Menara Summit Office for Rent in Subang Jaya (2026)
Answer capsule (58 words)
Menara Summit is a 13-storey freehold office tower in USJ 1, Subang Jaya (Persiaran Kewajipan, 47600 Selangor), owned by AmFIRST REIT and completed in 1998. NLA 138,604 sq ft; unit sizes 600–12,056 sq ft across 15 office tenants. Asking rent RM 3.50 psf/month (bare, headline, 5+ broker sources, 2Q2026), well below the 4Q2025 Subang Jaya submarket average of RM 4.63 psf. LRT USJ 7 (Kelana Jaya Line) is ~10 min walk / 0.7 km.
Fast Facts
| Field | Note |
|---|---|
| Grade (A/B) + basis | Suburban Grade B+ (no public MY grade registry exists; basis: 1998 vintage, 13 office floors, freehold strata, REIT-grade ownership under AmFIRST REIT, centralized AC and 24-hour security per a dated broker listing listing). |
| Completed / major refurb year | Completed 1998 (AmFIRST REIT AR 2019: "Year of Completion: 1998, Age of Building: 21 years"). Retail podium Dec 1997, office tower May 1999, hotel July 2000 per the 2008 AmFIRST acquisition circular — 1998 is the consolidated completion year used in REIT disclosures. |
| NLA + typical floor plate | NLA: 138,604 sq ft (AmFIRST REIT AR 2019). Typical floor plate: not disclosed in the sources reviewed by AmFIRST REIT; industry unit sizes 600–12,056 sq ft, full-floor up to ~12,056 sq ft per transacted listings. Implied ~9,200 sq ft per tenant from 15 tenants / 138,604 sq ft. |
| Efficiency (net:gross) | Unverified. Suburban 1990s-vintage KL office norm ~80–85%. |
| Asking rent (gross/net flagged) | RM 3.50 psf/month asking (bare, headline; 5+ broker sources: JLL Malaysia, a dated broker listing, a dated broker listing, kloffices blog, a dated broker listing "Lyn" listing at RM 3.80 psf). Implied transacted 2024–2025: RM 2.80–3.60 psf for 2,678 sq ft and 12,000–12,056 sq ft whole-floor units (irumah.co transactions). Gross vs net split unverified. |
| Asking vs effective rent spread | Unverified at the building level. 4Q2025 Knight Frank Klang Valley Office Monitor: Subang Jaya average rent RM 4.63 psf/month (+0.2% q-o-q) — Menara Summit trades at a meaningful discount to submarket average. |
| Service charge (RM psf/mo) | Unverified — building management call required. AmFIRST REIT does not break out per-psf service charge by tenant in any public AR (2018, 2019, 2024). Malaysian suburban office norm RM 1.50–2.50 psf — not building-specific. Confirm with Am ARA REIT Managers Sdn Bhd. |
| Car park (bay ratio, rate, visitor rate) | 1,966 car parking bays for the entire The Summit Subang USJ mixed-use (3 basements + open area) — shared with the 6-storey retail podium (HomePro, GSC, McDonald's, etc.) and 332-room Summit Hotel; office-only ratio cannot be derived from public AR data. Monthly tenant rate unverified. Day visitor rate: RM 5/day (EasyOffices); Summit USJ public basement tariff: 1st 2 hours RM 1, subsequent RM 1/hr, max RM 12/day, lost ticket RM 50. Premium car park 7AM-6PM: 1st 2 hours RM 6, subsequent RM 2/hr. |
| After-hours air-con rate | Unverified — building management call required. |
| MD / Malaysia Digital status | Not MSC-Designated (no public MSC / MD building designation found). Menara Summit is held under AmFIRST REIT (Bursa: 5120); the asset itself is not a "MSC-status" certified building in any public source reviewed. |
| Green cert (GBI/LEED/GreenRE/GreenMark) | None publicly disclosed. No GBI / LEED / GreenRE / GreenMark reference in AmFIRST REIT AR 2019 or any agent listing. |
| Anchor tenants / tenant roster | 15 office tenants (AmFIRST REIT AR 2019) — not named in the public AR; named-major-tenants list from older AmFIRST portfolio fact sheet: (1) Salcon Berhad (Bursa: 8567, water/waste engineering, 15th floor registered & head office, confirmed Salcon AR 2014 + LinkedIn); (2) UPS SCS Services (Malaysia) Sdn Bhd (Fritz Logistics, "Major Tenants - Office" disclosure); (3) Leblanc Communication (M) Sdn Bhd (AmFIRST REIT Major Tenants - Office disclosure); (4) IWG plc (Regus / HQ / Spaces brand), Suite 9.01 Level 9, serviced office operator since 2018 partnership; (5) Custodian Safe (Chubb Safes brand), Suite 13A.01 Level 13A. Retail podium anchors (NOT office): HomePro, Ace Hardware, McDonald's, KFC, Sushi King, Guardian, Watsons, Family Mart, GSC Cinema, IMC. Do not conflate. |
| Nearest rail + measured walk time | LRT USJ 7 (Kelana Jaya Line extension), ~10 min walk / 0.7 km (EasyOffices + InstantOffices + The Summit USJ official "Getting Here" page). Also accessible via BRT Sunway Line (South Quay–USJ 1 stop, BRT/LRT USJ 7). |
| Backup power / carrier neutrality | Unverified. Centralized AC + 24-hour security confirmed (a dated broker listing listing). Carrier list: TM / Maxis / Time — unverified. |
| Last verified | 2026-08-06 (rent + NLA + completion year + tenant roster + LRT walk); service charge, parking rate, AC OT, full lease template unverified at the same date. |
What you'll actually pay — 5,000 sq ft, 3-year stay
Built from headline RM 3.50 psf and an assumed service charge midpoint. Service charge, parking rate, and after-hours AC must be confirmed with Am ARA REIT Managers Sdn Bhd before signing.
