PJ Midtown Office for Rent in Petaling Jaya (2026)
Answer capsule (60 words)
PJ Midtown Office is the commercial-office block (4-storey shop-office) of the PJ Midtown mixed-use development at Jalan Kemajuan, Seksyen 13, 46200 Petaling Jaya, Selangor, completed 2018–2019 by the IOI Properties–Sime Darby Property–Brunsfield JV. Not a corporate tower — it is a strata-titled shop-office product aimed at SMEs, clinics, training centres, and professional services. Strata units rent at RM 2.50 – RM 6.52 psf/month (6 active sub-sale listings, as of 2Q2026, median ~RM 3.76 psf). Taman Jaya LRT (Kelana Jaya Line) is ~18 min walk (1,335 m). GBI-certified (developer-declared Gold). Not MSC-designated.
Fast Facts
| Field | Note |
|---|---|
| Grade (A/B) + basis | Not Grade A. PJ Midtown Office is a 4-storey shop-office / retail block with individual strata units (typically 613 – 1,862 sq ft per unit), not a corporate tower. No public listing, broker sheet, or REIT filing classifies PJ Midtown as Grade A or B. Treat as strata small-office / shop-office product for SMEs and professional services. |
| Completed / major refurb year | 2018–2019 — service residence vertical completion December 2018; commercial retail/office arm open by 2019. Sime Darby Property + IOI Properties JV delivery. |
| NLA + typical floor plate | NLA unverified for the office component (no single published NLA figure). Per a dated broker listing / IOI Properties: ~2,400 parking bays and 64 office units on Upper Ground / Level 1 / Level 2 of the 4-storey commercial block. Strata unit size: 613 – 1,862 sq ft per unit (a dated broker listing sub-sale listings); not a corporate floor plate. |
| Efficiency (net:gross) | Unverified. Strata shop-office product; not a single-floor Grade A template. |
| Asking rent (gross/net flagged) | RM 2.50 – RM 6.52 psf/month (6 active sub-sale listings, as of 2Q2026). Median ~RM 3.76 psf. Range reflects unit size, floor, and ground-vs-upper variance. Sample listings: 1,862 sqft bare @ RM 7,000/mo ≈ RM 3.76 psf; 1,820 sqft Office @ RM 2.50 psf (strip listing); 926 sqft ground floor @ RM 5.39 psf; 3,466 sqft corner @ RM 22,600/mo ≈ RM 6.52 psf. Gross vs net split unverified. |
| Asking vs effective rent spread | Unverified at the building level — strata sub-sale means each unit owner (often individual investors) sets their own asking rent. PJ Section 13 submarket is tenant-favourable. |
| Service charge (RM psf/mo) | Unverified — building management call required. No public disclosure of maintenance / service charge for the commercial block. The serviced-residence maintenance fee is RM 0.33 psf (residential line, not office). Building management office at G-32, PJ Midtown (Mr. Jones Chew at IOI Properties). |
| Car park (bay ratio, rate, visitor rate) | Allocation: unverified for the commercial block (2,400+ bays for the integrated residential + commercial development; per-bay commercial allocation not published). Monthly tenant rate: ~RM 250/bay/month (unreserved, indicative) — exapat.com and the Malaysian Parking Rate Directory quote this as a PJ Midtown season-pass benchmark; confirm with management. |
| After-hours air-con rate | Unverified — building management call required. Industry benchmark for Malaysian Grade A office AC OT is RM 50 – 150/hr per zone; PJ Midtown is not a Grade A tower, so the rate may differ. |
| MD / Malaysia Digital status | not claimed in the sources reviewed. No MSC Cybercentre designation published for PJ Midtown. The building is not in any of the main MSC zones (Damansara Uptown, KL Sentral, Cyberjaya). |
| Green cert (GBI/LEED/GreenMark) | GBI certified (Sime Darby Property Facebook post 2020-04 + IOI Properties Group Annual Report 2022 lists PJ Midtown among GBI-certified buildings). The exact GBI rating (Gold vs Certified) is not independently verified by a third party; the Facebook post copy says "GBI Gold compliant" while the IOI AR2022 says "GBI certified" without specifying the rating. The status is "GBI certified" with the Gold label coming from the developer's self-declaration. |
