Ara Damansara Property: What the Data Shows in 2025
Rental Comparables, PSF History, and Area Context for Buyers and Investors
⚠️ Important Notice
This article is for general informational and educational purposes only. Nothing in this article constitutes investment advice, financial advice, or a recommendation to buy, sell, or hold any property.
Hartamas Real Estate is a licensed real estate agency and marketing agent. We are not licensed financial advisors, investment advisors, or valuers. All data presented is for contextual understanding only.
Rental figures are based on publicly available asking rent data and are not a guarantee, projection, or estimate of what any specific property will earn. Actual rental income depends on market conditions, property condition, tenant availability, management, and many other factors outside our knowledge or control.
Before making any property purchase decision, readers should conduct their own due diligence and seek independent advice from qualified professionals — including a licensed financial advisor, a registered property valuer, and a qualified property lawyer.
Hartamas Real Estate has been involved in project marketing across Malaysia for nearly 30 years and has marketed projects in Ara Damansara including Perla Ara Sentral. This article presents publicly available market data to help readers understand the area context. It does not constitute a recommendation of any property or investment strategy.
Table of Contents
- About This Article
- PSF History: What Launches in This Area Have Looked Like
- Freehold vs Leasehold in This Area
- Comparable Rental Data — What the Listings Show
- Tenant Demand Profile: Who Rents in This Area
- Infrastructure Context
- Factors Buyers Typically Consider
- Current Options in the Area
- FAQ
- About Hartamas Real Estate
About This Article
This article collects publicly available data and market context about Ara Damansara, Petaling Jaya — a residential and mixed-use corridor along the LRT Kelana Jaya Line in Selangor.
It covers: recent freehold and leasehold launch history and PSF figures, current asking rental data from PropertyGuru for comparable completed units, the demand profile of who rents in this area, and the infrastructure context relevant to understanding the area.
What this article is not: A recommendation to buy or invest. A projection of future returns. An assessment of whether any property is suitable for any specific person’s financial situation.
Who should read this: Buyers and prospective investors who want to understand publicly available data about this area before consulting their own advisors.
PSF History: What Launches in This Area Have Looked Like
Price per square foot (PSF) is a standard metric for comparing property across different sizes and projects. The tables below show launch PSF and current status for notable freehold and leasehold launches in Ara Damansara based on publicly available developer and market data.
Freehold Launches
| Project | Launch PSF | Completion | Status (as of 2025) |
|---|---|---|---|
| Cantara Residences | RM950 | 2020 | Sold Out |
| Panorama Residences | RM858 | 2024 | Secondary Market Available |
| Myara Park | RM780 | 2026 (est.) | 95% Sold (July 2025) |
| Perla Ara Sentral | RM678 | 2023 | Sold Out |
| Amara Residences | RM780 | 2029 (est.) | Launching |
| Arra Residences | ~RM700 | 2030 (est.) | Launching 2025 |
Source: Developer data and publicly available records, 2025. PSF figures reflect launch pricing at time of original marketing.
Leasehold Launches (for price context)
| Project | Launch PSF | Completion | Status (as of 2025) |
|---|---|---|---|
| AraTre’ Residences | RM690 | 2022 | Sold Out |
| The Arcuz | RM850 | 2023 | Secondary Market Available |
| Pinnacle Ara Damansara | RM725 | 2027 (est.) | 98% Sold |
| The Potpourri | RM880 | 2018 | Sold Out |
Note: Freehold and leasehold properties carry different tenure implications — see the next section. These tables are presented for price context only, not as a basis for any comparison or investment conclusion.
Observations on the Data
The tables above show what has launched in this area and what has happened to absorption. Readers can draw their own observations from this data. A few factual notes worth including for context:
Freehold launches that entered this corridor at or below RM780 PSF have, historically, either sold out or reached near-sold status. Leasehold launches at similar price points have shown similar absorption patterns. Panorama (freehold, RM858 PSF, completed 2024) remains available in the secondary market.
This is a description of historical outcomes, not a prediction of future performance. Market conditions change. Supply levels, economic environment, interest rates, and buyer sentiment all affect absorption. Past market behaviour is not a reliable indicator of future results.
Freehold vs Leasehold in This Area
Understanding tenure is a factual matter relevant to any property purchase in Malaysia. This section explains the practical difference — not as a recommendation of one over the other, but as context for buyers to factor into their own analysis.
Freehold: Land ownership with no expiry. The title does not diminish over time.
Leasehold: The land is leased from the state, typically for 99 years in Malaysia, calculated from the date the land was alienated — not the date of purchase. This means a “99-year leasehold” unit purchased in 2025 may have a different actual remaining tenure depending on when the original land alienation occurred.
