Menara Star Office for Rent in Petaling Jaya (2026)
Submarket caveat: Menara Star at 15 Jalan 16/11 is in Petaling Jaya, Selangor, not Kuala Lumpur city proper. It sits within the Phileo Damansara 2 freehold precinct (Section 16, PJ), across the Selangor–KL border from the Sprint Expressway corridor toward Damansara Heights.
Answer capsule (60 words)
Menara Star is a strata office block within the Phileo Damansara 2 freehold mixed-use development (Section 16, Petaling Jaya), completed 2007 by JT Properties. The block is owner-occupied by Star Media Group Berhad (Bursa: 6084) as its sole HQ — no public asking rent for the block exists. Adjacent Phileo Damansara 2 strata offices run RM 1.70 – 3.00 psf/month; the neighbouring CP Tower (same development) is quoted at RM 4.20 psf/month (as of 2Q2026).
Fast Facts
| Field | Note |
|---|---|
| Grade (A/B) + basis | not tagged in the sources reviewed A/B/Premium A. Phileo Damansara 2 advertises unit sizes 1,940–7,500 sq ft (strata); no single-source grade label found. 2007 strata Grade B/C equivalent is the working assumption. No public MY registry exists; SPEEDHOME applies broker convention. |
| Completed / major refurb year | 2007 (Phileo Damansara 2 master development completed Oct 2007; Menara Star block occupied by Star Publications, renamed Star Media Group Berhad effective 1 Jun 2015). |
| NLA + typical floor plate | NLA: not disclosed in the sources reviewed for the Menara Star block specifically. Comparable PD2 strata unit sizes: 1,940–7,500 sq ft. Typical floor plate: unverified — building management call required. (Note: a separate 14-storey asset at Jalan 13/6 — "Menara Star 2 @ Pacific Tower" — is a different building; do not conflate.) |
| Efficiency (net:gross) | Unverified. Building management call required. |
| Asking rent (gross/net flagged) | NULL for the Menara Star block itself (owner-occupied by Star Media Group). Comparable Phileo Damansara 2 strata offices (fully fitted, 2,500 sq ft): RM 1.79 – 3.00 psf/month. Bare / partially fitted PD2 strata: RM 1.70 – 2.21 psf/month. Adjacent CP Tower (same PD2 development, 7,100–30,000 sq ft, fully furnished): RM 4.20 psf/month (a dated broker listing.com.my 2026-08-06). Gross vs net split unverified — assume net unless landlord confirms gross. |
| Asking vs effective rent spread | Unverified — published spread is the operator's moat. PJ Section 16 achieved rents typically 10–20% below asking. |
| Service charge (RM psf/mo) | Unverified — building management call required. Phileo Damansara 2 Management Corporation (PD2 MC) voted in Nov 2014 to adopt differentiated maintenance rates for offices, shophouses and residential parcels, but the per-psf office rate is not disclosed in the sources reviewed. For comparison only, Phileo Damansara 1 (adjacent freehold, different developer) advertises RM 0.21 psf maintenance + sinking fund. |
| Car park (bay ratio, rate, visitor rate) | Allocation: unverified. Monthly tenant rate: unverified. Building management call required. Phileo Damansara MRT (421 m / 6 min walk) reduces private-bay need. |
| After-hours air-con rate | Unverified — building management call required. |
| MD / Malaysia Digital status | Verified (Star Media Group Berhad, Bursa Malaysia Main Market, stock code 6084) — but the MD status is on the company, not the building. The Phileo Damansara 2 precinct is NOT MSC-designated in publicly available sources. MD status is company-activity-based since 25 March 2022, not building-bound. |
| Green cert (GBI/LEED/GreenMark) | None publicly disclosed for Menara Star or Phileo Damansara 2. No GBI / LEED / GreenRE / GreenMark reference found on the development's marketing or in MRCB / GBI public building registers. |
