Sterling (Kelana Square, SS7 Kelana Jaya, PJ) office for rent in KL: what you'll actually pay in 2026
Identification caveat (CRITICAL — read first): The "Sterling" slug in the SPEEDHOME cluster could not be definitively matched to a specific commercial office building in public web sources. The only prominent "Sterling" in Petaling Jaya / Kelana Jaya is the Sterling @ PJ Condominium (residential, 2 blocks of 20 storeys, 611 units, SS 7/19, Kelana Jaya, South Malaysia Industries Bhd (SMI)-developed, completed 2008) — which is a residential building, not an office tower. The most defensible adjacent commercial match is the Kelana Square 4-block strata shop-office complex at SS 7/26, Kelana Jaya (also SMI-developed, completed 1997, 717 strata-titled units, leasehold), immediately adjacent to the Sterling @ PJ Condominium. The a dated broker listing Kelana Jaya overview groups "Kelana Centre Point, Kelana Square and Sterling" as the three SS7 neighbourhood references.
The TCO / lease / tenant data below is the best-available public data for the Kelana Square strata shop-office units (the closest commercial match); the writer treats these numbers as TENTATIVE and they require re-verification against the source-of-truth Drive folder when access is available. If the actual "Sterling" is a different building, every TCO number on this page will need to be replaced. For every other field not listed, the honest answer is: "Not in public sources. Building management call required."
Based on the best-available public proxy (Kelana Square strata shop-office units), 2025–2026 active listings run RM 1.74–2.50 psf/month (central tendency ~RM 2.10 psf, verified 2026-08-06) — a strata shop-office price point, well below PJ purpose-built office (which sits at RM 3–6 psf per industry comparators). The nearest rail access is the LRT Kelana Jaya Line at one of the surrounding stations (Kelana Indah @ Persada Plus, Glenmarie, Ara Damansara, Lembah Subang); exact walk times are not in public sources. There is no public anchor tenant list; the complex is a 4-block strata-titled shop-office where individual owners lease to individual tenants (SMI does not run a centralised tenant directory).
Fast facts: Sterling (Kelana Square, SS7 Kelana Jaya — tentative)
| Field | Value | Source / Date |
|---|---|---|
| Grade | Strata shop-office (4 blocks, 717 strata-titled units, leasehold, completed 1997). Not a single Grade A or Grade B corporate office tower. | a dated broker listing / a dated broker listing, 2026-08-06 |
| Completed | 1997 (Kelana Square strata shop-office, SMI-developed) | a dated broker listing, 2026-08-06 |
| NLA | Not separately published for the strata-titled complex as a single figure; 717 strata-titled units across 4 blocks | a dated broker listing, 2026-08-06 |
| Typical unit size | 400 – 1,371 sq ft (strata shop-office unit band; not a column-free single-floor office plate) | a dated broker listing, 2026-08-06 |
| Asking rent | RM 1.74 – 2.50 psf/mo (central tendency RM 2.10 across 5 broker sources; strata shop-office tier) | a dated broker listing / a dated broker listing / klcc-office.com, 2026-08-06 |
| Market benchmark (PJ / Subang) | RM 3 – RM 6 psf for purpose-built office in PJ (amoffice.com.my, 2026) — Kelana Square's RM 1.74–2.50 psf sits well below this PJ purpose-built tier, reflecting its strata shop-office form | amoffice.com.my, 2026 |
| Service charge | Not in public sources — building management call required | — |
| Parking | SMI operates 2,219 (SMIB AR2017) to 2,230 (The Edge 2024) car park bays across Kelana Square ground level + 3 basement levels. No per-1,000-sqft tenant ratio published. No public monthly tenant rate published. | SMIB AR2017; The Edge, 2026-08-06 |
| AC overtime | Not in public sources — building management call required | — |
| MD / MSC status | Not in public sources — no MSC Cybercentre designation found | — |
| Green certification | Not in public sources — no GBI / LEED / GreenRE record found | — |
| Anchor tenants | None publicly identified. Kelana Square is a 4-block strata-titled shop-office complex; individual owners lease to individual tenants. SMI's own corporate office is at 15th Floor, Menara SMI, No 6 Lorong P. Ramlee, 50250 KL (NOT on-site at Kelana Square; SMI is the developer, not a tower-tenant). | smib.com.my, 2026-08-06 |
| Nearest rail | LRT Kelana Jaya Line — Kelana Indah @ Persada Plus / Glenmarie / Ara Damansara / Lembah Subang. Walk times not in public sources. | a dated broker listing (Sterling @ PJ reference), 2026-08-06 |
| Backup power / carrier neutrality | Not in public sources for the strata units | — |
| Verified date | 2026-08-06 | This page |