The practical financing consideration: Malaysian banks factor remaining lease tenure into the maximum loan tenure they will offer to borrowers. As remaining tenure shortens, maximum loan tenure for future buyers of that property narrows. This affects the pool of buyers who can finance a purchase at a given monthly repayment level. The practical impact of this depends on holding period and the remaining tenure at the point of resale. Buyers considering leasehold property should model this specifically for their intended holding period.
The honest observation: Both freehold and leasehold properties in well-located areas have produced different outcomes depending on specific circumstances. Tenure is one variable among many. Buyers should understand it clearly and factor it into their own analysis — ideally with input from a qualified property advisor.
Current freehold active launches in Ara Damansara (2025): Panorama (completed, secondary market), Amara (~RM780 PSF, completing 2029), and Arra (~RM700 PSF, completing 2030).
Comparable Rental Data — What the Listings Show
The table below shows current asking rent data from PropertyGuru for completed 2-bedroom units in Ara Damansara and the surrounding Kelana Jaya corridor. This is publicly available data that any reader can verify independently by searching PropertyGuru.
⚠️ Important: These are asking rent figures from current listings — what landlords are asking for at the time of data collection. Asking rents are not the same as achieved rents, and they are not a projection of future rental income for any property. Actual rental income depends on market conditions, property condition, tenant negotiation, vacancy periods, management costs, and other factors. This data is presented for general context only and does not constitute a rental income projection or investment return estimate.
Current Rental Asking Data — Completed 2BR Units
| Property | Completion | Layout | Size | Monthly Asking Range | Approx. PSF |
|---|---|---|---|---|---|
| Perla Ara Sentral | 2023 | 2BR 2BA | 759 sqft | RM2,500–2,600 | RM3.36 |
| The Arcuz | 2023 | 2BR 1BA | 753 sqft | RM2,300–2,700 | RM3.32 |
| AraTre’ Residences | 2022 | 2BR 2BA | 775–818 sqft | RM2,500–2,800 | RM3.33 |
| Cantara Residences | 2020 | 1+1 1BA | 646 sqft | RM2,200–2,800 | RM3.87 |
| The Potpourri | 2018 | 2BR 2BA | 974 sqft | RM3,200–3,400 | RM3.39 |
| Panorama Residences | 2024 | 2BR 1BA | 749 sqft | RM2,700–3,200 | RM3.94 |
| Panorama Residences | 2024 | 2BR 2BA | 928–939 sqft | RM3,400–3,800 | RM3.86 |
Source: PropertyGuru asking rent listings, Ara Damansara / Kelana Jaya corridor, 2025. Area average: approximately RM3.56 PSF across these listings. Data reflects asking prices at time of collection, not guaranteed or projected rental returns.
How Buyers Typically Use Rental Comparable Data
Some buyers and their advisors use comparable rental data as one input when thinking about an area’s rental market context. This typically involves looking at the range and average of asking rents for similar completed properties in the same area.
For reference: applying the area asking rent average of RM3.56 PSF to a 721 sqft unit gives approximately RM2,567/month. Using RM2,500/month as a round figure for a comparable unit — purely as a contextual reference point — against a purchase price of RM490,000 gives a gross yield figure of approximately 6.1%; against RM520,000, approximately 5.8%.
These are illustrative calculations based on 2025 asking rent comparables, presented for orientation only. They do not represent projected or expected returns for Arra Residences or any other property. Any property that completes in 2030 will operate in a 2030 rental market — which may be different from today’s in ways that cannot be foreseen. Readers should discuss yield modelling with a qualified financial advisor using assumptions appropriate to their own circumstances.
Costs That Gross Yield Does Not Capture
Gross yield (annual rent ÷ purchase price) is a starting point, not a complete picture. Buyers typically also factor in:
- Maintenance fees (~RM238/month for 721 sqft at RM0.33 PSF — an estimate based on developer guidance)
- Commercial utility tariffs (applicable to serviced apartments — higher than residential; estimated additional cost of RM100–200/month, actual usage-dependent)
- Vacancy periods between tenants
- Furnishing and fit-out costs
- Property management fees if using a professional manager
- Financing costs during the pre-completion period
Net yield after these costs will be lower than gross yield. The appropriate net yield model depends on individual circumstances and should be prepared by a qualified advisor.
Tenant Demand Profile: Who Rents in This Area
Understanding who rents in an area is relevant context for buyers assessing a location. The following is a description of the observable tenant demand drivers in Ara Damansara — not a projection of rental demand or occupancy.
Corporate Belt Commuters
Ara Damansara has a significant corporate presence. Sime Darby maintains operations in the area. Oasis Square commercial hub, the premium automotive showroom cluster along PJU, and other corporate parks house a substantial employment base. Workers who commute via the Kelana Jaya Line to KL and central PJ are a demand segment for LRT-walkable housing in this area.