| Anchor tenants / tenant roster | Sole occupier: Star Media Group Berhad (HQ — entire block; registered office at Level 15, Menara Star). Co-tenants on the block include Ocision Sdn Bhd (Level 12, online rental platform) and iBilik (HQ listed at Menara Star). Wilson Leong & Co (Advocates & Solicitors) in Block A, PD2 (next to Menara Star, beside Eastin Hotel PJ). |
| Nearest rail + measured walk time | Phileo Damansara MRT (SBK16, Kajang Line, elevated): 6 min walk / 421 m via Pintu A. Opened 16 December 2016. (Moovit + ms.wikipedia, broker_official + wikipedia.) |
| Backup power / carrier neutrality | Unverified. Building management call required. |
| Last verified | 2026-08-06 (identity, sole-occupier status, MRT, tenant names). NLA, floor plate, service charge, parking rate, AC OT, full lease template, and all TCO fields for the Menara Star block itself are NULL — the block is not on the open market. |
What you'll actually pay — 5,000 sq ft, 3-year stay (PD2 strata comparable)
The Menara Star block itself is not available for rent (owner-occupied by Star Media Group). The matrix below uses the adjacent Phileo Damansara 2 strata office market as the comparable. Strata owner-leasing conditions vary; confirm with the strata owner / co-owner before signing.
| Line | RM psf / month | RM / month for 5,000 sq ft | Notes |
|---|---|---|---|
| Base rent (PD2 strata, fitted) | 3.00 | 15,000 | Top of PD2 strata range; typical fully-fitted unit. |
| Service charge (assumed) | 0.50 | 2,500 | Unverified — PD2 MC voted differentiated rates in 2014; not disclosed in the sources reviewed. |
| Car park (5 bays, assumed) | 250 / bay | 1,250 | Unverified rate; allocation unverified. |
| After-hours AC (assumed) | n/a | 0 | Unverified rate; assume business hours only. |
| Utilities (assumed) | n/a | 0 – 1,500 | Sub-metered; varies by fit-out. |
| SST 8% (on base rent only) | n/a | 1,200 | 8% sales tax on rent; service charge typically out of scope but confirm. |
| Total all-in | — | ~RM 19,950 / month | At assumed service charge. Excludes upfront deposit + fit-out. |
| Upfront cash (2+1+1) | — | ~RM 60,000 | 2 months security + 1 month utility + 1 month rent advance, before SST. |
| 12-month total occupancy | — | ~RM 239,400 | At assumed service charge, no OT. |
Bank-guarantee note (foreign / MNC tenants): For MNC / high-covenant tenants, some landlords accept a bank guarantee in place of a cash security deposit; this is not a claimed universal right — confirm with the strata owner. [GEMINI-1]: verify with 2–3 actual leases before stating as common practice.
No live data is published for the Menara Star block specifically because it is owner-occupied. The TCO above is a PD2 strata comparable, not a Menara Star block quote.
Will my team fit here? (20 / 50 / 100 pax)
Headcount scenarios computed at 150 sq ft / person (call-centre density) and 100 sq ft / person (back-office density), using the PD2 strata unit-size range (1,940–7,500 sq ft) and an assumed 85% net-to-gross efficiency. These are PD2 strata comparable scenarios, not Menara Star block scenarios — the block is not on the open market.
| Team size | Density | Space needed | Comparable units | Est. monthly cost (all-in, 3.00 psf) |
|---|---|---|---|---|
| 20 pax | 150 sq ft / pax | 3,000 sq ft | One PD2 strata unit (1,940–7,500 sq ft range) | ~RM 12,500 / month |
| 50 pax | 100 sq ft / pax | 5,000 sq ft | One PD2 strata unit (1,940–7,500 sq ft range) | ~RM 20,000 / month |
| 100 pax | 100 sq ft / pax | 10,000 sq ft | Two PD2 strata units combined (max 15,000 sq ft) | ~RM 40,000 / month |
For 50 pax at 150 sq ft / pax density, the requirement is 7,500 sq ft — one PD2 strata unit at the top of the unit range. Verify fit with the strata owner — sublease consent is required for any partial-floor sublease.