What you'll actually pay: 5,000 sq ft TCO at Sterling / Kelana Square (tentative)
A 5,000 sq ft strata unit at Kelana Square at the central-tendency RM 2.10 psf costs approximately RM 10,500/month in base rent before service charge, parking, utilities and SST — but base rent is the wrong number to shop on, because the service charge is the largest single unverified line on this building. Here's the all-in TCO on 5,000 sq ft, with each line dated and sourced (or honestly marked as unverified):
| Line item | RM / month | RM psf/mo | Source / Date |
|---|---|---|---|
| Base rent (5,000 sf × RM 2.10 psf) | 10,500 | 2.10 | a dated broker listing / a dated broker listing / klcc-office.com, 2026-08-06 |
| Service charge | Not in public sources — building management call required; budget RM 0.30–0.60 psf as placeholder for a 1997 strata shop-office | — | Inferred from older strata-titled PJ shop-office; building management required |
| Car park | Not in public sources — building management call required for monthly tenant rate; SMI operates 2,219–2,230 bays across the complex | — | SMIB AR2017; The Edge 2024 |
| AC OT | Not in public sources — building management call required | — | — |
| Utilities (estimate) | 1,200 | 0.24 | Tenant-reported PJ strata shop-office norm |
| Sub-total before tax (with placeholder SC at RM 0.45 psf) | ~13,950 | ~2.79 | — |
| SST 8% on rent + service charge portion (placeholder SC RM 0.45 psf) | ~1,020 | ~0.20 | LHDN SST Order 2025 — 8% expanded scope from 1 Jul 2025 |
| Total all-in (estimated, with placeholder SC) | ~14,970 | ~2.99 | — |
For 5,000 sq ft at the Sterling / Kelana Square tentative match, expect a true first-month occupancy cost of approximately RM 13,000–16,000 at mid-band asking rent — about 30–50% above the headline RM 10,500 base rent once placeholder service charge, utilities and SST 8% are added. The single biggest unknown is the per-psf service charge; the gap between "RM 0.30 psf" and "RM 0.60 psf" is worth 5,000 × that delta per month, or RM 1,500/month. Building management call required to convert the headline rent into a true all-in cost.
Important caveat on this TCO: the RM 1.74–2.50 psf range is for strata shop-office units (400–1,371 sq ft) at Kelana Square. The "Sterling" slug may refer to a different building; if so, the entire TCO must be re-derived. The strata shop-office price tier is materially below PJ purpose-built office (RM 3–6 psf) and well below KLCC / TRX Grade A (RM 9–13 psf); a 5,000 sq ft at this price tier is best characterised as "low-cost strata shop-office space in a mature PJ neighbourhood", not a corporate office fit.
Will my team fit at Sterling / Kelana Square? Three headcount scenarios
The Sterling / Kelana Square tentative match is a strata shop-office, not a column-free office tower. The available tenancies are individual strata-titled units (400–1,371 sq ft per unit). For a corporate office tenant:
- 20 pax (lean 100 sf/person = 2,000 sf): 2 × 1,000 sq ft strata units, or 1 × 1,371 sq ft + 1 × 700 sq ft unit; rent RM 4,200–4,400/mo at central tendency, all-in ~RM 6,000–7,000/mo with placeholder service charge. Plausible fit.
- 50 pax (standard 150 sf/person = 7,500 sf): 6 × ~1,300 sq ft strata units across multiple blocks; rent RM 15,750/mo, all-in ~RM 20,000–22,000/mo. Achievable but requires multiple leases with multiple individual strata owners — and the strata-owner-by-strata-owner lease structure is a real complication (each owner may have different lease terms).
- 100 pax (standard 150 sf/person = 15,000 sf): 12+ strata units across 4 blocks; rent RM 31,500/mo, all-in ~RM 40,000–45,000/mo. Achievable in theory but operationally complex; a 100-pax tenant should consider whether a purpose-built PJ office tower (Amcorp Tower, Bangunan Setia 1, or PJ Midtown) is a better fit for the use case.
Because each unit is a separate strata title, expansion is unit-by-unit, not floor-by-floor. A tenant expecting 50+ pax growth should verify with the building management whether contiguous units on a single floor are available, and whether the strata owners will align on lease expiry.
Transit reality at Sterling / Kelana Square
The Sterling / Kelana Square tentative match sits in the SS7 Kelana Jaya pocket of Petaling Jaya, a mature neighbourhood immediately west of the LRT Kelana Jaya Line corridor. The real rail options:
- LRT Kelana Jaya Line (Kelana Indah @ Persada Plus / Glenmarie / Ara Damansara / Lembah Subang) — exact walk times not in public sources for Kelana Square; the residential Sterling @ PJ Condominium (adjacent) lists these as the four nearest LRT stations without specifying a primary one. Building management call required for a building-specific walk time.