| Line | RM psf / month | RM / month for 5,000 sq ft | Notes |
|---|---|---|---|
| Base rent (asking, mid-band) | 3.50 | 17,500 | Median of 5+ active listings. |
| Service charge (assumed) | 1.50 | 7,500 | Unverified; market band RM 1.50–2.50 for suburban 1998 vintage. |
| Car park (~5 bays, assumed) | 200 / bay | 1,000 | 1 bay per ~70 sqft mixed-use NLA inferred (1,966 / 138,604); office-only ratio not disclosed. Unverified rate. |
| After-hours AC (assumed) | n/a | 0 | Unverified rate; assume business hours only. |
| Utilities (assumed) | n/a | 0 – 1,500 | Sub-metered. |
| SST 8% (on base rent only) | n/a | 1,400 | 8% sales tax on rent. |
| Total all-in | — | ~RM 27,400 / month | At assumed service charge and parking. Excludes upfront deposit + fit-out. |
| Upfront cash (3+1+1) | — | ~RM 110,000 | 2–3 months security + 0.5–1 month utility + 1 month advance rent = 3.5–5 months total (Malaysian commercial norm). |
| 12-month total occupancy | — | ~RM 328,800 | At assumed service charge, no OT. |
Diplomatic clause note (foreign tenants): Foreign-tenant diplomatic clause is standard in Malaysian commercial leases (3-month notice + supporting evidence per lhlow.com.my 2024-2026). Menara Summit-specific wording unverified — confirm with Am ARA REIT Managers. For MNC / high-covenant tenants, some landlords accept a bank guarantee in place of a cash security deposit; this is not a claimed universal right — confirm with the building manager.
Will my team fit here? (20 / 50 / 100 pax)
Headcount scenarios computed at 150 sq ft / person (call-centre density) and 100 sq ft / person (back-office density), using Menara Summit's typical floor plate and assumed 80–85% net-to-gross efficiency. Note: typical floor plate is not disclosed in the available AmFIRST REIT sources — 12,056 sq ft is the largest whole-floor transacted unit seen in public listings, and is used as a working proxy for the typical floor.
| Team size | Density | Space needed | Floors here (proxy 12,056 sqft) | Est. monthly cost (all-in, 3.50 psf) |
|---|---|---|---|---|
| 20 pax | 150 sq ft / pax | 3,000 sq ft | Part-floor (1/4 of proxy floor) | ~RM 16,400 / month |
| 50 pax | 100 sq ft / pax | 5,000 sq ft | Part-floor (~40% of proxy floor) | ~RM 27,400 / month |
| 100 pax | 100 sq ft / pax | 10,000 sq ft | Part-floor (~85% of proxy floor) | ~RM 54,800 / month |
For 100 pax at 150 sq ft / pax density, the requirement is 15,000 sqft — larger than a single 12,056 sqft proxy floor; a multi-floor stack or a regus-serviced block on Level 9 is the practical path. Menara Summit's main appeal is the cheap suburban rent — half of KLCC asking on a 30-year-old REIT-owned freehold.
Transit reality
Menara Summit is at Persiaran Kewajipan, USJ 1, UEP, 47600 Subang Jaya, Selangor, with the following transit options:
- LRT USJ 7 (Kelana Jaya Line extension, station code ~AAG7): ~10 min walk / 0.7 km per EasyOffices + InstantOffices + The Summit USJ official "Getting Here" page.
