Wisma AmFIRST in one paragraph
Wisma AmFIRST is a 2001-vintage, 16-storey twin-tower purpose-built office in Kelana Jaya / SS7, Petaling Jaya, with 295,082 sq ft NLA across two 16-storey blocks over a 5-storey podium and 1-level basement, owned en bloc by AmFIRST REIT (Bursa: 5120), asking rent RM 2.70–3.80 psf/month as of 2Q 2026, typical floor plate 13,500 sq ft, 645 parking bays at 1 bay per 1,000 sq ft floating allocation, and 10-minute walk to LRT Glenmarie on the Kelana Jaya Line. (Source: AmFIRST REIT 1Q FY2026 corporate presentation dated 30 Sep 2025; AmFIRST REIT asset page; broker listings irumah.co, a dated broker listing, JLL and SpaceHubs all accessed 2026-08-06.)
Fast Facts — Wisma AmFIRST
| Field | Value | Source / last verified |
|---|---|---|
| Grade (A/B) + basis | Grade B (unofficially tagged); 16-storey purpose-built twin-tower over 5-storey podium, 2001 vintage, no GBI/LEED certification | cbd.my broker sheet, 2026-08-06 |
| Completed / major refurb | Completed 2001 (AmFIRST REIT asset page) | AmFIRST REIT, 2026-08-06 |
| NLA + typical floor plate | 295,082 sf NLA (3Q FY2026 corp pres); typical floor plate 13,500 sf | AmFIRST REIT 3Q FY2026 corporate presentation; cbd.my broker sheet, 2026-08-06 |
| Efficiency (net:gross) | Not in public sources. Building management call required. | — |
| Asking rent (gross/net flagged) | RM 2.70–3.80 psf/month bare, current modal RM 3.50–3.80 (2025 listings) | irumah.co, a dated broker listing, JLL, SpaceHubs, 2026-08-06 |
| Asking vs effective rent spread | Not in public sources. Effective rent is a deal-by-deal figure; no broker sheet publishes Wisma AmFIRST effective rent. | — |
| Service charge (RM psf/mo) | Not in public sources. Building management call required. | — |
| Car park (bay ratio, rate, visitor rate) | 1 bay per 1,000 sf floating allocation; 645 bays total; Reserved RM 126/mo, Floating RM 84/mo; visitor tariff at parking operator's published rate | cbd.my broker sheet; AmFIRST REIT 3Q FY2026 corp pres, 2026-08-06 |
| After-hours air-con rate | Weekday RM 100.00/hr per floor; Weekend/PH RM 140.00/hr per floor; AC Mon–Fri 9:00–17:00, Sat 9:00–13:00, Sun off | cbd.my broker sheet, 2026-08-06 |
| MD/Malaysia Digital status | Not in public sources. MD status since 25 March 2022 is activity-based at the company level, not the building level. | — |
| Green cert (GBI/LEED/GreenMark) | None disclosed (cbd.my: "CERTIFICATION: N/A") | cbd.my, 2026-08-06 |
| Anchor tenants / tenant roster | AmBank (M) Berhad anchor, ~39% of total NLA, WALE 1.5 yrs (as at 31 Mar 2024) | AmFIRST REIT FY2024 annual report; 1Q FY2026 corp pres |
| Nearest rail + measured walk time | LRT Glenmarie (Kelana Jaya Line), 10-min walk per AmFIRST REIT official; 12-min / 862 m per Moovit | AmFIRST REIT asset page; Moovit, 2026-08-06 |
| Backup power / carrier neutrality | Not in public sources. Building management call required. | — |
| Last verified | 2026-08-06 (AmFIRST REIT 1Q FY2026 corporate presentation, 30 Sep 2025) | — |
Occupancy snapshot: 79.9% as at 31 Mar 2024 (FY2024 annual report, driven by a single non-renewal); rebounded to 92.4% as at 30 Sep 2025 per 3Q FY2026 KLSEScreener summary. The 92.4% is the current figure for prospective tenants.
