The Exchange 106 (TRX 106) is a 95-floor, 453.6 m Grade A+ office tower (NLA 2.8 million sq ft) at Lingkaran TRX, Tun Razak Exchange, completed August 2019. The physical floor count above ground is 95 per CTBUH and Wikipedia; internal levels are numbered up to 113 (mechanical and crown levels included) and the tower's name references Level 106 in the crown — so a "106 storeys" figure is a name line, not the floor count (verified 2026-09-20). Typical floor plates are 28,000–34,000 sq ft and asking rent is RM 9.00–13.00 psf/month (central tendency RM 12.50 psf, verified 2026-08-06); Tun Razak Exchange MRT station (KG20 / PY23) is a 2-minute covered walk (~100 m) away.
The Exchange 106 (TRX 106) office for rent in KL: what you'll actually pay in 2026
The Exchange 106 (TRX 106) is a 2.8 million sq ft NLA, 95-floor, 453.6 m Grade A+ office tower at Lingkaran TRX, Tun Razak Exchange, completed August 2019 (CCC September 2019). Floor count is 95 physical floors above ground (CTBUH and Wikipedia, verified 2026-09-20); internal levels are numbered up to 113 — office zones span Levels 6–106 with sky lobbies at 56–57, crown levels at 107–108 and mechanical layers 109–113 — and the name references Level 106 in the crown, which is why some marketing copy carries "106 storeys". Typical floor plates are 28,000–34,000 sq ft and asking rent is RM 9.00–13.00 psf/month (central tendency RM 12.50 psf, verified 2026-08-06); Tun Razak Exchange MRT station (KG20 / PY23) is a 2-minute covered walk (~100 m) from Gate B.
Fast facts: The Exchange 106 (TRX 106)
| Field | Value | Source / Date |
|---|---|---|
| Floors / height | 95 physical floors above ground, 453.6 m architectural (levels numbered to 113; name references Level 106 in the crown — "106 storeys" is a name line, not the floor count) | Wikipedia / CTBUH, 2026-09-20 |
| Grade | A+ (broker-attributed, not on Knight Frank / JLL Grade A register) | a dated broker listing / a dated broker listing, 2026-08-06 |
| Completed | 2019 (operational Dec 2019) | Wikipedia / trxresidences.my, 2026-08-06 |
| NLA | ~2,800,000 sq ft (TRX district) | Wikipedia Tun Razak Exchange, 2026-08-06 |
| Typical floor plate | 28,000–34,000 sq ft column-free | Wikipedia / Straits Times via trx.my, 2026-08-06 |
| Asking rent | Standard marketed space RM 9.00–13.00 psf/mo (mode RM 12.50), window 2026-08-06, still inside the RM 10–17 TRX Grade A+ envelope (EdgeProp 2026-05); fitted subdivided 1,100 sf suites list RM 14.78–19.89 psf; fitted sublease suites observed at effective RM 4.29–7.79 psf (trxoffices.com, 2026-09-20) | page verification 2026-08-06 / EdgeProp 2026-05-15 / trxoffices.com 2026-09-20 |
| Service charge | Not publicly itemised — building management call required (Patrick Honan, GM/COO Mulia Property, +60 3-2710 8806) | All 2025-2026 listings quote "maintenance fee included" or "gross" |
| Parking | 1 bay per 2,500 sq ft leased; RM 380/bay/mo season (tenant); visitor RM 5/hr normal, RM 15 first 2 hr premium (Lingkaran TRX) | a dated broker listing; a dated broker listing; a dated broker listing, 2025-2026 |
| AC OT | RM 150/hr per zone (a dated broker listing) — RM 180/hr per floor (CBD.my) | a dated broker listing; CBD.my, 2026-08-06 |
| MD/MSC status | MSC Malaysia Cybercentre — confirmed in broker official listings and trx.my news | a dated broker listing / a dated broker listing / trx.my, 2026-08-06 |
| Green cert | LEED Platinum + GBI Gold (also MSC Cybercentre — see MD row) | a dated broker listing / a dated broker listing, 2026-08-06 |
| Anchor tenants | Huawei (10 floors, ~240,000 sf), Ant International (L75-77, 62,000 sf), Exness (6 floors, ~140,000 sf), The Access Group (~87,000 sf), Centauri (~86,000 sf), Urban Pinnacle Ventures (~280,000 sf), Accenture, Principal Asset Management, Bin Zayed International (29,000 sf), Agoda | The Edge / KLSE Screener, 2024-12 to 2025-10 |
| Nearest rail | Tun Razak Exchange MRT (KG20 Kajang Line / PY23 Putrajaya Line) — ~100 m / 2-min walk from Gate B (covered basement link) | klwalkpics.blogspot.com field visit 2023-09; mrt.com.my |
| Backup power | N+1 generator (per Mulia Property RAO doc exchange106.my/blog/assets/contents/RAO_Ex106_IBC_01112023.pdf, telco infra contract effective Nov 2023); carrier list: TM / Maxis / Time | exchange106.my RAO, 2023-11-08 |
| Verified date | 2026-08-06 | This page |
