself is 6-7 storey shop-offices with typical unit 1,560–2,510 sq ft; 3 corner units per floor; 2 lifts per block; sky bridge and sky garden amenities. | Encorp Berhad; PKNS official; a dated broker listing (all 2026-08-06) |
| Efficiency (net:gross) | Not in public sources. Building management call required. | — |
| Asking rent (gross/net flagged) | Cluster RM1.60–RM3.50 psf/month for 1,000–3,500 sq ft bare/partially-fitted units; RM2.50 psf mid-band. Full observed range: RM1.15–RM7.24 psf (small fully-fitted end-lot units at the high end; bare units at the low end). PKNS expressed in absolute RM/month (RM3,182–RM5,020/mo for 1,591–2,510 sqft units). Listings do not consistently flag gross vs net — verify per quote. | a dated broker listing (cluster); a dated broker listing (cluster); PKNS official; a dated broker listing single listing (Lim Beng Kian) (all 2026-08-06) |
| Asking vs effective rent spread | Not in public sources. Building management call required. | — |
| Service charge (RM psf/mo) | Not in public sources. PKNS page does not disclose; open listings do not break out. PKNS Sales contact: +6019-400-9868. | PKNS; broker listings (all reviewed 2026-08-06) |
| Car park (bay ratio, rate, visitor rate) | 1,000–1,180 bays across 3 basement levels (sources disagree within range; use 1,000 covered + outdoor per Encorp Strand Mall official as headline). Season parking RM60/bay/month per a dated broker listing standalone block listing — unusually cheap by Klang Valley standard (typical PJ office RM150–RM250). Treat as a standalone-block-specific number pending PKNS confirmation. | Encorp Strand Mall official; a dated broker listing standalone block listing; a dated broker listing different block listing (all 2026-08-06) |
| After-hours air-con rate | Not in public sources. The garden-office product is per-block split AC (2 lifts per block, individual unit control typical) — confirm OT billing model with PKNS. | — |
| MD / Malaysia Digital status | Not in public sources. Not flagged as MSC-status in any sourced material. MD status is company-activity-based since 25 March 2022, not building-bound. | All sources reviewed 2026-08-06; MDEC policy (2026) |
| Green cert (GBI/LEED/GreenMark) | None verified. Not disclosed on Encorp Berhad official site or PKNS page. | Encorp; PKNS (2026-08-06) |
| Anchor tenants / tenant roster | None explicitly named in Encorp Berhad's Strand page or PKNS Garden Office page. The wider Encorp Strand master plan names the integrated retail mall (Strand Mall) and Warna Avenue as anchor components, but those are NOT office tenants. No source lists corporate tenants of the garden-office blocks specifically. | Encorp Berhad; PKNS (all 2026-08-06) |
| Nearest rail + walk time | MRT Surian (Sungai Buloh–Kajang Line / Kajang Line) — 13-min walk from Strand Mall per Moovit. a dated broker listing listings say 10 min, trivago hotel-style listing says 15 min — use Moovit's 13-min as the most-measured. A future Dataran Sunway MRT station was referenced in 2017-vintage forum posts as "750m away" — status unverified as of 2026. | Moovit transit data; a dated broker listing; en.wikipedia.org (Kajang Line) (all 2026-08-06) |
| Backup power / carrier neutrality | Not in public sources. Building management call required. | — |
| Last verified [date] | Rent cluster, parking count, MRT walk, move-in cost: 2026-08-06. Service charge, AC OT, lease terms: not in public sources. | SPEEDHOME (this page) |
What you'll actually pay — TCO for a 2,900 sq ft unit (verified move-in)
The single most concrete deposit data point in the entire cluster: a dated broker listing agent listing for a 2,900 sq ft bare unit in Encorp Strand Garden Office published the full move-in cost breakdown (accessed 2026-08-06). This is the data point the article anchors on for "what it actually costs to rent an Encorp Strand unit."
| Line item | RM (one-time) | RM / month (ongoing) | Notes |
|---|---|---|---|
| 1st-month rental advance | 2,900 | — | a dated broker listing agent quote |
| 2 months security deposit | 5,800 | — | a dated broker listing agent quote |
| 1 month utilities deposit | 2,900 | — | a dated broker listing agent quote |
| Tenancy agreement stamping | 600 | — | a dated broker listing agent quote |
| Move-in total (one-time) | 12,200 | — | Anchored to a dated broker listing agent quote |
| Base rent (RM2.50 psf mid-band, 2,900 sqft) | — | 7,250 | Verified cluster mid-band |
| Service charge | — | Not in public sources. PKNS call required. | PKNS Sales: +6019-400-9868 |
| Car park — 2 reserved bays (RM60/mo per standalone block) | — | 120 | Standalone-block number; PKNS to confirm |
| After-hours air-con | — | Not in public sources. PKNS call required. | Per-block split AC model |
| Utilities (electric, water — tenant contract) | — | ~900 | Indicative; tenant-contract direct billing |
| SST (8% current) on rent (verify taxable base) | — | 580 | Verify with PKNS |
| Ongoing monthly — illustrative, SC unknown | — | ~8,850+ | A typical Selangor / PJ garden-office SC of RM0.50–RM0.90 psf would add RM1,450–RM2,610/mo |
For MNC / high-covenant tenants, some Malaysian landlords accept a bank guarantee in lieu of a cash security deposit — worth asking PKNS at Letter of Offer stage, not a stated universal right for this building. PKNS is a Selangor state economic development corporation, not a private REIT; their competitive angle is flexibility for SME / state-priority tenants, not a published term sheet.