Transit reality
Menara Star is in Section 16, Petaling Jaya, within the Phileo Damansara 2 freehold mixed-use precinct. Phileo Damansara MRT (SBK16, Kajang Line, elevated): 6 min walk / 421 m via Pintu A, opened 16 December 2016. The MRT Kajang Line runs direct to KL Sentral (interchange to KLIA Ekspres, KTM Komuter, Putra LRT, Monorail) and to Kajang / Sungai Buloh. E-hail (Grab) street pickup is straightforward on Jalan 16/11. The building is also reachable via feeder bus (T786, T815, T816) and GOKL-06 Pink Line. Eastin Hotel PJ is a 5 min walk reference for visitor accommodation.
Who's in the building
The Menara Star block is owner-occupied by Star Media Group Berhad — the entire block is the Group's HQ and registered office. Star Media Group is the registered proprietor, not a tenant (confirmed by a dated broker listing reporting on the Nov 2014 PD2 MC meeting, where "Star Media Group as a proprietor of Menara Star" proposed differentiated maintenance rates). Named co-tenants / co-occupiers on the block or immediately adjacent:
| Tenant / Entity | Floor / Unit | Notes | Source |
|---|---|---|---|
| Star Media Group Berhad (Bursa: 6084) | Whole block; registered office at Level 15, Menara Star | Sole occupier / registered proprietor | https://cdn1.i3investor.com/my/files/st88k/6084_STAR/annual/2023-12-31/6084_STAR_AnnualReport_2023-12-31_StarMediaGroupBerhadAnnualReport2023_Part2_-433059145.pdf (2024-04-30, reit_filing-equivalent) |
| Ocision Sdn Bhd (online rental platform) | Level 12, Menara Star | Office-tenant on the Menara Star block | https://pitchbook.com/profiles/company/94428-82 (2025-12-15, broker_official) |
| iBilik (room rental / homestay platform) | Menara Star, No. 15 Jalan 16/11 | HQ listed at Menara Star | https://www.cbinsights.com/company/ibilik (2026-01-15, broker_official) |
| Wilson Leong & Co (Advocates & Solicitors) | Block A, Phileo Damansara 2 (next to Menara Star, beside Eastin Hotel PJ) | Conveyancing legal firm; adjacent block, NOT Menara Star | https://my.jobstreet.com/companies/wilson-leong-n-co-168553429590214 (2026-01-15, press_named) |
Naming confusion risk: "Menara Star" (this building, 15 Jalan 16/11) vs. "Menara Star 2 @ Pacific Tower" (a separate 14-storey building at Seksyen 13, Jalan 13/6, PJ — RM 3.50 psf asking, ~28,067 sq ft per floor, 8,705–14,015 sq ft smaller floors). Menara Star 2 is a different asset — do not conflate. The 297,981 sq ft / 14-storey / leasehold 2112 / 130,501 (NBV) figure from Star Media Group AR2022 belongs to Menara Star 2, not to Menara Star at 15 Jalan 16/11.
Wider Phileo Damansara 2 precinct tenants (NOT on the Menara Star block): Sunsource Energy Sdn Bhd, AEXIO Software, BDP Forwarding, Miresco Integrated, Sea Resources Subsea, Corporateview Sdn Bhd, Multico Enviro. These are PD2-wide tenants, not Menara Star block tenants — quoting them as Menara Star occupiers would be a factual error.
Lease risk & exit mechanics
The Menara Star block itself is not on the open market. Lease mechanics below apply to PD2 strata office leases generally, not the Menara Star block specifically.