| Anchor tenants / tenant roster | No named corporate anchor tenants in the PJ Midtown Office / shop-office inventory. Tenancy is SME / owner-occupier strata rather than corporate-anchor. Named corporate presences inside the development: IOI Properties Group (G-5, PJ Midtown); Sime Darby Property Berhad (PJ Midtown Property Gallery, G-5, Jalan Kemajuan, Seksyen 13). Strata shop-office tenants consistently described in a dated broker listing sub-sale listings as "Suitable to operate: Training center / Clinic / Esthetic / Dental" — SME / professional-services, not named corporate anchors. |
| Nearest rail + measured walk time | Taman Jaya LRT (Kelana Jaya Line): ~18 min walk (1,335 m). Asia Jaya LRT (Kelana Jaya Line): ~17 min walk (1.4 km) — the alternative. Feeder bus T786 to LRT Asia Jaya / Seksyen 11, 12 PJ; PJ01 to Taman Medan / LRT Asia Jaya / LRT Taman Jaya. Walking is at the edge of practical range; e-hail is the realistic mode for office tenants. |
| Backup power / carrier neutrality | Unverified. Strata shop-office product; backup power is not a typical central system. |
| Last verified | 2026-08-06 (rent + completion year + Taman Jaya LRT walk + tenant character); service charge, parking rate (commercial allocation), AC OT, MD status, GBI rating (Gold vs Certified), and full lease template unverified at the same date. |
What you'll actually pay — 5,000 sq ft equivalent, 1-year stay
The matrix below is built from the asking rent and an assumed service charge midpoint. Note: PJ Midtown Office is a strata shop-office product, not a corporate tower, so the typical tenancy is 1,000 – 1,862 sq ft per unit (not 5,000 sq ft). The 5,000 sq ft benchmark below is the cross-tower comparison anchor used across the cluster.
| Line | RM psf / month | RM / month for 5,000 sq ft (or 1,862 sqft unit) | Notes |
|---|---|---|---|
| Base rent (asking, median) | 3.76 | 18,800 (5,000 sqft) / 7,000 (1,862 sqft) | Asking; effective rent may be lower for strata sub-sale. |
| Service charge (assumed) | 0.40 | 2,000 (5,000 sqft) / 745 (1,862 sqft) | Unverified — residential maintenance is RM 0.33 psf (not office). Shop-office band RM 0.30 – 0.60 psf estimated. |
| Car park (5 bays, assumed) | 250 / bay | 1,250 (5 bays) | Unverified rate; ~RM 250/bay/month indicative season pass. |
| After-hours AC (assumed) | n/a | 0 | Unverified rate; assume business hours only. |
| Utilities (assumed) | n/a | 0 – 800 (1,862 sqft) | Sub-metered; varies by fit-out. |
| SST 6% (on rent for SST-registered landlord) | n/a | 1,128 (5,000 sqft) / 420 (1,862 sqft) | Commercial tenancy SST is 6% on rent if landlord is SST-registered (lhlaw.com.my). Note: the cluster's standard SST rate for Grade A corporate towers is 8%; shop-office commercial tenancy remains 6% per current Malaysian tax practice. |
| Total all-in (5,000 sqft equivalent) | — | ~RM 23,180 / month | At assumed service charge. Excludes upfront deposit + fit-out. |
| Upfront cash (2+1) | — | ~RM 56,400 (5,000 sqft) / ~RM 21,000 (1,862 sqft) | 2 months security + 1 month utility deposit, before SST. Strata norm; some landlords ask for 1+0.5. |
| 12-month total occupancy | — | ~RM 278,000 (5,000 sqft) / ~RM 98,500 (1,862 sqft) | At assumed service charge, no OT. |
Diplomatic clause note (foreign tenants): Foreign-tenant diplomatic clause is available in Malaysian commercial leases for shop-office product (industry default 2-month written notice after 12-month lock-in). PJ Midtown-specific clause wording unverified — strata sub-sale means each unit owner sets their own terms; confirm with the individual landlord. For SME foreign tenants, the bank guarantee in place of a cash security deposit is a possible negotiation lever; this is not a claimed universal right — confirm with the unit owner.
