Menara Melawangi is a 27-storey strata-titled complex at No. 18, Jalan Persiaran Barat, Pusat Perdagangan Amcorp, 46050 Petaling Jaya (PJ Section 52, Selangor — not in the Federal Territory of Kuala Lumpur), part of the Amcorp Trade Centre. It combines 400 serviced-residence suites with three levels of business-suite strata offices. Strata suites rent at RM 2.00 – RM 4.00 psf/month (5 sources, as of 2Q2026). Taman Jaya LRT is ~4 – 15 min walk depending on entrance. Suitable for SMEs, professional services, and Bursa-listed-company registered offices, not MNC anchor tenants.
Fast Facts
| Field | Note |
|---|---|
| Grade (A/B) + basis | Grade B (sub-grade; strata offices, not a single-asset Grade A corporate tower). 27 storeys, 400 serviced-suites + 3 office-suite levels; individual strata units 538 – 1,333 sqft typical. Configured for SME / professional-services tenants, not MNC anchors. |
| Completed / major refurb year | 2005 (Amcorp Business Suites / Menara Melawangi strata-office portion). Wider Amcorp Trade Centre mall opened 1998. The 27-storey tower combines small "business suites" (400 serviced suites) with three office levels. |
| NLA + typical floor plate | NLA unverified for the tower alone. Amcorp Trade Centre as a whole is ~67,912 m² ≈ 730,919 sqft (Amcorp Properties Berhad Annual Report 2016, but this covers the entire Amcorp Mall + Menara Amcorp + Menara PJ complex, not Menara Melawangi alone). Floor plate: suites 538 – 1,333 sqft individual; combined strata units up to ~3,000 – 6,000 sqft. |
| Efficiency (net:gross) | Unverified. Strata-suite product; not a single-floor Grade A template. |
| Asking rent (gross/net flagged) | RM 2.00 – RM 4.00 psf/month for bare / partly-fitted small suites (5 sources: ceotower.com RM 4.00; a dated broker listing 8 listings RM 1.98 – 3.72; a dated broker listing RM 3.00). A Bursa-published lease (KJTS Prospectus 2023-08-30) records RM 5.50 psf/month for a 5-year partly-fitted term (Suite EL-11-06, 818 sqft) — a stability-and-fit-out premium. |
| Asking vs effective rent spread | Unverified at the building level; PJ Section 52 submarket is a tenant-favourable small-suite product. |
| Service charge (RM psf/mo) | Unverified — building management call required. Strata-titled offices pay via the Joint Management Body (JMB) sinking fund, not as a single landlord-disclosed psf. Estimated RM 0.40 – 0.60 psf (JMB typical, unverified). |
| Car park (bay ratio, rate, visitor rate) | Unverified ratio. Amcorp Trade Centre uses shared Amcorp Mall podium parking; not allocated per NLA for office suites. Monthly tenant rate unverified; visitor parking is per-entry rather than monthly. |
| After-hours air-con rate | Not applicable as a single rate. Office suites are individually metered / split-unit (no central chiller), so each unit pays its own electricity bill rather than a building OT AC rate. |
| MD / Malaysia Digital status | Unverified. Tower has multiple lift banks; no published MD or single-tenant / multi-tenant split. No MSC designation found in public sources. |
| Green cert (GBI/LEED/GreenRE/GreenMark) | None published (a dated broker listing listing: "Accreditation: None"). |
| Anchor tenants / tenant roster | No single anchor tenant — fragmented across many strata owners. Confirmed tenants from Bursa prospectuses and company websites: KJ Technical Services Sdn Bhd (Bursa: 0293, Suite EL-11-06, 818 sqft, leased since 25 Apr 2005 through 12 Nov 2026); Digistar Corporation Berhad (Bursa-listed, Unit EL-11-01); Melati Ehsan Holdings Berhad (Bursa: 5129, Unit EL-11-01 — broadcast venue for general meetings); Consortium Jaringan Selangor Sdn Bhd (KJS) (Suite W-11-19); Clinical Research Malaysia (CRM) (Suite E-10-20); Tawfeek Badjenid & Partners (legal, Suite E-09-20); Zaim Express Sdn Bhd (logistics, Suite W-09-02); DNA Energie Sdn Bhd (Suite E-9-11). SME / professional-services skew, including 2 Bursa-listed-company registered offices. |
| Nearest rail + measured walk time | Taman Jaya LRT (Kelana Jaya line), ~4 min walk per ceotower / lelongtips marketing, but ~15 min (~1.1 km) walk per Moovit from the Amcorp Mall south-east side. Walk-time depends on which entrance the tenant uses — front (Persiaran Barat) is the short leg. |
| Backup power / carrier neutrality | Unverified. Standard backup expected for serviced-suites tower; not a single-corporate-tower spec. |
| Last verified | 2026-08-06 (rents + tenant roster + Taman Jaya LRT proximity); service charge, parking rate, MD status, diplomatic clause, and reinstatement unverified at the same date. |
What you'll actually pay — 5,000 sq ft, 3-year stay
Built from the median asking rent of RM 3.50 psf and a 2+1+1 deposit. The 5,000 sq ft case requires combining multiple strata units — the building's strata-titled configuration doesn't offer a full single-tenant 5,000 sq ft floor as standard; combined units of ~3,000 – 6,000 sqft exist for larger tenants.