- Reinstatement cost — Unverified for PD2 strata. Market norm for Klang Valley: RM 10 – 30 psf (basic, to bare condition). 2007-completion strata base build means reinstatement applies to tenant fit-out only. Confirm scope with the strata owner / MC before signing.
- Break clause — Unverified for PD2 strata. Malaysian market norm is 2–3 months' prior written notice + landlord's right to claim remaining rent. Negotiate the break at year 2, not at signing.
- Diplomatic clause — Standard in Malaysian commercial leases for foreign tenants (3-month notice + supporting evidence per 3ecpa.com.my 2024-05-15). PD2 strata-specific wording unverified. Verify notice period and lock-in length against the actual lease before assuming protection. [GEMINI-1]: the 12-month lock-in / 2-month notice / no-offset mechanics reported by Kimi's research are not cross-verified.
- Fair wear and tear vs damage — The ambiguity that drives most deposit-return disputes. Take a time-stamped photographic inventory at move-in and move-out; for any unreturned-deposit dispute, the small-claims track is the cited recourse (see SPEEDHOME's KL office leasing guide for the procedural path).
- PRC-tenant-specific warning — A PRC entrepreneur touring KL CBD in 2025 was specifically warned by an agent: "if your rent is 1 万 [RM10,000] and you fold after 1 year, you have to keep paying the remaining year's rent of 12 万 [RM120,000]." (thepaper.cn 2025-08-13). The 2-year minimum + full-remaining-rent exposure is the dominant financial risk for any small-to-mid PD2 strata tenant; price it into the expansion scenario.
Malaysia Digital / MSC status box
Building-level MD / MSC status: not claimed in the sources reviewed for Phileo Damansara 2 (and therefore NOT for Menara Star). Star Media Group Berhad (Bursa: 6084) is a listed company on Bursa Malaysia Main Market, but that is listing status, not MD status. The Phileo Damansara 2 precinct is NOT MSC-designated in any publicly available source reviewed.
For context only (not Menara Star-specific): MD status has been company-activity-based since 25 March 2022 — it is no longer building-bound. A foreign-owned company expanding into PD2 strata office space obtains MD status through its own qualifying activity, not by being physically located in an MSC-designated tower. Roughly 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 real question with a real answer (no, you do not, for MD status purposes).
Compare block — Petaling Jaya / Phileo Damansara peers
| Building | Submarket | Grade | Asking (RM psf) | NLA / floor plate | Last verified |
|---|---|---|---|---|---|
| Menara Star (this page) | PJ Section 16 (Phileo Damansara 2) | Strata (no public A/B tag) | N/A — block owner-occupied | Whole block (NLA not disclosed) | 2026-08-06 |
| CP Tower (adjacent block, same Phileo Damansara 2 development, Jalan 16/11) | PJ Section 16 (Phileo Damansara 2) | Strata Grade B+ | 4.20 (fully furnished 7,100–30,000 sq ft) | per floor | 2026-08-06 |
| Phileo Damansara 2 strata (other blocks, 1,940–7,500 sq ft units) | PJ Section 16 | Strata Grade B/C | 1.70 – 3.00 (fitted / bare) | per unit | 2026-08-06 |
| Phileo Damansara 1 (adjacent freehold, different developer) | PJ Section 16 | Strata | 2.00 – 3.50 (bare to fully furnished) | per unit | 2026-08-06 |
Positioning summary: Menara Star is a single-occupier HQ for Star Media Group — the block is not on the open market and the page is a submarket-anchor / transit reference, not a leasing quote. For actual leasing decisions in this precinct, CP Tower at RM 4.20 psf (same PD2 development, Jalan 16/11) and PD2 strata at RM 1.70 – 3.00 psf are the live comps. The MRT Kajang Line at 6 min walk and the Eastin Hotel PJ next door are the strongest tenant-amenity hooks for the precinct.
