PJ8 Office Tower PJ Section 8 for Rent (2026)

Q: How far is PJ8 from the nearest LRT?

Asia Jaya LRT Station (Kelana Jaya Line) is a ~5-minute walk (300 m from the Federal Highway/Jalan Barat intersection), directly opposite Hilton Petaling Jaya and Sheraton Petaling Jaya. The Federal Highway connects PJ8 to KLCC, Bangsar and the NPE within 15–25 minutes by car.

PJ8 Office Tower (Petaling Jaya Seksyen 8) for rent in 2026: what you'll actually pay

PJ8 Office Tower is a 2008-completed 4-block mixed development at 23 Jalan Barat, Seksyen 8, Petaling Jaya — Block A (13-storey corporate), Block B (12-storey strata), Block C (17-storey corporate) and Block D (38-storey serviced apartment) — with typical office floor plates of 8,000 sq ft rentable / 10,000 sq ft gross, asking rent RM 3.50–5.50 psf/month depending on which block (Block B strata RM 3.50–4.00 psf; Block A and C corporate towers RM 5.00–5.50 psf, verified 2026-08-06), and Asia Jaya LRT (Kelana Jaya Line) a 5-minute walk away opposite Hilton PJ.

Fast facts: PJ8 Office Tower

Field	Value	Source / Date
Grade	A (broker-attributed — corporateoffice.my)	corporateoffice.my, 2026-08-06
Completed	2008 (IJM Land prospectus, a dated broker listing, The Edge)	IJM Land prospectus, 2008-12-31
Block mix	Block A 13-storey corporate; Block B 12-storey strata; Block C 17-storey corporate; Block D 38-storey serviced apartment	GDP Architects, 2026-08-06
Typical office floor plate	8,000 sq ft rentable / 10,000 sq ft gross (architect's brief)	GDP Architects, 2026-08-06
Total office NLA	not disclosed in the sources reviewed in any consulted source — KFPM (property manager) call required	—
Asking rent	RM 3.50–5.50 psf/mo (Block B strata RM 3.50–4.00; Block A and C corporate RM 5.00–5.50)	a dated broker listing / corporateoffice.my / a dated broker listing, 2026-08-06
Service charge	not disclosed in the sources reviewed in any psf figure — building management call required	—
Parking	Season parking RM 300/bay/mo (Parkitmy 2026); 1-bay-per-strata-unit owner allocation; visitor RM 3.20 first hour / RM 2.20 subsequent hour Mon-Fri	Parkitmy / parking.com.my / a dated broker listing, 2026-08-06 / 2020-09-04
Bay ratio (tenant)	not disclosed in the sources reviewed — KFPM call required	—
AC OT rate	not disclosed in the sources reviewed — KFPM call required	—
MD/MSC status	Not disclosed in any consulted source	—
Green cert	not disclosed in the sources reviewed	—
Anchor tenants	IJM Corporation / IJM Land HQ (Block A); Mega First Corporation (Block A Level 12); Masteel / Malaysia Steel Works (Block B West, 13-year lease from 5 Mar 2007); Idaman Harmoni Sdn Bhd (Block C corporate tower landlord); KFPM (whole-complex property manager)	IJM AR 2009; Mega-First AR 2022; Masteel AR 2022; IJM Land prospectus 2008; The Edge 2024
Nearest rail	Asia Jaya LRT (Kelana Jaya Line) — ~5-min walk, 300 m from Federal Highway/Jalan Barat intersection	Wikipedia / corporateoffice.my, 2026-08-06
Tenure	Leasehold 99 years expiring 5 March 2106 (per Masteel AR 2022 land tenure disclosure)	Masteel AR 2022, 2023-04-30
Property manager	Knight Frank Property Management (KFPM) — appointed from completion day one	The Edge, 2024-06-30
Verified date	2026-08-06	This page

What you'll actually pay: 5,000 sq ft TCO at PJ8 Office

A 5,000 sq ft unit at PJ8 Office costs approximately RM 17,500–27,500/month in base rent depending on which block: Block B strata at RM 3.50 psf = RM 17,500; Block A/C corporate at RM 5.50 psf = RM 27,500. The widest within-building asking-rent gap in the PJ Section 8 submarket. The all-in TCO at 5,000 sq ft on the Block A/C corporate assumption:

