PJX (PJ Exchange / PJX HM Shah Tower / Menara PJX) for rent in 2026: what you'll actually pay
PJX is a 33-storey Grade A corporate office tower on 2.31 acres at 16A Persiaran Barat, Seksyen 52, 46050 Petaling Jaya, completed 2010 by SBC Corporation Berhad (architect: Dr Tan Loke Mun), with typical floor plates of 13,350 sq ft gross (80%+ efficiency), service charge RM 0.55 psf (verified 2026-08-06), asking rent RM 3.84–7.60 psf/month (bare mid-floor RM 4.00–4.50 psf, fitted high-floor RM 5.50–7.60 psf), and Taman Jaya LRT (Kelana Jaya Line) a 5-minute walk away.
Fast facts: PJX (PJ Exchange / Menara PJX)
| Field | Value | Source / Date |
|---|---|---|
| Grade | A (a dated broker listing, klcc-office, corporateoffice.my all explicitly call it Grade A) | a dated broker listing / corporateoffice.my, 2026-08-06 |
| Completed | 2010 (SBC Corporation Berhad; architect Dr Tan Loke Mun) | a dated broker listing developer record, 2026-08-06 |
| NLA | not disclosed in the sources reviewed; PAG 20th floor = 13,353 sqft (single-floor reference only); indicative 16×13,350 ≈ 213,600 sqft stratified NLA is a calc, not a sourced figure | PAG, 2018-03-21; architect, 2026-08-06 |
| Typical floor plate | ~13,350 sq ft gross (sub-divided into 2/4/6/8 units per floor; efficiency above 80% per architect) | Dr Tan Loke Mun architect portfolio, 2026-08-06 |
| Asking rent | RM 3.84–7.60 psf/mo; bare mid-floor RM 4.00–4.50; fitted high-floor RM 5.50–7.60 | a dated broker listing / a dated broker listing / CEO Tower / a dated broker listing / corporateoffice.my, 2026 |
| Service charge | RM 0.55 psf/mo (a dated broker listing developer record + Settlers listing — 2 sources) | a dated broker listing, 2026-08-06 |
| Parking | 1 bay per 1,000 sq ft (KL Grade A norm, building-specific unverified); 10 lifts; public parking on 2 floors for LRT commuters | JLL / a dated broker listing / The Star 2019, 2026-08-06 |
| Bay rate (tenant) | not disclosed in the sources reviewed — SBC Corporation call required (PJ CBD/Grade A norm RM 250–400/bay/mo) | — |
| AC OT rate | not disclosed in the sources reviewed — SBC Corporation call required (KL Grade A norm RM 180–200/hr/floor) | — |
| MD/MSC status | Not disclosed in any consulted source | — |
| Green cert | not disclosed in the sources reviewed | — |
| Anchor tenants | PAG (Pacific Asia Group, Level 20, 13,353 sqft, owner-occupied); Regus Business Centre (IWG plc, Level 28, serviced office, hot desk RM 727/desk/mo); SBC Corporation (top 7 floors retained under JV) | PAG acquisition announcement, 2018-03-21; coworkinghub, 2026-01-03; architect, 2026-08-06 |
| Nearest rail | Taman Jaya LRT (Kelana Jaya Line) — ~5-min walk, station code KJ20, opened 1 September 1998; "at the doorstep of the building" | Wikipedia / klcc-office, 2026-08-06 |
| Structure | Lower 16 floors sold as stratified corporate offices; top 7 floors (incl. penthouses) retained by SBC Corporation under JV | Dr Tan Loke Mun architect portfolio, 2026-08-06 |
| Verified date | 2026-08-06 | This page |
What you'll actually pay: 5,000 sq ft TCO at PJX
A 5,000 sq ft unit at PJX at the central-tendency RM 4.50 psf costs approximately RM 22,500/month in base rent — competitive against the KLCC Grade A band of RM 6–12.5 psf and roughly 30% below the Knight Frank Q1 2025 PJ submarket average of RM 4.56 psf for mid-floor bare space. The all-in TCO at 5,000 sq ft:
| Line item | RM / month | RM psf/mo | Source / Date |
|---|---|---|---|