| Line | RM psf / month | RM / month for 5,000 sq ft | Notes |
|---|---|---|---|
| Base rent (asking) | 3.50 | 17,500 | Median of 8 active listings (RM 2.00 – 4.00). |
| Service charge (assumed) | 0.50 | 2,500 | Unverified; JMB typical range RM 0.40 – 0.60. |
| Car park | n/a | 0 (assumed) | Unverified rate; visitor/tenant per-entry in Amcorp Mall podium. |
| After-hours AC | n/a | 0 | Not applicable — individually metered split-unit. |
| Utilities (assumed) | n/a | 1,000 – 2,000 | Sub-metered per suite. |
| SST 8% (on base rent only) | n/a | 1,400 | Service tax on rent: 8% from 1 Jul 2025 per the live MySST FAQ (checked 2026-09-20 — the reported 6% reduction does not appear in the live FAQ); confirm with RMCD. |
| Total all-in | — | ~RM 22,400 / month | At assumed service charge. Excludes upfront deposit. |
| Upfront cash (2+1+1) | — | ~RM 70,000 | 2 months security + 1 month utility + 1 month advance, before SST. |
| 12-month total occupancy | — | ~RM 268,800 | At assumed service charge, no OT. |
For reference, the audited Bursa-published lease (KJTS Prospectus 2023-08-30, Suite EL-11-06, 818 sqft, 5-year term 11 Nov 2021 – 12 Nov 2026): RM 54,000 / year = RM 5.50 psf/month — this includes partly-fitted delivery + 5-year stability premium. Single small strata units at Menara Melawangi typically achieve RM 2.00 – 4.00 psf; the 5-year partly-fitted level is the upper bound.
Diplomatic clause note (foreign tenants): Not standard for PJ small strata offices. No published disclosure; building management call required. For foreign tenants, this is one of the key differences between a Menara Melawangi strata suite and a corporate-tower lease — the small-suite / sub-1,500 sqft product rarely has a diplomatic clause template. Negotiate the lock-in (typically 1 year for PJ small strata) carefully; PRC-tenant warning applies: a 2-year minimum + full-remaining-rent exposure is the dominant financial risk (thepaper.cn 2025-08-13).
Will my team fit here (20 / 50 / 100 pax)?
The building is sub-divided into many small strata offices (538 – 1,333 sqft), not full-floor tenants. For larger teams, multiple adjacent units must be combined (combined units of ~3,000 – 6,000 sqft exist for this purpose). Headcount scenarios computed at 150 sq ft / person (call-centre density) and 100 sq ft / person (back-office density):
| Team size | Density | Space needed | Layout at Menara Melawangi | Est. monthly cost (all-in, 3.50 psf) |
|---|---|---|---|---|
| 20 pax | 150 sq ft / pax | 3,000 sq ft | 2 – 3 adjacent strata units combined | ~RM 13,500 / month |
| 50 pax | 100 sq ft / pax | 5,000 sq ft | 4 – 5 adjacent strata units combined (rare, requires JMB / strata-title consent) | ~RM 22,400 / month |
| 100 pax | 100 sq ft / pax | 10,000 sq ft | Building does not naturally serve this size; multi-floor combined configuration requires strata owner and JMB cooperation | ~RM 44,800 / month (if achievable) |
Honest caveat for 100 pax: Menara Melawangi is structurally a strata-suite product, not a corporate-tower product. A 100-pax single-tenant footprint requires combining many units across one or more floors, and the building's JMB / master owner (Amcorp Properties Berhad) may not consent. For a 100-pax team, a corporate tower (e.g. Menara Milenium, Pavilion Damansara Heights) is the structurally correct product; Menara Melawangi's natural fit is 5 – 30 pax SME / professional-services tenants.
What is the transit reality?