Line item	RM / month	RM psf/mo	Source / Date
Base rent (5,000 sf × RM 5.50 psf, Block A/C)	27,500	5.50	corporateoffice.my, 2026-08-06
Service charge	not itemised in the sources reviewed — KFPM call required	—	PHB does not publish RM psf for any tenant type
Car park (5 bays × RM 300/mo season, per 1:1,000 sf proxy)	1,500	0.30	Parkitmy 2026, 2026-08-06
AC OT (estimate 30 hr/mo at KL Grade A norm RM 200/hr/floor)	6,000	1.20	KL Grade A norm (Equatorial Plaza peer reference, cbd.my)
Utilities (estimate)	2,000	0.40	Tenant-reported KL Grade A norm
Sub-total before tax	~37,000	~7.40	—
SST 8% on rent + service charge portion (assume service charge RM 0.80 psf placeholder)	~2,520	~0.50	LHDN SST Order 2025 — 8% expanded scope from 1 Jul 2025
Total all-in (estimated)	~39,520	~7.90	—

For 5,000 sq ft at PJ8 Block A or C corporate, expect a true first-month occupancy cost of approximately RM 39,520 — about 44% above the headline RM 27,500 base rent once service charge, parking, AC OT, utilities and SST 8% are added. Block B strata at the same 5,000 sq ft footprint would land closer to RM 25,000/month all-in at RM 3.50 psf asking. The single biggest unknown is the per-psf service charge — KFPM does not publish a per-psf figure for any tenant type. The within-building gap (Block B at RM 3.50 vs Block A/C at RM 5.50) is the most actionable comparison for a tenant: same 5,000 sq ft, same address, 57% headline-rent difference by block.

Will my team fit at PJ8? Three headcount scenarios

PJ8's ~8,000 sq ft floor plates work for SME / mid-market tenants, and the multi-block mix (Block A and C corporate, Block B strata) means a tenant can take a partial floor, a full floor, or stack multi-floor across blocks. Three worked scenarios at Block A/C corporate RM 5.50 psf base rent + estimated 0.80 psf service charge + 1 bay per 1,000 sf parking proxy:

20 pax (lean 100 sf/person = 2,000 sf): a quarter-floor in any of the three blocks; rent RM 11,000/mo, all-in ~RM 15,500/mo. Multiple 1,800–2,500 sf subdivided Block B strata units in active listings.
50 pax (standard 150 sf/person = 7,500 sf): a near-full floor (the typical 8,000 sf plate); rent RM 41,250/mo, all-in ~RM 58,000/mo. The architect's 10-units-per-floor subdivisibility is exactly sized for this take-up.
100 pax (standard 150 sf/person = 15,000 sf): two adjacent floors (e.g. Level 11 + 12) in Block A or C; rent RM 82,500/mo, all-in ~RM 116,000/mo. The 17-storey Block C tower is the most likely to have a continuous multi-floor block for a 100-pax tenant.

A tenant on the Block B strata side at RM 3.50 psf can take 2× the same headline budget and get 2× the square footage: a 100-pax team at 15,000 sf would cost RM 52,500/mo rent (Block B) vs RM 82,500/mo (Block A/C), a 36% saving on headline rent for the same footprint. The catch: Block B is stratified across multiple individual owners, so lease administration is per-unit, not a single landlord of record.

Transit reality at PJ8 Office

PJ8 sits on Jalan Barat, Petaling Jaya Seksyen 8, directly opposite Hilton Petaling Jaya and Sheraton Petaling Jaya, with Asia Jaya LRT Station (Kelana Jaya Line) about 5 minutes' walk away (station code KJ21, opened 1 September 1998, 300 m from the Federal Highway/Jalan Barat intersection; sources: Wikipedia, corporateoffice.my). The walk is along Jalan Barat — a two-lane commercial street with pavement. By car, PJ8 connects directly to the Federal Highway, with the Penchala Link and New Pantai Expressway (NPE) accessible within a few minutes (corporateoffice.my). E-hail pickup: the building's frontage is on Jalan Barat; a tenant can expect standard KL e-hail pickup with no documented surge or queue issues. Car park queue at 8:45am: the multi-block podium / basement split (KFPM-managed) is not documented in the sources reviewed; reserved season parking at RM 300/bay/mo is the practical answer for staff on US/EU hours.

The Federal Highway adjacency is PJ8's most defensible transit asset — it's the main artery from PJ to KLCC, Bangsar, Subang and the NPE; the LRT is the secondary option for staff who don't drive. A Singaporean expansion team flying into Subang Airport (SZB) reaches PJ8 in approximately 20 minutes by car; from KLIA, the Federal Highway puts PJ8 at approximately 45–55 minutes depending on time of day.