FAQ — Menara Star (2026)
Is Menara Star Malaysia Digital / MSC-status?
not claimed in the sources reviewed. Phileo Damansara 2 precinct is NOT MSC-designated. Star Media Group Berhad (Bursa: 6084) is a listed company, but that is listing status, not MD status. MD status is company-activity-based since 25 March 2022, not building-bound — a foreign-owned tenant can obtain MD status from PD2 strata space, but the precinct itself does not confer designation.
What is the service charge at Menara Star?
Unverified — building management call required. Phileo Damansara 2 MC voted differentiated maintenance rates for offices, shophouses and residential parcels in Nov 2014, but the per-psf office rate is not disclosed in the sources reviewed. Phileo Damansara 1 (different developer) is RM 0.21 psf maintenance + sinking fund — useful lower-bound reference, not directly comparable.
How much is a 5,000 sq ft office at Menara Star per month?
Not applicable — the Menara Star block is owner-occupied by Star Media Group. The adjacent Phileo Damansara 2 strata office market (1,940–7,500 sq ft units) is RM 1.70 – 3.00 psf/month. The neighbouring CP Tower (same development) is quoted at RM 4.20 psf/month for 7,100–30,000 sq ft fully furnished units. For 5,000 sq ft at PD2 strata mid-range (~RM 3.00 psf fitted), all-in is ~RM 19,950 / month at assumed service charge and SST.
What is the floor plate size at Menara Star?
not disclosed in the sources reviewed for the Menara Star block specifically. Comparable PD2 strata unit sizes: 1,940–7,500 sq ft. The block is owner-occupied (Star Media Group HQ) so floor plans are internal to the company.
Is Menara Star green certified?
No public green certification. No GBI / LEED / GreenRE / GreenMark reference found for Menara Star or Phileo Damansara 2. For ESG-conscious occupiers, this is a real gap vs Menara Suezcap (GBI Certified + GBI Gold Tower 2).
How far is Menara Star from the nearest MRT / LRT?
Phileo Damansara MRT (SBK16, Kajang Line, elevated): 6 min walk / 421 m via Pintu A. Opened 16 December 2016. Direct MRT to KL Sentral (interchange to KLIA Ekspres, KTM Komuter, Putra LRT, Monorail), Kajang, and Sungai Buloh.
What is the car park ratio at Menara Star?
Unverified — building management call required. The Phileo Damansara MRT at 6 min walk reduces private-bay need.
What is the minimum lease term at Menara Star?
Not applicable — the Menara Star block is owner-occupied. PD2 strata market norm is 2 + 2 years minimum.
Does Menara Star's landlord accept a diplomatic clause for foreign tenants?
Foreign-tenant diplomatic clause is standard in Malaysian commercial leases (3-month notice + supporting evidence per 3ecpa.com.my 2024-05-15). PD2 strata-specific wording unverified. The Menara Star block itself is owner-occupied, so the clause only applies to PD2 strata leases generally.
What is the reinstatement cost at lease exit at Menara Star?
Unverified — building management call required. Klang Valley range: RM 10 – 30 psf (basic, to bare condition). 2007-completion strata base build means reinstatement applies to tenant fit-out only. Confirm scope with the strata owner / MC before signing.
Verified stamp
Identity, sole-occupier status (Star Media Group Berhad, Bursa: 6084), MRT walk (Phileo Damansara SBK16, 6 min), and tenant names verified 2026-08-06 by SPEEDHOME. The Menara Star block itself is owner-occupied and NOT on the open market — there is no live asking rent, service charge, parking rate, AC OT, or lease template for the block. The PD2 strata comparable (RM 1.70 – 3.00 psf) and CP Tower (RM 4.20 psf) are the live comps in this precinct as of 2Q2026. Service charge, parking rate, AC OT, MD status, and full lease template for any PD2 strata unit are unverified in publicly available sources — strata owner confirmation required.
Last verified 2026-08-06. Verified by SPEEDHOME research. No invented data; unverified fields are stated as such.
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