Menara Melawangi sits on Jalan Persiaran Barat, Pusat Perdagangan Amcorp, PJ Section 52 — the Federal Highway / Taman Jaya LRT corridor. Taman Jaya LRT station (Kelana Jaya line, LRT) is the nearest rail. Walking time depends on which entrance: - Persiaran Barat front entrance (Menara Melawangi address side): ~4 min walk per ceotower / lelongtips marketing. - Amcorp Mall south-east side: ~15 min / ~1.1 km walk per Moovit.
E-hailing (Grab) pickup is easy at the Amcorp Mall main entrance off Persiaran Barat. Federal Highway direct ingress; SPRINT highway nearby via Jalan Kayu Ara. The Amcorp Trade Centre is well-served by RapidKL buses on Jalan Timur / Federal Highway corridor. Standard serviced-suite parking is not allocated per NLA; the Amcorp Mall podium parking is the closest alternative. For another option in the same area, see the Petaling Jaya residential and commute options.
Who is in the building?
Menara Melawangi is strata-titled — there is no single anchor tenant. Confirmed tenants from Bursa prospectuses, company filings, and self-published contacts:
- KJ Technical Services Sdn Bhd (KJTS Group Berhad, Bursa: 0293) — Suite EL-11-06, 11th floor, 818 sqft, leased since 25 April 2005 (continuously renewed); current term 11 Nov 2021 – 12 Nov 2026 at RM 54,000 / year (RM 5.50 psf). Demonstrates a long-term SME / professional-services skew.
- Digistar Corporation Berhad (Bursa-listed) / Synergy Professionals Group Sdn Bhd — registered office at Unit EL-11-01, 11th floor.
- Melati Ehsan Holdings Berhad (Bursa: 5129) — Unit EL-11-01 is the broadcast venue for general meetings.
- Consortium Jaringan Selangor Sdn Bhd (KJS) — Suite W-11-19, 11th floor (telecoms / fibre-network operator).
- Clinical Research Malaysia (CRM) — Suite E-10-20, 10th floor (Ministry of Health–linked CRO network).
- Tawfeek Badjenid & Partners (legal) / New York Skin Solutions Sdn Bhd / Dragon-i — Suite E-09-20, 9th floor (multi-tenant).
- Zaim Express Sdn Bhd (logistics / e-commerce fulfilment) — Suite W-09-02, 9th floor.
- DNA Energie Sdn Bhd (renewable energy / energy services) — Suite E-9-11, 9th floor.
Tenant mix inference: SME / professional-services (legal, contract research, telecoms, logistics, energy, listed-company back offices). The roster contains 2 Bursa-listed companies (Digistar, Melati Ehsan) using the address as a registered office. No MNC anchor has been identified, and the building is not MSC / MD-status certified. If this one is not the right fit, the MNC corporate office expansion in KL covers an alternative close by.
What are the lease risks and exit mechanics?
- Reinstatement cost — Bare-shell reinstatement is not standard for strata sub-1,500 sqft suites. Strata owners typically deliver "partly-fitted" (carpet, ceiling tiles, lighting) and accept the same back. Verify the partly-fitted scope in the Tenancy Agreement before signing.
- Break clause — Year-2 with 3-month notice is the market norm for small-suite strata offices. Building-specific wording unverified. The China-PRC experience (thepaper.cn 2025-08-13) shows that "even after forfeiting your deposit, you still need to keep paying the remaining rent" — read the break clause carefully; the deposit-forfeit + ongoing-rent exposure is the dominant small-strata-suite risk.
- Diplomatic clause — Not standard for PJ small strata offices. No published disclosure; building management call required. For foreign tenants (PRC, SG, ID companies expanding to MY), this is a structural difference from a corporate-tower lease.
- Fair wear and tear vs damage — Take a time-stamped photographic inventory at move-in and move-out. For unreturned-deposit disputes, the small-claims track is the cited recourse. No public Malaysian tenancy-tribunal path with binding published guidance — the lease is the law; documentation wins the dispute.
- Rent review / escalation — 5 – 10% on renewal is market norm for PJ small strata offices; not standardised for sub-1,000 sqft units. Confirm the renewal mechanic with the strata owner.
Malaysia Digital / MSC status box
Building-level MD / MSC status: NOT publicly claimed for Menara Melawangi. The 27-storey / 400-serviced-suite / 3-level-business-suite configuration is a serviced-residence + strata-office product — not an MSC / MD-designated corporate tower. For context only: MD status is company-activity-based since 25 March 2022, not building-bound. A foreign-owned company expanding into Menara Melawangi obtains MD status through its own qualifying activity, not by being physically located in an MD-designated building.