Will my team fit here? (20 / 50 / 100 pax)
PJ Midtown Office is a strata shop-office product, not a corporate tower. The realistic tenancy is SME-sized, 1,000 – 1,862 sq ft per unit (clinic, training centre, agency, professional services). Headcount scenarios below are computed at 150 sq ft / person (call-centre density) and 100 sq ft / person (back-office density), but for the 100-pax scenario a single shop-office unit is impractical — it would require aggregating multiple strata units or relocating to a corporate tower.
| Team size | Density | Space needed | Fit at PJ Midtown | Est. monthly cost (all-in, 3.76 psf) |
|---|---|---|---|---|
| 20 pax | 150 sq ft / pax | 3,000 sq ft | 2 strata units (1,500 sqft each) | ~RM 14,000 / month (2 units combined) |
| 50 pax | 100 sq ft / pax | 5,000 sq ft | 3 strata units (1,800 + 1,800 + 1,400 sqft) — possible but operationally complex | ~RM 23,200 / month (3 units combined) |
| 100 pax | 100 sq ft / pax | 10,000 sq ft | Not practical at PJ Midtown — relocate to a corporate tower (e.g., Menara KLGCC, Menara TNB, or PDH) | N/A — see cluster peers |
Recommendation: PJ Midtown is the right fit for SME / clinic / training / professional services tenants up to ~50 pax. For 50+ pax or any corporate anchor tenant, the cluster peers below are the right reference.
Transit reality
PJ Midtown is in PJ Section 13, an inner-suburb of Petaling Jaya, not in the Federal Territory of Kuala Lumpur. Taman Jaya LRT (Kelana Jaya Line) is the closest rail at ~18 min walk (1,335 m) — at the edge of practical walking range. Asia Jaya LRT (Kelana Jaya Line) is the alternative at ~17 min walk (1.4 km). Feeder bus T786 to LRT Asia Jaya / Seksyen 11, 12 PJ; PJ01 to Taman Medan / LRT Asia Jaya / LRT Taman Jaya — both are realistic last-mile options but add commute friction. E-hail (Grab) is the realistic commute mode for any office tenant; the property is on Jalan Kemajuan, a local PJ road with straightforward car access but no SPRINT/LDP visibility. Car strongly recommended for any team running past 7pm — the LRT walk + feeder bus combination is impractical after hours.
Who's in the building
PJ Midtown is a strata shop-office / mixed-use development with SME / owner-occupier tenants, not a corporate-anchored tower. Named corporate presences inside the development are the developer / JV partners and the property gallery:
- IOI Properties Group (joint-venture partner; office at G-5, PJ Midtown).
- Sime Darby Property Berhad (joint-venture partner; operates the PJ Midtown Property Gallery at G-5, Jalan Kemajuan, Seksyen 13).
- Centria @ PJ Midtown (Sime Darby Property serviced apartment strata; commercial sub-product on the same parcel).
- Strata shop-office tenants (Ground / Level 1 / Level 2 of the 4-storey commercial block) — a dated broker listing sub-sale rental listings consistently describe the tenant uses as "Suitable to operate: Training center / Clinic / Esthetic / Dental" — these are the SME / professional-services tenants, not named corporate anchors.
Note on a dated broker listing BM listing: some listings describe PJ Midtown as "SS2" — this is incorrect; the property is Seksyen 13, not SS2. The BM listing appears to use the more general PJ tag. This page sticks to the correct Seksyen 13 designation per the developer's primary official site.
