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, 92-floor Grade A+ office tower at Lingkaran TRX, Tun Razak Exchange, completed December 2019, with typical floor plates of 28,000–34,000 sq ft and asking rent of 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 |
|---|---|---|
| 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 | RM 9.00–13.00 psf/mo (mode RM 12.50; 1,100 sf fitted subdivided units list RM 14.78–19.89) | a dated broker listing / a dated broker listing / trx.my, 2025-2026 |
| Service charge | not itemised in the sources reviewed — 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 itemised in the sources reviewed — 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 | LHDN SST (Sales Tax) Order 2025 — 8% expanded scope from 1 Jul 2025 |
| 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% 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? 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).
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's in the building: confirmed tenants
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.
Lease risk 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 disclosed in the sources reviewed. 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 disclosed in the sources reviewed. 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.
Compare: 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.
FAQ: The Exchange 106 (TRX 106)
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 disclosed in the sources reviewed. 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.
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, across 92 office floors (total 106 floors including Sky Lobby, mechanical/service floors, retail podium and hotel). 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. 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]).
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