What you'll actually pay: 5,000 sq ft TCO at TRX 106
A 5,000 sq ft unit at TRX 106 at the central-tendency RM 12.50 psf (mid-point of the RM 9–13 range) costs approximately RM 62,500/month in base rent before service charge, parking, AC overtime, utilities and SST — but base rent is the wrong number to shop on. Here's the all-in TCO on 5,000 sq ft, with each line dated and sourced:
| Line item | RM / month | RM psf/mo | Source / Date |
|---|---|---|---|
| Base rent (5,000 sf × RM 12.50 psf) | 62,500 | 12.50 | a dated broker listing / a dated broker listing, 2025-2026 |
| Service charge | Not publicly itemised — building management call required | — | All listings quote gross or "maintenance fee included"; Mulia Property does not publish RM psf |
| Car park (2 bays × RM 380/mo season) | 760 | 0.15 | a dated broker listing, 2024-01; a dated broker listing 2026 |
| AC OT (estimate 30 hr/mo at RM 150/hr) | 4,500 | 0.90 | a dated broker listing, 2026-08-06 (rate) — hours are tenant's working pattern |
| Utilities (estimate) | 3,500 | 0.70 | Tenant-reported KL Grade A norm |
| Sub-total before tax | ~71,260 | ~14.25 | — |
| SST 8% on rent + service charge portion (assume service charge RM 1.00 psf placeholder) | ~5,400 | ~1.08 | 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) | ~76,660 | ~15.33 | — |
For 5,000 sq ft at TRX 106, expect a true first-month occupancy cost of approximately RM 76,660 at mid-band asking rent — about 23% above the headline RM 62,500 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. The single biggest unknown is the per-psf service charge; the gap between "RM 1.00 psf" (budget norm) and the actual Mulia Property figure, once disclosed, is worth 5,000 × that delta per month. Building management call required to convert the "gross-inclusive" listings into a standalone RM psf.
The headline RM 13 psf from a 2024 Straits Times article is the asking rate, not the transacted rate — effective rent after MSC and TRX-district incentives is typically RM 2 lower (Savills Malaysia executive chairman Christopher Boyd, cited 2024-Q4).
Will my team fit at TRX 106 across three headcount scenarios?
TRX 106's 28,000–34,000 sq ft column-free floor plates let a tenant take a half-floor (15,000 sf) or a full floor without partition reconfiguration. Three worked scenarios, computed at RM 12.50 psf base rent + estimated 1.00 psf service charge + 1 bay per 1,000 sf parking:
- 20 pax (lean 100 sf/person = 2,000 sf): half a partial floor; rent RM 25,000/mo, all-in ~RM 28,500/mo; fits any floor with 2,000 sf of available subdivided stock. Plenty of options — single-floor or half-floor both available.
- 50 pax (standard 150 sf/person = 7,500 sf): a quarter-floor; rent RM 93,750/mo, all-in ~RM 108,000/mo. 5,000–10,000 sf subdivided units on the market — common size band.
- 100 pax (standard 150 sf/person = 15,000 sf): a half-floor; rent RM 187,500/mo, all-in ~RM 215,000/mo. Half-floor subdivisions are listed, but full-floor (28,000+ sf) is the typical institutional play at this building.
Floor plate of 28,000+ sq ft column-free means a 100-person team can sit on a single half-floor without lifts, partitions or inter-floor travel; expansion space is usually a stack of one or more additional half-floors in the same vertical column (The Edge, 2024-12-02; Wikipedia Tun Razak Exchange).
What is the transit reality at TRX 106?
TRX 106 is the most transit-connected Grade A office in KL outside KLCC. The Tun Razak Exchange MRT station is a 2-minute covered walk (~100 m) from Gate B along the basement link, served by both the Kajang Line (KG20) and the Putrajaya Line (PY23) — meaning a tenant commuting from anywhere in the Klang Valley is one interchange or one direct line away. Field-measured walk time is 2 minutes from Gate B, not 7 minutes as some Google estimates suggest (klwalkpics.blogspot.com field visit, 2023-09; mrt.com.my station page). The covered walkway is basement-level, so even KL's daily 3pm thunderstorm does not add walk time. E-hail pickup is straightforward — TRX District has dedicated lay-by drop-off points on Lingkaran TRX and Persiaran TRX (Wikipedia Tun Razak Exchange, 2026-08-06). Car park queue at the morning peak is not documented in public sources; anecdotal tenant reports (a dated broker listing, 2024) note that reserved bays are the practical answer for anyone driving in before 9am.