Lease risk & exit mechanics
- Reinstatement cost — Unverified for PJ Midtown. Shop-office strata range: RM 5 – 20 psf depending on fit-out complexity. lhlaw.com.my states reinstatement is "tenant-borne" in commercial leases. Strata sub-sale means each unit owner sets their own reinstatement scope — confirm with the individual landlord.
- Break clause — Unverified for PJ Midtown. Shop-office industry default: 2-month written notice under a diplomatic clause, exercisable only after 12-month continuous tenancy (lhlaw.com.my). Strata sub-sale means each unit owner sets their own break terms.
- Diplomatic clause — Industry default: 12-month lock-in, 2-month written notice, documentary evidence required (transfer letter / visa-cancellation letter). PJ Midtown-specific wording unverified — strata sub-sale, confirm with the individual unit owner. For SME foreign tenants, the bank guarantee in lieu of cash security deposit is a possible negotiation lever; not a claimed universal right.
- 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 PJ Midtown tenant; price it into the expansion scenario.
- Strata-specific risk — Unlike a Grade A tower with a single landlord and a single lease template, strata sub-sale means each unit owner (often an individual investor) sets their own asking rent, deposit, reinstatement, and break terms. The deal team has to negotiate per unit, not per building. This is a real friction cost for any multi-unit aggregation scenario.
Malaysia Digital / MSC status box
Building-level MD / MSC status: not claimed in the sources reviewed for PJ Midtown Office. The Seksyen 13 submarket is not in the main MSC Cybercentre zones. No MSC Cybercentre designation published for PJ Midtown in publicly available sources.
For context only: MD status has been company-activity-based since 25 March 2022 — it is no longer building-bound. A foreign-owned company expanding into PJ Midtown 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 the building designation is a marketing signal, not a requirement for MD status. For tech / digital / professional services tenants that want a verified MD-status building, the cluster peers below (Pavilion Damansara Heights, etc.) are the right reference.
Compare block — Petaling Jaya / KL Fringe peers
| Building | Submarket | Grade | Asking (RM psf) | NLA / floor plate | Last verified |
|---|---|---|---|---|---|
| PJ Midtown Office (this page) | PJ Section 13 | Strata shop-office (not Grade A) | 2.50 – 6.52 (median 3.76) | 613 – 1,862 sq ft per unit (64 units total) | 2026-08-06 |
| Menara TNB / TNB Gold | Bangsar / Taman Bukit Pantai | A (GBI Gold / Platinum) | 6.00 – 6.50 | 9,000 – 15,000 sq ft | 2026-08-06 |
| Pavilion Damansara Heights | Damansara Heights | A (BCA Green Mark, MSC verified) | 6.50 – 9.00 (bare); 8.00 – 12.00 (fitted) | ~9,128 sq ft typical | 2026-08-06 |
| Menara Melawangi (Amcorp Trade Centre) | PJ Section 52 | B (sub-grade; strata offices) | 2.00 – 4.00 (small suites) | 538 – 1,333 sq ft per suite | 2026-08-06 |
Positioning summary: PJ Midtown sits at the SME strata shop-office end of the PJ / KL Fringe corridor. The price is at the lower end of the PJ office band (median RM 3.76 psf vs MIDA prime PJ range RM 5.00 – 6.42 psf for Grade A towers like Atwater, PJ33, Symphony Square, Jaya One — those are the corporate-grade option, not PJ Midtown). For SME / clinic / training / professional services tenants up to ~50 pax, PJ Midtown is the right address. For 50+ pax corporate anchor tenants, the cluster peers above are the right reference.
FAQ — PJ Midtown Office (2026)
Is PJ Midtown Office Malaysia Digital / MSC-status?
not claimed in the sources reviewed. No MSC Cybercentre designation published for PJ Midtown. MD status is company-activity-based since 25 March 2022, not building-bound — a foreign-owned tenant can obtain MD status from PJ Midtown, but the building itself does not confer designation. For verified MSC / MD Cybercentre, see Pavilion Damansara Heights.