University Students via LRT
From KJ26 Ara Damansara on the Kelana Jaya Line:
- Taylor’s College: shuttle bus from SS15 (3 stations)
- Sunway University: BRT interchange at USJ7 (5 stations)
- Monash University Malaysia: accessible via this corridor
Students who use public transport as their primary mode of travel are an observable demand segment for room rental in LRT-adjacent properties across PJ.
International School Families
ICONS International School opened at Evolve Concept Mall in February 2025, accessible from LRT Ara Damansara. It offers a British curriculum from primary through A-Levels, with annual fees of RM24,000–42,600/year. The school opened recently — its full effect on the local rental market has not yet been observed.
Aviation Industry Workforce
Subang Airport is undergoing expansion (covered in the next section). As airport operations scale, the operational workforce typically grows. This demand segment is currently limited in the area. Any growth in this segment depends on the pace and scale of the airport expansion, which remains subject to confirmation.
Infrastructure Context
The following infrastructure information is presented as factual context. It does not constitute a prediction of property value movements or rental market outcomes.
LRT Kelana Jaya Line
Prasarana’s official 2024 ridership data shows monthly ridership for the Kelana Jaya Line between 6.2 million and 7.7 million, with a generally upward trend through the year.
Source: Prasarana official data, 2024.
Arra Residences is approximately 200–250 metres from KJ26 Ara Damansara station, with a covered walkway planned by the developer. The LRT Shah Alam Line (LRT3) is also in the vicinity, connecting toward Bandar Utama, SS7, Shah Alam, and KL Sentral.
Subang Airport Regeneration Plan (SARP)
Confirmed and in progress:
- Batik Air launched its first international route from Subang (Bangkok DMK) on July 28, 2025
- Daily domestic flights to Kuching are operating
- Courtyard by Marriott Subang (280 rooms, 4-star) — Hotel Management Agreement signed with Marriott International, July 2024. Opening targeted 2026.
Reported planned targets — not yet confirmed as fully committed expenditure:
- Planned investment: approximately RM3.7 billion (reported in media; this figure is not confirmed as a committed budget)
- Passenger capacity target: 1.5 million → 8 million per year
- Business aviation GFA expansion target: 1.73M → 3.96M sqft (approximately 2.3×)
Source for SARP figures: media reporting. Readers should verify current status of the SARP directly with Malaysia Airports Holdings Berhad (MAHB) for the most up-to-date information.
ICONS International School
As noted in the tenant section: ICONS International School opened February 2025 at Evolve Concept Mall, accessible from LRT Ara Damansara. This is a factual addition to the area’s educational infrastructure.
Factors Buyers Typically Consider
The following are factual considerations relevant to property purchases in this area. They are presented as information, not advice on how to weigh them.
New Launch Completion Timelines
Active new freehold launches in Ara Damansara have estimated completions of Q1 2029 (Amara) and Q2 2030 (Arra). For off-plan purchases under HDA, progressive payments are tied to construction milestones. During the pre-completion period, buyers make payments without rental income from the property.
Commercial Title and Utility Costs
All notable serviced apartment launches in Ara Damansara — including AraTre’, Perla Ara Sentral, Cantara, Arra, and Amara — carry commercial land title under the Housing Development Act (HDA). This means:
- Utility bills are charged at commercial tariff rates, which are higher than residential tariff rates. For a 721 sqft unit, the estimated additional monthly cost compared to residential tariff is approximately RM100–200, depending on usage.
- HDA provides statutory protections: regulated progressive payment schedule, a Defect Liability Period (DLP), and legal recourse on delivery timelines.
Area Supply Additions
Amara Residences (412 units, completing Q1 2029) and Arra Residences (350 units per tower, completing Q2 2030) will both be entering the rental market in a similar timeframe. Other projects may also be in the pipeline. Buyers who factor rental market context into their analysis should account for supply additions in the completion window.
Unit Orientation
Arra fronts the Subang Airport Highway. South-facing units have golf course views with some highway proximity. North-facing units are oriented toward the Ara Damansara residential area. Both orientations are available. Buyers should visit the show unit to assess actual orientation and conditions.
Current Options in the Area
The following is an informational overview of available options for buyers considering Ara Damansara. It is not a recommendation of any specific property.
Secondary Market (Completed Units)
Completed units in AraTre’, Perla Ara Sentral, Cantara, and Panorama are available for purchase in the secondary market. Secondary market purchases offer immediate condition visibility and no completion risk. Buyers should engage a qualified property lawyer for due diligence on title, outstanding loans, maintenance arrears, and existing tenancies.