Who are the confirmed tenants in the building?
The Exchange 106's 75% committed occupancy (KLSE Screener, 2025-10-17) and ~78% walkthrough estimate (Ally Properties YouTube, 2026) break down across these named, sourced tenants:
- Huawei Technologies (China) — 10 floors (lower zone), ~240,000 sq ft, largest single tenant, moved in September 2022 (The Edge Malaysia, 2024-12-02).
- Ant International (Ant Group, China) — Levels 75, 76, 77; 62,000 sq ft; anchored its global digital business centre (The Edge, 2024-12-02; KLSE Screener, 2025-10-17).
- Exness (Cyprus) — 6 floors, ~140,000 sq ft, moved in July 2023 (The Edge, 2024-12-02).
- The Access Group (UK) — ~87,000 sq ft (The Edge, 2024-12-02).
- Centauri Services & Technology — ~86,000 sq ft (The Edge, 2024-12-02).
- Urban Pinnacle Ventures (CIIL/CHL Management, China) — Levels 58–69 (12 floors including serviced-office sub-leases), ~280,000 sq ft total; Managing Director Alex Hu, ex-CHL Management (operates 30+ Grade A buildings in China) (KLSE Screener / a dated broker listing, 2025-10-17).
- Accenture — multi-floor tenant (KLSE Screener, 2025-10-17).
- Principal Asset Management — multi-floor tenant (KLSE Screener, 2025-10-17).
- Bin Zayed International (UAE) — 1 floor, 29,000 sq ft (The Edge, 2024-12-09).
- Agoda — multi-floor tenant (The Edge, 2025-04-17).
90% of TRX 106 tenants are international firms (KLSE Screener, 2025-08-13). The roster is dominated by Chinese fintech and global tech — useful for a PRC corporate evaluating ecosystem fit, and a strong signal for a Singapore HQ looking for a regional hub next to its existing Asian supply chain.
What are the lease risks and exit mechanics at TRX 106?
Public TRX 106 listings disclose almost nothing on lease clauses — the KL Grade A market norm, not a building-specific position, applies. Two confirmed, three unconfirmed:
- Reinstatement cost at exit: Not publicly disclosed. KL Grade A market norm is RM 5–15 psf for bare-shell reinstatement. Building management call required for the TRX 106-specific scope and cost.
- Break clause: Not standardly disclosed. By negotiation only — to be confirmed with Mulia Property leasing.
- Diplomatic clause: Not standardly disclosed. By negotiation only — assignment/sublet rights subject to landlord consent. The mechanic that lets a foreign tenant exit early without deposit forfeiture (typically 12-month lock-in before invocable, 2-month notice plus documentary evidence, tenant still liable for rent during notice period, no offset against deposit) is general Malaysian commercial-lease practice but is not building-specific; verify the exact notice period and lock-in length against your own Letter of Offer before acting on it.
- Bank guarantee in lieu of cash deposit: Not standardly disclosed at TRX 106. Some KL Grade A 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 building management call required.
- Rent escalation: Not publicly disclosed. KL Grade A norm is fixed 5–8% per annum or 0% over a 3-year fixed term with 3-yearly market review. Building management call required for the TRX 106 figure.
For unreturned-deposit disputes at lease exit, the civil-claim path in Malaysia is the Magistrate's Court (claims up to RM100,000) or Sessions Court (RM100,001–1,000,000); 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.
MD / MSC status box: TRX 106
TRX 106 is MSC Malaysia Cybercentre-designated. The MSC Cybercentre status is confirmed in a dated broker listing and a dated broker listing commercial listings and in the official trx.my news article (2024-09), and broker-official descriptions reference "MSC-compliant" for the building. Verified 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 like TRX 106 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: the building label is ecosystem signal (tech neighbours, fibre backbones, banker familiarity) more than tax event.
How does it compare with TRX submarket peer buildings?
The Exchange 106 is the top of the TRX submarket. Three other towers in the same 70-acre district, all within a 5-minute walk of the MRT station:
- Menara IQ (HSBC Malaysia HQ) — separate tower; HSBC Malaysia committed ~US$250m for new HQ at TRX with a minimum 568,000 sq ft (Wikipedia, 2026-08-06). Grade A, MSC Cybercentre, financial-institution anchor.
- Menara AFFIN — TRX district anchor (Wikipedia, 2026-08-06). Grade A, banking-tenant focused.