Will my team fit here? 20 / 50 / 100 pax scenarios
Encorp Strand Garden Office's 1,560–2,510 sqft typical unit built-up supports the small-team scenarios directly; mid-sized teams need multi-unit take-up across one or more blocks. 100 pax would typically look at The Strand host towers or a different PJ / KL property altogether. Two density tiers (100 sqft/pax lean and 150 sqft/pax standard) are the Malaysian office norm.
| Headcount | Density (sqft/pax) | Space needed | Fit at Encorp Strand Garden Office | All-in monthly (RM2.50 psf + verified parking only; SC unknown) |
|---|---|---|---|---|
| 20 pax | 100 | 2,000 sq ft | Single typical unit (1,591–2,510 sqft range per PKNS) | ~RM5,000 rent + ~RM120 parking = ~RM5,120 (excl. SC, utilities) |
| 50 pax | 150 | 7,500 sq ft | 3 typical units stacked across a floor (3 corner units × 2,510 sqft = 7,530 sqft), or multi-floor take-up in one block | ~RM18,750 rent + ~RM360 parking = ~RM19,110 (excl. SC, utilities) |
| 100 pax | 150 | 15,000 sq ft | Multi-block take-up — typically beyond the practical envelope of this garden-office product; for 100 pax consider The Strand host towers or a PJ Grade B tower. | ~RM37,500 rent + ~RM600 parking = ~RM38,100 (excl. SC, utilities) — envelope warning |
Service charge absent from these numbers — at a typical PJ / Selangor garden-office assumption of RM0.50–RM0.90 psf, add RM1,000–RM1,800/mo to the 50 pax scenario, RM2,000–RM3,600/mo to the 100 pax scenario. Building management call is the only path to the actual figure.
Transit reality
MRT Surian (Kajang Line / Sungai Buloh–Kajang Line) is a 13-minute walk from Strand Mall per Moovit's transit data — the most-measured of the conflicting walk-time citations (a dated broker listing 10 min, trivago 15 min). The Surian station is also called out in property listings as the closest MRT to the Encorp Strand complex. A future Dataran Sunway MRT station was referenced in 2017-vintage forum posts as "750m away" — that station's status as of 2026 is unverified and not anchored to here. Bus stop "The Strand (Timur) Pj796" is ~3 minutes' walk per Moovit. By car: access is off Jalan PJU 5/22 / 23; SPRINT Expressway / LDP nearby. E-hailing pickup is realistic at the main Strand Mall entrance. Car-park entry queue at 8:45am is not in public sources — measure on site.
Who's in the building
Encorp Strand Garden Office does NOT have a published corporate tenant roster. The cluster target is (a) SME / branch-office tenants buying or leasing strata units (the property has a meaningful strata-title sale market at RM 240 – RM 1,073 psf per a dated broker listing), (b) PKNS's anchor state-economic-development tenants, and (c) professional-services firms (clinic / lab / consultant / training-centre format, given the 6-7 storey shop-office form factor). The building does not compete for MNC HQ grade-A tenants. The wider Encorp Strand master plan names the integrated retail mall (Strand Mall) and Warna Avenue as anchor components — these are mall components, not Garden Office tenants, and the article does not present them as office tenants. Verified institutional presence:
- Encorp Berhad — registered office (developer), 46-G, Jalan PJU 5/22, Encorp Strand, Pusat Perdagangan Kota Damansara, 47810 Petaling Jaya — Encorp Berhad official
- PKNS — joint-venture partner and primary landlord of the Garden Office product — PKNS official; PKNS leasing contact: +6019-400-9868 (Sales) / +6012-387-8084
Building occupancy rate is not in public sources.
Lease risk & exit mechanics
Four sub-blocks, each answered in one sentence first.
Reinstatement. Not in public sources. PKNS is a state economic development corporation and does not publish a standard tenancy template. Market range for Selangor / PJ garden-office: RM5–15 psf depending on fit-out per spec §2 Slot 7 — treat that as the planning estimate, not an Encorp Strand number.
Break clause. Not in public sources. PKNS does not publish a standard form. Market norm is 2 months' written notice, exercisable after 12 months — confirm with PKNS Sales.
Diplomatic clause. Not in public sources. Reported KL market mechanics (12-month lock-in, 2-month written notice with documentary evidence, tenant still liable for rent during the notice period) need verification against 2–3 actual leases or a property lawyer before relying on them for a foreign-tenant exit. PKNS is reported in market folklore to be more flexible than KLCC landlords — verify per deal.