- The Kelana Jaya Line runs from Gombak to Putra Heights, serving the KLCC corridor, KL Sentral, and the Petaling Jaya / Subang residential belt. Useful for staff living along the LRT corridor.
The SS7 pocket is a car-dependent micro-market; e-hailing is reliable but the walk to the LRT is the gating factor for staff who don't drive. Car park queue at the morning peak is not documented in public sources; SMI's 2,219–2,230 bays across the Kelana Square ground level + 3 basement levels typically absorb demand for tenants with reserved bays.
Who's in the building: confirmed tenants at Sterling / Kelana Square
No anchor-tenant list is publicly maintained for the Kelana Square strata complex. The complex is a 4-block shop-office with 717 strata-titled units (1997 completion, leasehold, SMI-developed), with each unit typically leased individually by the strata owner to SME tenants. SMI does not run a centralised tenant directory.
- The developer is South Malaysia Industries Berhad (SMI), whose own corporate office is at 15th Floor, Menara SMI, No 6 Lorong P. Ramlee, 50250 Kuala Lumpur — NOT on-site at Kelana Square; SMI is the developer and strata-title sponsor, not a tower-tenant (smib.com.my, 2026-08-06).
- The adjacent Sterling @ PJ Condominium (residential, 611 units, 2 blocks of 20 storeys, completed 2008, leasehold, SMI-developed) is the most commonly-used landmark reference for the area, but is not a commercial building (a dated broker listing.com.my / a dated broker listing.com.my, 2026-08-06).
For a prospective tenant, the practical reality is: you will be leasing from an individual strata owner, not from a single building landlord. This is materially different from a purpose-built office tower where the building management sets uniform terms. Each strata owner may have different lease terms, deposit requirements, and rent review clauses.
Lease risk and exit mechanics at Sterling / Kelana Square
Public listings for Kelana Square strata shop-office units disclose almost nothing on lease clauses; KL strata shop-office norms apply; the building-specific terms are not in public sources. Two inferred norms, four unconfirmed:
- Reinstatement cost at exit: not disclosed in the sources reviewed. For older (1997 completion) strata shop-office units in PJ, reinstatement is light (as-is basis typical). Building management call required for the strata-owner-specific scope and cost.
- Typical deposit: Not in public sources for Kelana Square specifically. KL strata shop-office norm is 2 months security + 1 month utility + 1 month advance rent (2+1+1) — this is inferred from market practice, not from a building-specific source. Building management / strata owner confirmation required.
- Break clause: Not in public sources. Default to Malaysian tenancy norms (2–3 months' notice + 2–3 months' rent penalty, per Dourr 2026). Strata owner confirmation required — note that the strata-owner-by-strata-owner structure means there is no single "building" break clause to negotiate.
- Diplomatic clause: Not in public sources. Diplomatic clauses are uncommon in retail / shop-office leases; rare in strata sub-leases. By negotiation only.
- Bank guarantee in lieu of cash deposit: Not in public sources. Some KL strata shop-office landlords accept a bank guarantee in place of a cash security deposit, preserving working capital — but this is by negotiation, not a stated right, and strata owner confirmation required.
- Rent escalation: Not in public sources. KL strata shop-office norm is 5–10% per annum step-up, or 3-year market rent review. Strata owner confirmation required.
For unreturned-deposit disputes at lease exit, the civil-claim path in Malaysia is the Magistrate's Court (claims up to RM 100,000) or Sessions Court (RM 100,001–1,000,000); tenancy agreements with a term over 3 years must be stamped within 30 days of execution at LHDN's e-Duti Setem portal to be admissible as evidence. Photographic move-in/move-out inventory is the practical protection against "fair wear and tear vs damage" disputes.
For a prospective office tenant: the strata-shop-office lease structure introduces complications that purpose-built office towers do not — you may have multiple lease counterparties, no single point of contact for building maintenance, and no uniform lease terms. A tenant should factor in the additional coordination overhead before signing.
MD / MSC status box: Sterling / Kelana Square
No MD / MSC-status is publicly identified for the Sterling / Kelana Square tentative match. No MSC Cybercentre designation was found in any public source at time of research (2026-08-06). A quick framing for a tenant: Malaysia Digital (MD) status is company-activity-based since 25 March 2022, not tied to a designated building — meaning 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. Sitting in an MSC-designated building does not confer MD status on your company, and sitting outside one does not disqualify you. 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). For a tenant evaluating Sterling / Kelana Square: the absence of an MSC designation is not a tax-event blocker, but it is an ecosystem signal — the complex is SME / strata-shop-office weighted, not tech-tenant weighted.
Compare: Petaling Jaya / Kelana Jaya submarket peer buildings
The Sterling / Kelana Square tentative match sits in the SS7 Kelana Jaya pocket of Petaling Jaya. Three peer buildings on price and grade, all within a 5–10 minute drive:
- Kelana Square (SMI-developed, 4 blocks, 717 strata units) — the immediate comparator; the same developer's adjacent strata shop-office product at SS 7/26. Same strata-shop-office form, same price tier.
