Menara Melawangi Office for Rent in Petaling Jaya (2026)
Answer capsule (60 words)
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 | 8% sales tax on rent. |
| 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.
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.
Who's 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.
Lease risk & 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 claimed in the sources reviewed 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.
Compare block — 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.
FAQ — Menara Melawangi (2026)
Is Menara Melawangi Malaysia Digital / MSC-status?
not claimed in the sources reviewed. 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 + 8% SST. 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.
Verified stamp
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.
Compare more KL offices
Start with the KL office leasing guide. Then compare Amcorp Tower and CP Tower before shortlisting a building.