- BRT Sunway Line: South Quay–USJ 1 stop + BRT/LRT USJ 7.
- E-hailing (Grab): Street pickup straightforward on Persiaran Kewajipan; ample buses and taxis in front of the building.
- KLIA: via E5 highway ~35 min by car.
- KL city centre: ~25 km / 30 min drive southwest via Federal Highway (peak hour can stretch to 45–60 min).
The Subang Jaya / USJ corridor is car-dependent for the daily commute to KL city centre; transit is useful for Subang Jaya-internal trips and connectivity to the Kelana Jaya LRT terminus.
Who's in the building
Menara Summit is a 15-tenant suburban office tower with a publicly disclosed-named major-tenant set (5+ cross-verified):
- Salcon Berhad (Bursa: 8567) — Water / waste engineering public-listed company. 15th Floor registered and head office (Salcon AR 2014 + LinkedIn).
- UPS SCS Services (Malaysia) Sdn Bhd (Fritz Logistic Services) — Major Tenant per AmFIRST REIT office portfolio fact sheet.
- Leblanc Communication (M) Sdn Bhd — Major Tenant per same AmFIRST REIT fact sheet.
- IWG plc (Regus / HQ / Spaces brand) — Serviced office operator, Suite 9.01 Level 9, partnership launched August 2018 (Malaysian Reserve press release, 10 Aug 2018).
- Custodian Safe (Chubb Safes brand) — Suite 13A.01 Level 13A, Chubb Malaysia distributor.
Important: The retail podium anchors (HomePro, Ace Hardware, McDonald's, KFC, Sushi King, Guardian, Watsons, Family Mart, GSC Cinema, IMC) are RETAIL tenants of The Summit USJ, NOT office tenants of Menara Summit. The 6-storey retail podium and the 13-storey office tower are different asset classes with different tenants.
Lease risk & exit mechanics
- Reinstatement cost — Unverified for Menara Summit. KL general office range: RM 30 – 80 psf (basic) to RM 100 – 200 psf (mid-range) to RM 300 – 500 psf (premium) per 2026 industry fitout guides (keithhodesign.com, amoffice.com.my). Building-specific scope unconfirmed.
- Break clause — Unverified building-specific. 3 months' written notice is standard practice in commercial tenancies in Malaysia (lhlow.com.my 2024-2026); financial hardship alone does not constitute grounds.
- Diplomatic clause — Standard in KL office leases; assignable on mutual consent (lhlow.com.my 2024-2026). For personal residential leases this is explicitly recommended; for commercial office leases it is a negotiation item. Foreign tenants on employment pass should always insist on a diplomatic clause in the Tenancy Agreement.
- Fair wear and tear vs damage — Take a time-stamped photographic inventory at move-in and move-out; for any unreturned-deposit dispute, the lease is the law (no statutory deposit cap; no specialised tenancy tribunal). The 2-year-minimum + full-remaining-rent-exposure risk called out in the 澎湃新闻 first-person account (13 Aug 2025) is the dominant financial risk for any Menara Summit tenant — price it into the expansion scenario.
- PRC-tenant-specific warning — A PRC entrepreneur touring KL CBD in 2025 was specifically warned by an agent: "if your rent is 1 万 [RM10,000] and you fold after 1 year, you have to keep paying the remaining year's rent of 12 万 [RM120,000]." (thepaper.cn 2025-08-13). The 2-year minimum + full-remaining-rent exposure is real, even for a suburban Subang address.
Malaysia Digital / MSC status box
Building-level MD / MSC status: not claimed in the sources reviewed for Menara Summit. The AmFIRST REIT AR does not flag the office tower as MSC-status; the Damansara / KL Sentral / Cyberjaya MSC Cybercentre zones are the named locations. For context only: MD status has been company-activity-based since 25 March 2022 — it is no longer building-bound. A foreign-owned company expanding into Menara Summit obtains MD status through its own qualifying activity, not by being physically located in an MD-designated tower. Roughly 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 real question with a real answer (no, you do not, for MD status purposes).