- Menara Prudential — TRX district anchor (Wikipedia, 2026-08-06). Grade A, insurance-tenant focused.
All three are sub-1,000,000 sq ft institutional Grade A addresses, all on the same MRT interchange, all MSC Cybercentre. The Exchange 106 is the prestige pick by floor count and asking rent; the other three are competitive on rent but trade on tenant mix and ecosystem.
SPEEDHOME is one option worth comparing alongside the routes above.
FAQ: The Exchange 106 (TRX 106)
How many floors does The Exchange 106 have?
95 physical floors above ground, at 453.6 m architectural height (CTBUH and Wikipedia, verified 2026-09-20). Internal levels are numbered up to 113: office zones span Levels 6–106, sky lobbies sit at 56–57, crown levels at 107–108 and mechanical layers at 109–113. The "106" in the tower's name references Level 106 in the crown — so if a source says "106 storeys", that is the name line, not the physical floor count. There is no hotel in the tower; the podium levels (C–4) connect into the TRX mall.
Is The Exchange 106 (TRX 106) Malaysia Digital / MSC-status?
Yes, MSC Malaysia Cybercentre designation is confirmed in broker official listings and the trx.my news article (2024-09). Verified 2026-08-06. Note that 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 TRX 106?
Not publicly disclosed. All 2025-2026 listings quote "maintenance fee included" or "gross rent" rather than a standalone RM psf. Mulia Property Development Sdn Bhd (Patrick Honan, GM/COO, +60 3-2710 8806) is the path to a building-specific number. Budget RM 1.00 psf as a placeholder for early modelling.
What is the asking rent psf at The Exchange 106 in 2026?
It depends on the unit class — quoting one number is how drift starts. Standard marketed space asks RM 9.00–13.00 psf/month (mode RM 12.50, window 2026-08-06), which sits inside EdgeProp's RM 10–17 psf Grade A+ TRX envelope (2026-05-15). Fitted subdivided small suites (about 1,100 sf) list at RM 14.78–19.89 psf, and fitted sublease suites on Level 59 were observed at an effective RM 4.29–7.79 psf (trxoffices.com, checked 2026-09-20). Budget on the standard band; treat anything outside RM 9–17 as a specific unit's condition, not the tower's rate.
How much is a 5,000 sq ft office at TRX 106 per month?
At the central-tendency asking rent of RM 12.50 psf, base rent is RM 62,500/month. All-in (estimated service charge + 2 parking bays + 30 hrs/mo AC OT + utilities + SST 8%) lands at approximately RM 76,660/month — about 23% above the headline rent.
What is the floor plate size at TRX 106?
28,000–34,000 sq ft column-free on the typical office floor. The tower has 95 physical floors above ground with office zones spanning Levels 6–106, sky lobbies at 56–57, crown levels at 107–108 and mechanical layers numbered to 113 (Wikipedia floor table, verified 2026-09-20). A 100-person team at 150 sf/person can sit on a single half-floor.
Is TRX 106 green certified?
Yes — LEED Platinum and GBI Gold (a dated broker listing and a dated broker listing listings, 2026-08-06). Certified green buildings in KL Grade A command a 5–12% rent premium and materially lower vacancy versus non-certified peers.
How far is TRX 106 from the nearest MRT/LRT?
Tun Razak Exchange MRT station (KG20 Kajang Line / PY23 Putrajaya Line) is a 2-minute covered walk (~100 m) from Gate B — the most transit-connected Grade A office address in KL outside KLCC. Field-measured, not Google-estimated.
What is the car park ratio at TRX 106?
1 bay per 2,500 sq ft leased (a dated broker listing, 2026-08-06); season parking RM 380/bay/month (a dated broker listing tenant report, 2024-01). The Edge separately cites "up to 3,000 bays" across the TRX podium.
What is the minimum lease term at TRX 106?
3 years typical for premium-grade TRX leases; the developer accepts 2-year terms for fitted serviced units like Club58 (Knight Frank Malaysia 2024 office monitor; KLCC-a dated broker listing FAQ). Fit-out period is 3–6 months rent-free typical for fitted units; the developer's "TRX Marquee Incentives" package ran until 31 December 2025 with enhanced terms — current state of those incentives needs verification with the leasing desk.
Verified stamp: Rent, parking, AC OT, green certification and tenant roster verified 2026-08-06 by SPEEDHOME. Floor count (95 above ground, levels numbered to 113) and height (453.6 m) verified 2026-09-20 against CTBUH and Wikipedia. Service charge, break clause, diplomatic clause, reinstatement cost, and rent escalation rate are not in public sources — building management call required (Mulia Property Development Sdn Bhd, +60 3-2710 8806, [email protected]).