Fair wear and tear vs damage. Public sources are silent. The ambiguity that drives most deposit-return disputes; the spec's standing recommendation is photographic move-in / move-out inventory on both ends. For unreturned-deposit disputes, the small-claims track under Form 198 (Writ of Summons, no lawyers either side) is the cited recourse per the spec — confirm the current court / tribunal path before relying on it.
Malaysia Digital / MSC status
Verified status for this building: not in public sources. Not flagged as MSC-status in any sourced material. MD status is company-activity-based since 25 March 2022, not building-bound — so being at this address does not confer or deny MD status on a tenant. The exact tax-incentive mechanics (0% qualifying IP income / 5–10% non-IP, RM50,000 minimum paid-up capital for the incentive application vs RM1,000 for base MD status, 2 full-time knowledge workers at ≥RM5,000 avg monthly salary, ≥RM50,000 annual opex, RM1,080 non-refundable processing fee) come from a single source and should be verified against MDEC's own site at the time of an actual application.
Compare with peers
Three nearby buildings on price and grade for cross-reference. All in the Petaling Jaya / Kota Damansara / Bandar Utama corridor.
- The Strand (Kota Damansara) — neighbouring 40-storey host towers; 2012 completion; primarily residential-serviced with 4 storey of business suites — different product, but adjacent master plan.
- Mutiara Damansara office cluster — Petaling Jaya / Mutiara Damansara; comparable suburban PJ rent band; MRT Surian / MRT Bandar Utama nearby.
- Dataran Sunway (PJ) — Petaling Jaya / Subang corridor; comparable leasehold strata / shop-office product; future Dataran Sunway MRT station status pending.
For the full KL office leasing landscape, see the KL office leasing guide.
FAQ
Is Encorp Strand Garden Office Malaysia Digital / MSC status?
Not in public sources. Not flagged as MSC-status in any sourced material. MD status is company-activity-based since 2022, not tied to a designated building — a tenant at this address applies on the company's own activity, not the building's designation.
What is the service charge at Encorp Strand Garden Office?
Not in public sources. PKNS does not disclose a per-psf service-charge figure; open listings do not break it out. PKNS Sales: +6019-400-9868.
How much is a 2,900 sq ft office at Encorp Strand Garden Office per month?
At the verified RM2.50 psf mid-band, RM7,250/month rent; add ~RM120/month for 2 reserved parking bays (per standalone block listing); SST 8% on the rent line. Service charge, after-hours AC and utilities are unverified — total cost cannot be quoted honestly without those. Verified move-in total: RM12,200 (1 month rental + 2 months security deposit + 1 month utilities deposit + RM600 stamping) per a dated broker listing agent listing.
What is the floor plate size at Encorp Strand Garden Office?
Typical unit 1,560–2,510 sq ft, 3 corner units per floor, 2 lifts per block, sky bridge and sky garden amenities. 14 blocks of 6–7 storey garden-office, 258 units total. No "whole floor" in the conventional tower sense.
Is Encorp Strand Garden Office green certified?
None verified. Not disclosed on Encorp Berhad official site or PKNS page.
How far is Encorp Strand Garden Office from the nearest MRT/LRT?
13 minutes' walk to MRT Surian (Kajang Line) per Moovit. Bus stop "The Strand (Timur) Pj796" ~3 min walk.
What is the car park ratio at Encorp Strand Garden Office?
1,000–1,180 bays across 3 basement levels (sources disagree within range; Encorp Strand Mall official cites 1,000 covered + outdoor). Season parking RM60/bay/month per a dated broker listing standalone block listing — unusually cheap by Klang Valley standard.
What is the minimum lease term at Encorp Strand Garden Office?
Not in public sources. PJ / Selangor shop-office norm is 2–3 years. Confirm with PKNS Sales at Letter of Offer stage.
Does the landlord accept a diplomatic clause for foreign tenants?
Not in public sources. PKNS does not publish a standard form. Market folklore says PKNS is more flexible than KLCC landlords — verify per deal, do not rely on a generic mechanic.
What is the reinstatement cost at lease exit at Encorp Strand Garden Office?
Not in public sources. PJ / Selangor garden-office planning estimate: RM5–15 psf depending on fit-out — confirm with PKNS before budgeting.
Verified stamp
Asking rent (RM1.60–RM3.50 psf cluster, RM2.50 mid-band, 4 sources), verified move-in cost (RM12,200 for 2,900 sqft, a dated broker listing agent listing), parking count (1,000–1,180 range), season parking (RM60/bay/mo per standalone block listing) and MRT walk (13 min to Surian, Moovit) verified 2026-08-06. Service charge, after-hours AC rate, minimum lease term, deposit beyond the verified example, break clause, diplomatic clause, reinstatement cost, named corporate tenants, green certification and MD status are not in public sources for this building — building management call to PKNS Sales (+6019-400-9868) required. The Strand Mall anchor tenants (TGV, Sam's Groceria, etc.) are mall components of the same master plan, NOT Garden Office tenants, and are not presented as office tenants on this page. Page reviewed 2026-08-21.
Compare more KL offices
Start with the KL office leasing guide. Then compare Amcorp Tower and CP Tower before shortlisting a building.