PJX (PJ Exchange / Menara PJX) is a 33-storey Grade A corporate office tower on 2.31 acres at 16A Persiaran Barat, Seksyen 52 PJ, completed 2010, with typical floor plates of 13,350 sq ft gross (80%+ efficiency) and service charge RM 0.55 psf (verified 2026-08-06). Asking rent is 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) is a 5-minute walk away.
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 publicly disclosed; 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 publicly disclosed — SBC Corporation call required (PJ CBD/Grade A norm RM 250–400/bay/mo) | — |
| AC OT rate | Not publicly disclosed — 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 publicly disclosed | — |
| 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 | SST on rental/leasing: 8% from 1 July 2025 per the live MySST FAQ (RM500,000 registration threshold, checked 2026-09-20 — the reported 6% reduction does not appear in the live FAQ); confirm with RMCD |
| 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% (in force since 1 July 2025, per the live MySST FAQ) 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 46,300–47,300/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 across 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 56,200/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.
What is the 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 are the confirmed tenants at PJX?
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.
What are the lease risks 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 publicly disclosed. 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 publicly disclosed. 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): service tax on rental/leasing of non-residential property has applied since the 1 July 2025 SST expansion — at 8% since then — the reported 6% reduction from 1 January 2026 does not appear in the live MySST FAQ (checked 2026-09-20) — where the landlord (SBC Corporation) is SST-registered; the service-charge portion's treatment must be confirmed. 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).
How does it compare with 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.
SPEEDHOME is one option worth comparing alongside the routes above.
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 publicly disclosed. 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).