How does the block compare with — Petaling Jaya (Section 52 / Federal Highway) peers?
| Building | Submarket | Grade | Asking (RM psf) | Floor plate / unit | Last verified |
|---|---|---|---|---|---|
| Menara Melawangi (this page) | PJ Section 52 (Amcorp Trade Centre) | B (strata offices) | 2.00 – 4.00 (5,000 psf) | 538 – 1,333 sqft strata units | 2026-08-06 |
| Amcorp Tower | PJ Section 52 (Amcorp Trade Centre) | B (strata offices) | 3.00 – 4.00 (PJ Section 52 band) | per unit; same Amcorp Trade Centre | 2026-08-06 |
| PJ8 Office (PJS 8) | PJ Section 8 / Federal Highway | B (corporate / SOHO) | 3.50 – 4.50 (PJ8 band) | per unit; 50,000+ sqft total | 2026-08-06 |
| PJ Midtown Office | PJ Section 13 / Federal Highway | B – A (mid-tier) | 3.50 – 4.50 (PJ Midtown band) | 1,500 – 8,000 sqft | 2026-08-06 |
| Sunway Tower | PJ Section 19 (near Asia Jaya LRT) | A (corporate) | 4.50 – 5.50 (PJ Section 19 band) | per floor | 2026-08-06 |
Positioning summary: Menara Melawangi is at the low end of the PJ Federal-Highway small-suite band — cheapest 5,000 sqft in PJ, but the strata-titled configuration means single-floor full-tenant fit is rare. For 5 – 30 pax SME / professional-services tenants, it is one of the most cost-effective addresses in PJ Section 52 with a direct LRT link (Taman Jaya, Kelana Jaya line). For 50+ pax corporate tenants, PJ8 / PJ Midtown / Sunway Tower are the structurally correct products with single-floor / multi-floor corporate-tower layouts. To see how this option sits within its wider area, read the Petaling Jaya commercial office guide.
FAQ — Menara Melawangi (2026)
Is Menara Melawangi Malaysia Digital / MSC-status?
Not publicly claimed. The 27-storey complex is a serviced-residence + strata-office product, not MSC-designated. MD status is company-activity-based since 25 March 2022, not building-bound.
What is the service charge at Menara Melawangi?
Unverified — building management call required. Strata-titled offices pay via the Joint Management Body (JMB) sinking fund, not as a single landlord-disclosed psf. Estimated RM 0.40 – 0.60 psf (unverified).
How much is a 5,000 sq ft office at Menara Melawangi per month?
~RM 22,400 / month all-in at the median asking RM 3.50 psf + assumed RM 0.50 psf service charge + SST 8% (in force since 1 July 2025, per the live MySST FAQ). Requires combining multiple strata units; the building does not naturally serve a single 5,000 sqft full-floor tenant.
What is the floor plate size at Menara Melawangi?
538 – 1,333 sqft per typical individual strata unit. Combined strata units of up to 3,000 – 6,000 sqft exist for larger tenants. The 27-storey tower combines 400 serviced-residence suites with 3 levels of business-suite strata offices.
Is Menara Melawangi green certified?
No published green certification — a dated broker listing listing: "Accreditation: None".
How far is Menara Melawangi from the nearest MRT / LRT?
Taman Jaya LRT (Kelana Jaya line) is ~4 min walk from the front (Persiaran Barat) entrance, ~15 min (~1.1 km) from the Amcorp Mall south-east side. Walk-time depends on which entrance the tenant uses. No MRT within easy walking distance.
What is the car park ratio at Menara Melawangi?
Unverified — no published ratio. Amcorp Trade Centre uses shared Amcorp Mall podium parking; not allocated per NLA for office suites. Visitor / tenant parking is per-entry rather than monthly.
What is the minimum lease term at Menara Melawangi?
1 year (ziba-property.com.my explicitly: "Minimum rent period is ONE year"). PJ small-suite market norm.
Does Menara Melawangi's landlord accept a diplomatic clause for foreign tenants?
Not standard for PJ small strata offices. No published disclosure; building management call required. For foreign tenants (PRC / SG / ID companies expanding to MY), this is a structural difference from a corporate-tower lease — negotiate the lock-in (typically 1 year) carefully.
What is the reinstatement cost at lease exit at Menara Melawangi?
Bare-shell reinstatement is not standard for strata sub-1,500 sqft suites — strata owners typically deliver "partly-fitted" (carpet, ceiling tiles, lighting) and accept the same back. Confirm the partly-fitted scope in the Tenancy Agreement before signing.
What does the verified stamp cover?
Rent range, Taman Jaya LRT proximity, and tenant roster verified 2026-08-06 by SPEEDHOME. Service charge, parking rate, MD status, diplomatic clause, and bare-shell reinstatement norm are unverified in publicly available sources — building management call required to confirm.
Last verified 2026-08-06. Verified by SPEEDHOME research. No invented data; unverified fields are stated as such.