Who's in the building: confirmed PJ8 tenants

PJ8's tenant mix splits by block ownership structure: IJM and Mega-First anchor Block A, Idaman Harmoni owns Block C, and Block B is stratified across individual investors. Confirmed public-record tenancies:

IJM Corporation Berhad / IJM Land Berhad (Bursa: 3336) — HQ at PJ8 Block A; the development is their own build, and their 2009 annual report describes "PJ8 comprising commercial offices and service suites in Petaling Jaya, Selangor" as a completed project. (IJM AR 2009, 2009-12-31)
Mega First Corporation Berhad (Bursa: 3069) — registered office at "A-12-01, Level 12, Block A, PJ8, No. 23 Jalan Barat, Seksyen 8, 46050 Petaling Jaya"; reports Block A as an investment property with NBV RM 121,109 ('000) in 2019, generating RM 5.908 million rental income in 2022 (~4.3% yield). (Mega-First AR 2022 + AGM-57, 2023-04-30 / 2023-05-24)
Idaman Harmoni Sdn Bhd — landowner of Block C (17-storey corporate office tower); IJM Land JV partner since 2008. (IJM Land prospectus 2008, 2008-12-31)
Malaysia Steel Works (Masteel) KLK — long-term Block B (West Wing) tenant; 3,003 sqft and 4,176 sqft units, 13-year leasehold at 99-year tenure from 5 March 2007. (Masteel AR 2022, 2023-04-30)
Knight Frank Property Management (KFPM) — appointed property manager for the whole complex (4 blocks A, B, C, D) from day one. (The Edge, 2024-06-30)
My Weekend Plan Sdn Bhd — small office tenant at B-03-05, Block B West, Level 3 Unit 5. (myweekendplan.asia, 2026-08-06)

The IJM + Mega-First anchor combination on Block A is unusually strong for a PJ submarket building — two Bursa-listed names on the same floor plate gives a tenant a defensible "anchor neighbours" deck slide. Block C's Idaman Harmoni ownership is a single-landlord structure (vs Block B's strata fragmentation), making Block C the natural choice for a tenant that wants one negotiation, one rent collection point, and one fit-out approval path.

Lease risk and exit mechanics at PJ8

PJ8's standard lease-clause set is not published in any source consulted. Two inferred, three unconfirmed:

Reinstatement cost at exit: not disclosed in the sources reviewed. PJ Section 8 market norm is RM 10–30 psf for partition/cabling strip-out. Building management call required (KFPM) for the PJ8-specific scope and cost. (general Klang Valley norm, clickbina 2026)
Break clause: Not disclosed. By negotiation only — to be confirmed with the landlord (Idaman Harmoni for Block C; IJM Land for Block A; individual strata owners for Block B).
Fair wear and tear vs damage: The single most common deposit-dispute trigger in Malaysian commercial leases is the ambiguity at exit about what counts as fair wear (landlord absorbs) vs tenant-caused damage (tenant pays to rectify). The practical protection is a photographic move-in/move-out inventory with date-stamped photos, signed by both tenant and landlord at handover; this is general practice across Klang Valley strata and corporate offices, not a PJ8-specific policy. (general MY practice, v2 spec §2)
Rent escalation: not disclosed in the sources reviewed. PJ strata norm is 5–10% per annum; corporate-tower norm is 5–8% or 0% over 3-year fixed with 3-yearly market review. Building management call required for the PJ8 figure.

The first-person ZH account of the standard MY commercial-lease trap remains the strongest single quote for the practical mechanics: "如果你签完合同，中途不做了……没收你的押金，你还需要继续把剩余的租金付完" (thepaper.cn, 2025-08-13) — early exit on a multi-year commercial lease in Malaysia forfeits the deposit AND leaves the tenant liable for the remaining term's rent. The Masteel 13-year Block B leasehold (exercised 2007, valid through 2020) confirms long-term tenancies are accepted at PJ8, though 13 years is at the long end and a tenant considering the same should expect negotiation on rent review basis and break clause at the 3-year mark.

MD / MSC status box: PJ8 Office

MD/MSC status for PJ8 is not in any consulted public source. IJM Land's 2008 prospectus and 2009 annual report do not state MD/MSC designation for the development; the architect's page (GDP Architects) does not mention it; the Edge, a dated broker listing, a dated broker listing and corporateoffice.my listings leave the field blank. Verified 2026-08-06 as not disclosed in public sources. A tenant should treat this as "unknown — KFPM call required" rather than assume the building is or is not MD-certified. A quick framing: Malaysia Digital (MD) status since 25 March 2022 is company-activity-based, not building-based — the tax incentive (0% on qualifying IP income, 5–10% on non-qualifying) is yours by virtue of what your company does, not where it sits. Roughly 35% of Malaysia's purpose-built office stock is MD-certified; only ~13% of MD companies actually sit in MD-certified premises (Kimi cross-verified research, 2026-07-30).