What you'll actually pay (TCO) — Wisma AmFIRST
5,000 sq ft example, headline rent RM 3.50 psf (modal current listing):
| Line | RM psf/mo | RM/month | Notes |
|---|---|---|---|
| Base rent (gross) | 3.50 | 17,500 | Modal 2025 listing; bare unit. |
| Service charge | — | — | Not in public sources. Building management call required. |
| Car park (5 bays at floating rate) | n/a | 420 | 5 floating bays × RM 84/mo. Reserved rate RM 126/mo. |
| After-hours AC, est. 20 hrs/month (US/EU hours team) | 100.00 /hr/floor | 2,000 | 20 hr × RM 100 × 1 floor; weekend rate RM 140/hr. |
| Utilities estimate | ~0.60 | 3,000 | PJ fringe Grade B typical; not Wisma AmFIRST-verified. |
| SST 8% on base rent (if landlord is registered) | 0.28 | 1,400 | Service Tax Order 2018, 8% rate. |
| Total RM psf/mo (ex-service charge) | ~4.38 | ~24,320 | Service charge is the missing line; the only honest way to close this row is "call management." |
Upfront cash (rough order, on the 5,000 sf unit, assuming 2+1+0.5 deposit market norm): - 2 months security + 1 month advance + 0.5 month utility = 3.5 months of gross rent - ≈ RM 61,250 deposit + RM 1,500–2,000 stamping fee (RM 3 per RM 250 of annual rent, ad valorem) - Plus first-month parking (~RM 420–630 for 5 bays) and 1-month fit-out deposit (if bare)
These are market-norm proxies, not Wisma AmFIRST-confirmed numbers. The deposit structure, lock-in, and break clause terms are not disclosed in the available AmFIRST REIT sources; a Letter of Offer is the only place they get pinned down.
Will my team fit here?
Worked from 13,500 sf typical floor plate and 92.4% occupancy (Sep 2025):
| Headcount | Space needed @ 100 sq ft/pax (dense) | Space needed @ 150 sq ft/pax (standard) | Floors at this building | All-in monthly cost* |
|---|---|---|---|---|
| 20 pax | 2,000 sf | 3,000 sf | Sub-floor; partial wing | RM 7,000–10,500 base rent + service charge (call management) |
| 50 pax | 5,000 sf | 7,500 sf | About half a floor (a 13,500 sf floor splits roughly 60/40) | RM 17,500–26,250 base rent + service charge (call management) |
| 100 pax | 10,000 sf | 15,000 sf | ~75% of one floor (a 13,500 sf floor takes ~100–110 pax densely) | RM 35,000–52,500 base rent + service charge (call management) |
*All-in cost = base rent at RM 3.50 psf; service charge is the missing line. Without that single number, any "true cost" claim is guesswork.
A 200-pax team would need roughly 2 full floors (27,000 sf), which leaves you with ~10,000 sf of expansion headroom on a third floor if you take the whole block.
Transit reality
Wisma AmFIRST is 10 minutes' walk (862 m, Moovit-measured) from LRT Glenmarie on the Kelana Jaya Line, which connects directly to KLCC, Pasar Seni, and KL Sentral. The walk is along Jalan SS 7/15 with no covered link bridge. E-hail pickup is straightforward at the main entrance on Jalan Stadium; the Lembah Subang bus stop is a 3-minute walk (179 m). For driving commuters, the Federal Highway and the LDP (Damansara–Puchong) are both within 5 km; 8 passenger lifts across the twin-tower complex, 24-hour security with CCTV patrol. (Source: AmFIRST REIT asset page; Moovit, accessed 2026-08-06.)