Compare block — Subang Jaya / Selangor suburban peers
| Building | Submarket | Grade | Asking (RM psf) | NLA / floor plate | Last verified |
|---|---|---|---|---|---|
| Menara Summit (this page) | USJ 1, Subang Jaya (Selangor) | B+ (1998 vintage, REIT) | 3.50 (transacted 2.80–3.60) | 138,604 sqft NLA; ~12,056 sqft floor proxy | 2026-08-06 |
| Subang Jaya submarket average (4Q2025 Knight Frank) | Subang Jaya | n/a | 4.63 (avg, +0.2% q-o-q) | n/a | 2025-12 |
| Wisma Consplant 1 (SS16, Subang Jaya) | Subang Jaya | B | 3.00 – 3.50 (broker estimate) | per listing | 2025-2026 |
| Menara A&M, Petaling Jaya (Section 14) | Petaling Jaya fringe | B+ | 3.80 – 4.50 | per listing | 2025-2026 |
Positioning summary: Menara Summit is a price-leader suburban Selangor office — 30–40% below KLCC asking rent, with a long-running REIT-grade tenancy and Regus serviced-office convenience. For tenants that need MSC designation, Cyberjaya or KL Sentral is the closer fit; Menara Summit itself is not MD-status-claimed. For PRC / SG regional back-office teams that can live with a 30-year-old build and a USJ transit walk, the price floor is the differentiator.
FAQ — Menara Summit (2026)
Is Menara Summit Malaysia Digital / MSC-status?
not claimed in the sources reviewed as an MD / MSC-designated building. No MSC / MD building designation found in AmFIRST REIT AR 2019 or any reviewed source. MD status is company-activity-based since 25 March 2022, not building-bound — a foreign-owned tenant can obtain MD status from Menara Summit, but the building itself does not confer designation.
What is the service charge at Menara Summit?
Unverified — building management call required. AmFIRST REIT does not break out per-psf service charge in any public AR (2018, 2019, 2024). Malaysian suburban office norm is RM 1.50–2.50 psf. Confirm with Am ARA REIT Managers Sdn Bhd.
How much is a 5,000 sq ft office at Menara Summit per month?
~RM 27,400 / month all-in at the headline RM 3.50 psf + assumed RM 1.50 psf service charge + ~5 bays at assumed RM 200 + 8% SST. Real service charge, parking rate, and SST scope must be confirmed with Am ARA REIT Managers.
What is the floor plate size at Menara Summit?
not disclosed in the available AmFIRST REIT sources. Largest whole-floor transacted unit seen in public listings: 12,056 sq ft. Industry unit sizes range 600–12,056 sq ft across 15 office tenants. AmFIRST REIT AR 2019 reports 15 tenants across 138,604 sq ft.
Is Menara Summit green certified?
No published green certification — no GBI / LEED / GreenRE / GreenMark rating in any reviewed source. 1998 vintage with no public refurbishment disclosure.
How far is Menara Summit from the nearest MRT / LRT?
LRT USJ 7 (Kelana Jaya Line extension) is ~10 min walk / 0.7 km (EasyOffices + The Summit USJ official "Getting Here"). BRT Sunway Line: South Quay–USJ 1 stop + BRT/LRT USJ 7. No MRT station within walking distance.
What is the car park ratio at Menara Summit?
1,966 car parking bays cover the entire The Summit Subang USJ mixed-use (3 basements + open area, shared with the retail podium and Summit Hotel). Office-only ratio cannot be derived from public AR data. Day visitor rate: RM 5/day (EasyOffices); Summit USJ public basement: 1st 2 hours RM 1, max RM 12/day.
What is the minimum lease term at Menara Summit?
2–3 years standard for Malaysian commercial office (3-year tenancy, 5-year lease per Baker McKenzie; 3+3 most common per clickbina.com). Unverified for Menara Summit specifically. Confirm with Am ARA REIT Managers.
Does Menara Summit's landlord accept a diplomatic clause for foreign tenants?
Foreign-tenant diplomatic clause is standard in Malaysian commercial leases (lhlow.com.my 2024-2026). Menara Summit-specific wording unverified — confirm with Am ARA REIT Managers. Note: for residential leases this is explicitly recommended; for commercial it is a negotiation item.
What is the reinstatement cost at lease exit at Menara Summit?
Unverified — building management call required. KL office range: RM 30 – 80 psf (basic) to RM 100 – 200 psf (mid-range). 1998 vintage means base build is aged; reinstatement is on tenant fit-out only — confirm scope with the building manager.
Verified stamp
Rent, NLA, completion year, tenant roster (5 named), and LRT walk verified 2026-08-06 by SPEEDHOME. Service charge, parking rate, AC OT, full lease template, and break / diplomatic clause specifics are unverified in publicly available sources — Am ARA REIT Managers Sdn Bhd (the building manager) call required to confirm.
Last verified 2026-08-06. Verified by SPEEDHOME research. No invented data; unverified fields are stated as such.
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