| Base rent (5,000 sf × RM 4.50 psf) | 22,500 | 4.50 | a dated broker listing / a dated broker listing / CEO Tower, 2026-08-06 |
| Service charge (5,000 sf × RM 0.55 psf) | 2,750 | 0.55 | a dated broker listing / Settlers, 2026-08-06 |
| Car park (5 bays × RM 330/mo PJ CBD baseline, 1:1,000 sf ratio proxy) | 1,650 | 0.33 | searchofficekl.com KL Convention Centre baseline, 2026 |
| AC OT (estimate 30 hr/mo at RM 200/hr KL Grade A norm) | 6,000 | 1.20 | Equatorial Plaza peer (cbd.my), 2026 |
| Utilities (estimate) | 2,000 | 0.40 | Tenant-reported KL Grade A norm |
| Sub-total before tax | ~34,900 | ~6.98 | — |
| SST 8% on rent + service charge portion | ~2,020 | ~0.40 | LHDN SST Order 2025 — 8% expanded scope from 1 Jul 2025 |
| Total all-in (estimated) | ~36,920 | ~7.38 | — |
For 5,000 sq ft at PJX, expect a true first-month occupancy cost of approximately RM 36,920 at the central-tendency asking rent — about 64% above the headline RM 22,500 base rent once service charge, parking, AC OT, utilities and SST 8% are added. Service charge at RM 0.55 psf is the cleanest disclosure in this wave's three buildings (vs PJ8 and Plaza 33, which leave service charge to building-management call). A high-floor fitted unit at RM 6.50 psf (CEO Tower, 2,108–6,608 sqft) would push the all-in closer to RM 47,000–48,000/month for 5,000 sq ft — the same headline-rent gap, but for a turnkey fit-out with the meeting rooms and partitions already in.
Will my team fit at PJX? Three headcount scenarios
PJX's ~13,350 sq ft floor plates work for mid-market and larger tenants, with a 2/4/6/8 unit subdivisibility that lets a tenant take a half-floor, a full floor, or multi-floor. Three worked scenarios at RM 4.50 psf base rent + RM 0.55 psf service charge + 1 bay per 1,000 sf parking proxy:
- 20 pax (lean 100 sf/person = 2,000 sf): a 1/6-floor subdivision; rent RM 9,000/mo, all-in ~RM 14,800/mo. Multiple 1,173–2,500 sf units in active a dated broker listing / a dated broker listing listings.
- 50 pax (standard 150 sf/person = 7,500 sf): a half-floor; rent RM 33,750/mo, all-in ~RM 55,400/mo. CEO Tower has 6,608 sqft fitted-boardroom units at RM 6.50 psf in the high-floor band.
- 100 pax (standard 150 sf/person = 15,000 sf): a full floor (13,350 sf) + expansion into an adjacent unit; rent RM 67,500/mo, all-in ~RM 110,800/mo. The PAG whole-floor Level 20 acquisition confirms whole-floor ownership is accepted at PJX.
The 2/4/6/8 unit subdivisibility is PJX's most distinctive structural feature — a tenant can take a single 1,173 sqft unit (RM 4.00 psf low-floor) for a satellite office, a 6,608 sqft boardroom-fitted unit (RM 6.50 psf high-floor) for a regional HQ, or stack multi-floor for a 100+ pax operation. Each subdivision has a separate stratified owner; the SBC-retained top 7 floors are the single-landlord option for a tenant that wants one negotiation, one rent collection point.
Transit reality at PJX
PJX sits on Persiaran Barat, Seksyen 52, Petaling Jaya — the PJ State / PJ CBD corridor — with Taman Jaya LRT Station (Kelana Jaya Line) about 5 minutes' walk away (station code KJ20, opened 1 September 1998, "at the doorstep of the building" per klcc-office.com.my). The LRT runs directly to KLCC (≈ 20 minutes), Pasar Seni, and KL Sentral without a transfer — a meaningful advantage for staff who commute from the KL city centre. The walk is along Persiaran Barat, a wide commercial boulevard with pavement on both sides.