What is the service charge at PJ Midtown Office?
Unverified — building management call required. Building management office at G-32, PJ Midtown (Mr. Jones Chew at IOI Properties, +603-7843 9898). Residential maintenance is RM 0.33 psf (not the office line). Shop-office band RM 0.30 – 0.60 psf (estimate, not building-specific).
How much is a 1,862 sq ft strata unit at PJ Midtown per month?
~RM 8,500 / month all-in at the asking RM 3.76 psf + assumed RM 0.40 psf service charge + 1 bay at assumed RM 250 + 6% SST. For a 5,000 sqft equivalent (3 strata units), the total is ~RM 23,200 / month. Real service charge, parking rate, and SST scope must be confirmed with the unit owner.
What is the floor plate size at PJ Midtown Office?
613 – 1,862 sq ft per strata unit, on Upper Ground / Level 1 / Level 2 of the 4-storey commercial block. 64 office units total in the commercial block. This is a strata shop-office product, not a corporate tower floor plate. For aggregation (5,000+ sqft), multiple units must be combined.
Is PJ Midtown Office green certified?
Yes — GBI certified (Sime Darby Property Facebook post 2020-04 + IOI Properties Group Annual Report 2022). The exact rating (Gold vs Certified) is not independently verified by a third party; the Facebook post says "GBI Gold compliant" while the IOI AR2022 says "GBI certified" without specifying. The status is "GBI certified" with the Gold label coming from the developer's self-declaration.
How far is PJ Midtown Office from the nearest MRT / LRT?
Taman Jaya LRT (Kelana Jaya Line): ~18 min walk (1,335 m). Asia Jaya LRT (Kelana Jaya Line): ~17 min walk (1.4 km) — the alternative. Feeder bus T786 to LRT Asia Jaya / Seksyen 11, 12 PJ; PJ01 to Taman Medan / LRT Asia Jaya / LRT Taman Jaya. E-hail is the realistic commute mode — walking is at the edge of practical range.
What is the car park ratio at PJ Midtown Office?
Unverified for the commercial block. The integrated development has 2,400+ parking bays (residential + commercial). Per-bay commercial allocation not published. Monthly tenant rate: ~RM 250/bay/month (unreserved, indicative) — exapat.com and the Malaysian Parking Rate Directory quote this; confirm with management.
What is the minimum lease term at PJ Midtown Office?
Unverified for PJ Midtown specifically. Shop-office industry default: 1 year (strata sub-sale norm). KL commercial-lease benchmark: 2–3 years (lhlaw.com.my: "Most tenancies / leases of office or retail spaces are for three-year (tenancy) or five-year (lease) terms"). Strata sub-sale means each unit owner sets their own minimum term — confirm with the individual landlord.
Does PJ Midtown Office's landlord accept a diplomatic clause for foreign tenants?
Industry default: 12-month lock-in, 2-month written notice, documentary evidence required. PJ Midtown-specific wording unverified — strata sub-sale means each unit owner sets their own clause; confirm with the individual unit owner. For SME foreign tenants, the bank guarantee in lieu of cash security deposit is a possible negotiation lever; not a claimed universal right.
What is the reinstatement cost at lease exit at PJ Midtown Office?
Unverified — building management call required. Shop-office strata range: RM 5 – 20 psf depending on fit-out complexity. Strata sub-sale means each unit owner sets their own reinstatement scope — confirm with the individual landlord. Industry default: reinstatement is "tenant-borne" in commercial leases (lhlaw.com.my).
Verified stamp
Asking rent, completion year, Taman Jaya LRT walk, GBI certification, and tenant character verified 2026-08-06 by SPEEDHOME. Service charge, parking rate (commercial allocation), AC OT, MD status, exact GBI rating (Gold vs Certified), backup power, and full lease template 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.
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