Who's in the building
Wisma AmFIRST skews mid-cap Malaysian corporates plus a long tail of logistics and distribution MNCs, anchored by AmBank:
- AmBank (M) Berhad — anchor tenant, ~39% of total NLA, WALE 1.5 years as at 31 Mar 2024. This is the single largest re-letting risk over 2025–2026; the post-2024 rebound to 92.4% occupancy (Sep 2025) implies it has been re-let or extended. (Source: AmFIRST REIT FY2024 annual report; 3Q FY2026 corporate presentation, 2026-08-06.)
- Agensi Pengangkutan Awam Darat (APAD) — government land-transport regulator, Aras 10, Tower 1. Confirmed long-lease government tenancy. (Source: APAD official site, 2026-08-06.)
- Kimberly-Clark Trading (M) Sdn Bhd — REIT major tenant, 1.54% of rental income (2012 disclosure).
- LG Electronics (M) Sdn Bhd — REIT major tenant.
- Gapurna Sdn Bhd, Welch Allyn (M) Sdn Bhd — REIT major tenants (2012 disclosure).
- Swisslog Malaysia Sdn Bhd, Expeditors (Malaysia) Sdn Bhd, Information Handling Services (Malaysia) Sdn Bhd — REIT 2020 major tenants.
- GAC Cargo System (M) Sdn Bhd — Tower 2, B-801-2.
- Dachser — German logistics MNC, Suite 801-03, Level 8, Tower 1.
The mix is consistent with the building's positioning: a PJ fringe B-grade twin-tower trading and logistics tenant roster, with a government agency on a long lease and a major financial institution as the anchor.
Lease risk & exit mechanics
Four questions, each answered first with what the public record shows (or doesn't):
- Reinstatement — Not in public sources. Building management call required. The KL PBO market norm is RM 10–30 psf for B-grade PJ stock; this number is a market proxy, not Wisma AmFIRST-specific.
- Break clause — Not in public sources. Building management call required. AmFIRST REIT 2012 disclosure shows an average tenancy period of 2–3 years; the early-termination penalty mechanism is not stated in the sources reviewed.
- Diplomatic clause — Not in public sources. Building management call required. This is a real risk for foreign tenants who need to exit on EP cancellation; pin it down at Letter of Offer stage, not at TA signing.
- Fair wear and tear vs damage — Not in public sources. Building management call required. Standard KL PBO practice is a move-in/move-out inventory with photographs; deposit-refund disputes are common. The contract is the only protection — there is no general Malaysian tenancy act with a deposit cap.
For unreturned-deposit disputes, the small-claims track (no lawyers either side) is the cited recourse. Verify the current court/tribunal path before relying on it.
Malaysia Digital (MD/MSC) status box
Verified building-level fact: No MD-specific label has been published by AmFIRST REIT for Wisma AmFIRST in any annual report, corporate presentation, or REIT asset page reviewed.
The bigger picture (one-time explainer, not building-specific): MD status since 25 March 2022 is company-activity-based, not tied to a designated building. Only ~35% of Malaysia's purpose-built office stock is MD-certified, and only ~13% of MD companies actually sit in MD-certified premises — so "do I need to be in an MD building" is a misframed question. The MD designation now follows the company, not the address. A foreign services company in Wisma AmFIRST can still apply for MD status based on its own activity, headcount, and paid-up capital, regardless of the building.
For an MD company, the typical physical-operations asks are: ≥2 full-time knowledge workers, ≥RM 5,000 average monthly salary, ≥RM 50,000 annual opex, RM 1,080 non-refundable processing fee. These thresholds change on a budget cycle — verify the current figure against MDEC's own site before relying on it.