By car, PJX has direct frontage onto the Federal Highway (the main PJ ↔ KLCC ↔ Bangsar ↔ Subang artery), with public parking on two floors dedicated to LRT commuters (The Star, 2019-12-21). E-hail pickup: ground-floor drop-off with main lobby fronting Persiaran Barat; standard KL e-hail pickup with no documented surge or queue issues. Car park queue at 8:45am not documented in public sources; the LRT doorstep is the practical answer for staff on US/EU hours who want to avoid the morning Federal Highway crawl.
A Singaporean expansion team flying into Subang Airport (SZB) reaches PJX in approximately 20 minutes by car via the Federal Highway; from KLIA, the journey is approximately 45–55 minutes depending on time of day. The Federal Highway adjacency + LRT doorstep is PJX's most defensible transit asset.
Who's in the building: confirmed PJX tenants
PJX's tenant mix is anchored by PAG (whole-floor owner-occupier) and Regus (serviced-office operator on Level 28), with the SBC-retained top 7 floors including penthouses. Confirmed public-record tenancies:
- PAG (Pacific Asia Group — development consulting / quantity surveying) — Level 20, whole floor, 13,353 sqft, owner-occupied acquisition (2018). Source: PAG acquisition announcement (pagsb.com.my, 2018-03-21).
- Regus Business Centre (IWG plc) — Level 28, serviced office / coworking operator; hot desk RM 727/desk/month. Source: coworkinghub.com, 2026-01-03.
- SBC Corporation Berhad — developer / landowner; retains top 7 floors (including penthouses) under JV with stratified office buyers on the lower 16 floors. Source: Dr Tan Loke Mun architect portfolio, 2026-08-06.
- Law firm (per CEO Tower active listing, ~4,390 sqft high-floor fitted with 4 partners' rooms + 5 officers' rooms + library + signing room) — current fitted unit. Source: CEO Tower, 2026-08-06.
- Professional services firm (per CEO Tower active listing, ~7,209 sqft mid-floor fitted with 4 director rooms + seminar room + 30-pax dining) — current fitted unit. Source: CEO Tower, 2026-08-06.
The PAG + Regus anchor combination is the cleanest Grade A "prestige + flexible" signal in the PJ Section 52 submarket — a whole-floor owner-occupied quantity surveying firm plus an IWG serviced-office floor. SBC Corporation's retention of the top 7 floors (including penthouses) is the landlord-controlled escalation mechanism: in a tight PJ Grade A market, SBC can choose to release a penthouse floor at a premium psf, or hold for capital appreciation.
Lease risk and exit mechanics at PJX
PJX-specific lease clauses are not published in any source consulted. Two inferred, three unconfirmed:
- Reinstatement cost at exit: not disclosed in the sources reviewed. KL Grade A norm is RM 30–50 psf for partition/cabling strip-out. Building management call required (SBC Corporation) for the PJX-specific scope and cost. (general KL Grade A norm, v2 spec)
- Break clause: Not disclosed. Commercial norm is 3 months' written notice after the lock-in period, with break fee of 1–2 months' rent. By negotiation only — to be confirmed with SBC Corporation.
- Fair wear and tear vs damage: The single most common deposit-dispute trigger in Malaysian commercial leases. The practical protection is a photographic move-in/move-out inventory with date-stamped photos, signed by both tenant and landlord at handover. (general MY practice, v2 spec §2)
- Rent escalation: not disclosed in the sources reviewed. KL/PJ Grade A norm is fixed 5–10% per renewal cycle (3 years) or 3–5% annual compounding. Market review at end of fixed term if renewal not exercised. Building management call required for the PJX figure.
- SST (Sales & Service Tax): 6% on commercial rent if landlord (SBC Corporation) is SST-registered; 8% expanded scope from 1 July 2025 under LHDN SST Order 2025 may apply to the service charge portion. Verify current rate with SBC Corporation at Letter of Offer stage.
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. Photographic move-in/move-out inventory is the practical protection against "fair wear and tear vs damage" disputes at exit.