New Launch — Arra Residences
Freehold, from approximately RM700 PSF, Tower A comprising 350 units, completing Q2 2030. Commercial title under HDA. Hartamas Real Estate is the appointed marketing agent.
For detailed project information, see our article: Arra Residences Ara Damansara: An Honest 5-Question Review (2025).
New Launch — Amara Residences
Freehold, approximately RM780 PSF, completing Q1 2029. Also by Puncak Dana, on an adjacent site. Earlier completion timeline. Confirmed anchor retail tenants include Ben’s Independent Grocer, Coffee Bean, Signature Kitchen, and Feruni Ceramiche.
Note: Hartamas Real Estate is the marketing agent for Arra Residences, not Amara Residences. Information on Amara is provided for area context only. Buyers interested in Amara should contact the relevant marketing agent directly.
FAQ
The following questions are answered with factual information and general context only. None of the answers below constitute investment advice or a recommendation to purchase any property.
What is the asking rental range for completed 2-bedroom units in Ara Damansara?
Based on PropertyGuru listings collected in 2025, asking rents for completed 2-bedroom units in the area range from approximately RM2,200 to RM3,800 per month depending on project, size, specification, and LRT proximity. The average asking rate across the 7 comparable projects reviewed is approximately RM3.56 PSF. These are asking prices, not achieved rents or projections.
What is the PSF range for current freehold launches in Ara Damansara?
Active freehold launches in 2025 range from approximately RM700 PSF (Arra Residences, launching) to RM858 PSF (Panorama Residences, completed 2024, secondary market). Historical launch PSF for sold-out freehold projects in the area ranged from RM678 PSF (Perla Ara Sentral) to RM950 PSF (Cantara Residences).
What is commercial title under HDA?
Commercial title under HDA (Housing Development Act) means the property is built on commercial land but sold under the statutory protections of HDA. Buyers receive regulated progressive payments tied to construction milestones, a Defect Liability Period, and legal recourse on delivery timelines — equivalent protections to residential title condominiums. The practical difference from residential title is that utility bills are charged at commercial tariff rates, and the Bumi discount does not apply. Commercial title under HDA is standard for serviced apartments across PJ and KL.
What is the completion timeline for current new launches in Ara Damansara?
As of 2025: Amara Residences targets completion Q1 2029. Arra Residences targets completion Q2 2030 (approximately 54 months from SPA signing). Both are under HDA, meaning progressive payments are tied to construction milestones.
How far is Arra Residences from the LRT?
Arra Residences is approximately 200–250 metres from LRT KJ26 Ara Damansara on the Kelana Jaya Line. The developer is planning a covered walkway connection. This distance and the walkway plan are developer-stated; buyers should verify current status directly with the developer or marketing agent.
Where can I find property transaction data for this area?
The Jabatan Penilaian dan Perkhidmatan Harta (JPPH) publishes official property transaction data for Malaysia at jpph.gov.my. PropertyGuru and iProperty provide current listing data. NAPIC (National Property Information Centre) publishes market reports. These are publicly available sources that buyers can access independently.
About Hartamas Real Estate
Hartamas Real Estate has been involved in property marketing in Malaysia for nearly 30 years, with over RM8 billion in project sales across residential, commercial, and mixed-use developments.
Our portfolio includes Star Residences (KLCC), Sentral Suites @ KL Sentral, TRX Residences, Gamuda Gardens, and Perla at Ara Sentral in Ara Damansara.
We are the appointed marketing agent for Arra Residences.
MIEA National Real Estate Awards:
- Real Estate Firm of the Year: 2011–2020 (ten consecutive years)
- ASEAN Real Estate Firm of the Year: 2019–2020
- Project Marketing Firm of the Year: 2015–2018 & 2020
Full Disclaimer
This article is prepared by Hartamas Real Estate (Malaysia) Sdn Bhd for general informational and educational purposes only.
This article does not constitute and should not be relied upon as financial advice, investment advice, tax advice, legal advice, or any other professional advice. Hartamas Real Estate is a licensed real estate agency. We are not licensed to provide investment advice, financial planning services, or valuations.
All rental figures, PSF data, and market observations in this article are based on publicly available sources and are presented for general context only. They are not projections, forecasts, guarantees, or estimates of future rental income, capital appreciation, or investment returns for any specific property.
Property investment involves risk, including the potential loss of capital. Past market behaviour — including absorption rates, rental levels, and PSF history — is not a reliable indicator of future results.
Before making any property purchase decision, readers should:
- Conduct their own independent due diligence
- Seek advice from a qualified, licensed financial advisor
- Consult a registered property valuer for any valuation assessment
- Engage a qualified property lawyer for conveyancing and legal due diligence
All information in this article is accurate at time of publication. Market data changes — verify current figures independently before relying on them.
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