Compare block — 3 same-submarket peers (PJ fringe, ≤ RM 5 psf, 2001–2010 vintage)
| Peer | Asking rent (RM psf/mo) | Year | Submarket | Why it compares to Wisma AmFIRST |
|---|---|---|---|---|
| PJ8 Office (PJ Section 8) | RM 3.50–4.00 (broker ads) | 2009 | Petaling Jaya fringe | Same Petaling Jaya fringe, similar age, similar B-grade positioning, LRT-connected. |
| PJ Midtown Office (Jalan Kemajuan, PJ) | RM 3.20–3.80 (broker ads) | 2008 | Petaling Jaya | Same Petaling Jaya submarket, walkable to rapid transit, comparable asking band. |
| PJX (PJ Exchange) (Jalan 16/4, PJ) | RM 3.50–4.20 (broker ads) | 2010 | Petaling Jaya | Slightly newer, similar PJ fringe profile, comparable amenity tier, comparable parking ratio. |
These three sit within the same RM 3.00–4.20 psf band as Wisma AmFIRST, all on Petaling Jaya's LRT-accessible fringe. The cluster will auto-link these to a live comparison page when their individual building pages publish.
FAQ — Wisma AmFIRST
Is Wisma AmFIRST Malaysia Digital / MSC status?
No MD-specific label has been published by AmFIRST REIT. MD status since March 2022 is company-activity-based, not building-bound; an MD-eligible company can sit in Wisma AmFIRST and apply based on its own activity, headcount, and paid-up capital.
What is the service charge at Wisma AmFIRST?
Not in public sources. AmFIRST REIT, the cbd.my broker sheet, and all major property portals omit the per-psf service charge. The only public channel is the AmFIRST REIT customer-care line at 03-7955 8780.
How much is a 5,000 sq ft office at Wisma AmFIRST per month?
At the modal RM 3.50 psf asking rent, base rent is RM 17,500/month, all-in (with SST 8%, floating parking, and 20 hours of after-hours AC) approximately RM 24,320/month before service charge. Service charge is the missing line.
What is the floor plate size at Wisma AmFIRST?
13,500 sq ft typical floor plate, per cbd.my broker sheet. The REIT 1Q FY2026 corporate presentation lists 295,082 sq ft total NLA across the twin-tower complex.
Is Wisma AmFIRST green certified?
No. The cbd.my broker sheet records "CERTIFICATION: N/A." No GBI, LEED, or GreenMark rating has been published.
How far is Wisma AmFIRST from the nearest MRT/LRT?
10 minutes' walk to LRT Glenmarie (Kelana Jaya Line) per AmFIRST REIT's own asset page; 12 minutes / 862 m per Moovit's measured route. The walk is along Jalan SS 7/15 with no covered link bridge.
What is the car park ratio at Wisma AmFIRST?
1 bay per 1,000 sq ft floating allocation, 645 bays total. Reserved RM 126/bay/month, floating RM 84/bay/month. Visitor parking uses the public hourly tariff at the operator's published rate.
What is the minimum lease term at Wisma AmFIRST?
Not in public sources. AmFIRST REIT 2012 disclosure shows an average tenancy period of 2–3 years; the building-specific minimum lease term is not formally published.
Does Wisma AmFIRST's landlord accept a diplomatic clause for foreign tenants?
Not in public sources. Building management call required. This is a Letter-of-Offer-stage negotiation point, not a published template term.
What is the reinstatement cost at lease exit at Wisma AmFIRST?
Not in public sources. Building management call required. The KL PBO market norm is RM 10–30 psf for B-grade PJ stock; this is a market proxy, not Wisma AmFIRST-specific.
Verified stamp
Rent, parking, AC after-hours, floor plate, anchor tenant, and occupancy verified 2026-08-06 by SPEEDHOME, against AmFIRST REIT 3Q FY2026 corporate presentation (30 Sep 2025), AmFIRST REIT FY2024 annual report, AmFIRST REIT asset page, cbd.my broker sheet, and broker listings on irumah.co, a dated broker listing, JLL, and SpaceHubs. Service charge, deposit structure, lock-in, break clause, diplomatic clause, reinstatement cost, fit-out period, MD status, and grade label are not in public sources; building management call required (AmFIRST REIT customer-care: 03-7955 8780).
Compare more KL offices
Start with the KL office leasing guide. Then compare Amcorp Tower and CP Tower before shortlisting a building.