- Zenith Corporate Park (SS7, Kelana Jaya) — adjacent SS7 Grade B purpose-built office (a dated broker listing, 2026-08-06). Asking rent ~RM 3–4 psf for Grade B office. The natural purpose-built office alternative in the same micro-market.
- Amcorp Tower (PJ, ~5 km from SS7) — Petaling Jaya's institutional Grade B office address. Asking rent ~RM 2.50–3.50 psf. The institutional PJ alternative for a tenant stepping up from a strata shop-office.
Sterling / Kelana Square (if correctly identified) is the price-leader of this peer set at RM 1.74–2.50 psf strata shop-office tier; Zenith Corporate Park is the purpose-built Grade B alternative; Amcorp Tower is the institutional PJ alternative for tenants who need a true office fit.
FAQ: Sterling / Kelana Square (SS7 Kelana Jaya, PJ)
Is Sterling / Kelana Square Malaysia Digital / MSC-status?
No MSC Cybercentre designation is publicly identified for the Sterling / Kelana Square tentative match (2026-08-06). MD status since 25 March 2022 is company-activity-based, not building-based — the building label is ecosystem signal, not a tax event for the tenant.
What is the service charge at Sterling / Kelana Square?
Not in public sources for Kelana Square specifically. The complex is a 1997 strata-titled shop-office product; service charge is typically lower than newer purpose-built office (estimated RM 0.30–0.60 psf as a placeholder), but building management call required for the strata-specific figure. Note: strata-title shop-office leases are typically negotiated with the individual strata owner, not with a single building management, so service charge may vary unit-to-unit.
How much is a 5,000 sq ft office at Sterling / Kelana Square per month?
At the central-tendency asking rent of RM 2.10 psf (Kelana Square proxy), base rent is RM 10,500/month. All-in (placeholder service charge + utilities + SST 8%) lands at approximately RM 13,000–16,000/month — about 30–50% above the headline rent. This is a strata-shop-office price point, well below PJ purpose-built office (RM 3–6 psf); a 5,000 sq ft at this price tier is best characterised as "low-cost strata shop-office space in a mature PJ neighbourhood", not a corporate office fit.
What is the floor plate size at Sterling / Kelana Square?
Sterling / Kelana Square is a strata shop-office product, not a column-free single-floor office plate. Individual strata-titled units range 400 sq ft to 1,371 sq ft, with 700–1,300 sq ft being the most liquid band. Tenants take one or more units, not a half-floor or full floor. The 4-block complex has 717 strata-titled units in total.
Is Sterling / Kelana Square green certified?
Not in public sources. The 1997 completion predates the 2015+ wave of green-certified Malaysian offices; no GBI / LEED / GreenRE / GreenMark record was found at time of research (2026-08-06).
How far is Sterling / Kelana Square from the nearest MRT/LRT?
The nearest LRT stations on the Kelana Jaya Line are Kelana Indah @ Persada Plus, Glenmarie, Ara Damansara, and Lembah Subang — exact walk times not in public sources for Kelana Square. The SS7 pocket is a car-dependent micro-market. Building management call required for a building-specific walk time to the nearest LRT.
What is the car park ratio at Sterling / Kelana Square?
SMI operates 2,219–2,230 car park bays across the Kelana Square ground level + 3 basement levels (per SMIB AR2017 / The Edge 2024). No per-1,000-sqft tenant ratio is published. No public monthly tenant rate is published — only the public transient / visitor rate structure. Building management call required for a strata-specific tenant parking rate.
What is the minimum lease term at Sterling / Kelana Square?
Not in public sources for Kelana Square specifically. KL strata shop-office norm is 3 years with a 1-year lock-in; the standard 1-year hard-minimum applies. Strata owner confirmation required — and note that the strata-owner-by-strata-owner lease structure means there is no single "building" minimum term; each owner negotiates independently.
Verified stamp: Asking rent and basic identification verified 2026-08-06 by SPEEDHOME. Building identification is TENTATIVE — the "Sterling" slug in the SPEEDHOME cluster could not be definitively matched to a specific commercial office building in public web sources; the data above uses the Kelana Square strata shop-office (SS7/26 Kelana Jaya, SMI-developed, completed 1997) as the best-defensible commercial match. Service charge, parking tenant rate, AC OT, break clause, diplomatic clause, reinstatement cost, rent escalation, MD/MSC status, green certification, anchor tenant list, and minimum lease term are not in public sources for the Sterling / Kelana Square tentative match — building management / SMI confirmation required (KJ Property Management Sdn Bhd, the SMI subsidiary that manages adjacent properties; or directly via SMI's strata management office).
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