MD / MSC status box: PJX
MD/MSC status for PJX is not in any consulted public source. SBC Corporation Berhad's developer record on a dated broker listing does not state MD/MSC designation; the Dr Tan Loke Mun architect portfolio does not mention it; a dated broker listing / klcc-office / corporateoffice.my listings leave the field blank. Verified 2026-08-06 as not disclosed in public sources. A tenant should treat this as "unknown — SBC Corporation 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
PJX sits in the PJ Section 52 / PJ State cluster, on the Federal Highway / Taman Jaya LRT corridor. Three other Petaling Jaya buildings in the immediate submarket for a tenant shortlisting an office at this price band:
- PJ8 Office Tower (Section 8) — 23 Jalan Barat; 4-block mixed (Block A 13-storey corporate + Block B 12-storey strata + Block C 17-storey corporate + Block D 38-storey serviced apartment); asking RM 3.50–5.50 psf (Block B strata vs Block A/C corporate); Asia Jaya LRT 5-min walk; significantly lower than PJX in the Block B strata band, comparable in the Block A/C corporate 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 PJX 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 PJX 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). PJX's most distinctive features in this peer set are the disclosed service charge (RM 0.55 psf) and the Taman Jaya LRT doorstep — both are answerable facts the competition leaves blank.
FAQ: PJX (PJ Exchange / Menara PJX)
Is PJX Malaysia Digital / MSC-status?
Not disclosed in any consulted public source (SBC Corporation developer record, Dr Tan Loke Mun architect portfolio, a dated broker listing, klcc-office, corporateoffice.my) 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 PJX?
RM 0.55 psf/month — the cleanest service-charge disclosure in this wave's three buildings. Confirmed by a dated broker listing developer record and Settlers listing, 2026-08-06. For a 5,000 sq ft unit, that's RM 2,750/month on top of the headline rent.
How much is a 5,000 sq ft office at PJX per month?
At the central-tendency asking rent of RM 4.50 psf, base rent is RM 22,500/month. All-in (service charge RM 0.55 psf + 5 parking bays + 30 hrs/mo AC OT + utilities + SST 8%) lands at approximately RM 36,920/month — about 64% above the headline rent, but still ~50% below the KLCC Grade A band on headline and ~30% below on TCO. A high-floor fitted unit at RM 6.50 psf would push all-in to ~RM 47,000/month for the same 5,000 sq ft.
What is the floor plate size at PJX?
~13,350 sq ft gross per floor (PAG Level 20 reference, 80%+ efficiency per architect), sub-divided into 2/4/6/8 units per floor. The 33-storey tower has 16 stratified floors (lower) and 7 SBC-retained floors (top, including penthouses) — indicative stratified NLA ≈ 213,600 sqft (a calc, not a sourced figure).
Is PJX green certified?
Not disclosed in any consulted source. SBC Corporation does not publish a GBI/LEED/GreenRE status; the Dr Tan Loke Mun architect portfolio does not mention it. SBC Corporation call required for the current green-cert status.
How far is PJX from the nearest LRT?
Taman Jaya LRT Station (Kelana Jaya Line) is a ~5-minute walk (station code KJ20, "at the doorstep of the building" per klcc-office), opened 1 September 1998. The Kelana Jaya Line runs directly to KLCC (≈ 20 minutes), Pasar Seni, and KL Sentral without a transfer.
What is the car park ratio at PJX?
1 bay per 1,000 sq ft (KL Grade A norm; building-specific unverified; Sunway Tower peer reference explicitly cites 1:1,000). PJX has 10 lifts and public parking on two floors for LRT commuters (The Star, 2019-12-21). Tenant monthly rate: building-specific unverified; PJ CBD/Grade A norm is RM 250–400/bay/mo.
What is the minimum lease term at PJX?
not disclosed in the sources reviewed. KL/PJ Grade A norm is 3 years minimum with 3+3+1 deposit structure (~4 months cash). Building management call required (SBC Corporation) for the PJX-specific minimum.
Verified stamp: Asking rent, service charge, anchor tenants (PAG, Regus, SBC Corporation), completion year, architect, and structure verified 2026-08-06 by SPEEDHOME. Total NLA, parking bay ratio, parking rate, 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 (SBC Corporation Berhad, leasing desk, www.sbc.com.my).
Compare more KL offices
Start with the KL office leasing guide. Then compare Amcorp Tower and CP Tower before shortlisting a building.