Compare: Petaling Jaya submarket peer buildings

PJ8 sits in the PJ Section 8 cluster, on the Federal Highway / Asia Jaya LRT corridor. Three other Petaling Jaya buildings in the immediate submarket for a tenant shortlisting an office at this price band:

PJX HM Shah Tower (PJ Exchange) — Section 52, 16A Persiaran Barat; 33-storey Grade A, single landlord (SBC Corporation top 7 floors + 16 stratified below); asking RM 4.00–6.60 psf; Taman Jaya LRT 5-min walk; lower than PJ8's corporate-tower rent in the bare mid-floor band, similar in the high-floor fitted band.
Plaza 33 — Section 13, 1 Jalan Kemajuan; 22-storey (per CBD.my / Investing-Malaysia) Grade A + MSC Cybercentre designation; managed by Pelaburan Hartanah Berhad; asking RM 5.50–7.50 psf; Asia Jaya LRT 15-min walk via T786 feeder bus; a step up the price band from PJ8 with a confirmed MSC designation.
Menara LGB (TTDI / Damansara Utama) — 1 Jalan Wan Kadir 2, Damansara Utama; institutional Grade A in the same LDP/SPRINT corridor; asking RM 4.50–5.50 psf band; closer to PJ8 on price than Plaza 33.

All four sit on the LDP / Federal Highway / SPRINT expressway corridor and serve the PJ / western KL corporate market at the RM 3.50–7.50 psf band — roughly 50–70% of KLCC Grade A (RM 6–12.5 psf, per the v2 spec) and a quarter of Singapore CBD Grade A (S$8–14 psf = RM 28–49 psf at current rates). PJ8's most distinctive feature in this peer set is the within-building Block A/C vs Block B rent gap — a 57% spread on the same address.

FAQ: PJ8 Office Tower (Petaling Jaya)

Is PJ8 Office Tower Malaysia Digital / MSC-status?

Not disclosed in any consulted public source (IJM AR 2009, IJM Land prospectus 2008, GDP Architects project page, The Edge, a dated broker listing, a dated broker listing, corporateoffice.my, KFPM) as of 2026-08-06. MD status since 25 March 2022 is company-activity-based, not building-based — the building designation is ecosystem signal, not a tax event for the tenant.

What is the service charge at PJ8 Office?

not disclosed in the sources reviewed in any listing, landlord source, or broker research consulted. Building management contact: Knight Frank Property Management (KFPM), appointed for the whole complex from completion day one. Budget RM 0.80 psf as a placeholder for early modelling; confirm with KFPM.

How much is a 5,000 sq ft office at PJ8 per month?

At Block A/C corporate asking rent of RM 5.50 psf, base rent is RM 27,500/month. All-in (estimated service charge + 5 parking bays + 30 hrs/mo AC OT + utilities + SST 8%) lands at approximately RM 39,520/month — about 44% above the headline rent. Block B strata at RM 3.50 psf cuts the headline to RM 17,500/month; all-in lands closer to RM 25,000/month.

What is the floor plate size at PJ8?

~8,000 sq ft rentable / ~10,000 sq ft gross per typical office floor across Block A (13-storey), Block B (12-storey) and Block C (17-storey). The architect's brief specifies 4-lift banks and 10 units per floor, with ~80% efficiency, consistent with Grade A corporate-tower design.

Is PJ8 Office green certified?

Not disclosed in any consulted source. The 2008 completion pre-dates the widespread GBI / LEED adoption cycle in PJ commercial stock. KFPM call required for the current green-cert status.

How far is PJ8 from the nearest LRT?

Asia Jaya LRT Station (Kelana Jaya Line) is a ~5-minute walk (300 m from the Federal Highway/Jalan Barat intersection), directly opposite Hilton Petaling Jaya and Sheraton Petaling Jaya. The Federal Highway connects PJ8 to KLCC, Bangsar and the NPE within 15–25 minutes by car.

What is the car park ratio at PJ8?

Tenant bay ratio not disclosed in the available KFPM sources. Strata owners are allocated 1 covered bay per unit (with additional bays available for RM 25,000 one-time charge per extra bay, per a 2014 a dated broker listing listing — this is the strata purchase price, not monthly rent). Season parking for tenants: RM 300/bay/mo per Parkitmy 2026. Public visitor rate: RM 3.20 first hour / RM 2.20 subsequent hour Mon-Fri (parking.com.my 2020).

What is the minimum lease term at PJ8?

not disclosed in the sources reviewed. PJ Section 8 corporate-tower market norm is 3 years; the Masteel 13-year Block B leasehold (exercised 5 March 2007) is the longest public-record tenancy and confirms long-term tenancies are accepted. Building management call required (KFPM) for the current PJ8 minimum.

Verified stamp: Asking rent, parking, anchor tenants (IJM, Mega-First, Masteel, KFPM), completion year, tenure, and architect verified 2026-08-06 by SPEEDHOME. Total NLA, service charge, AC OT rate, MD/MSC status, green cert, break clause, reinstatement cost, and rent escalation rate are not in public sources — building management call required (Knight Frank Property Management, +60 3-XXXX-XXXX, www.kfpm.com.my).

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