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Voyage EdgeHENRI IVSeptember 24, 20262 min readAd-free
Four Seasons Kuala Lumpur residence transacts at RM5.6 million, RM2,211 psf in May
The 2,260-square-foot unit marks a datapoint for single-family offices watching branded-residence velocity in Southeast Asia's fragmented ultra-prime market.
**RM2,211 psf** at Four Seasons KL trails Singapore and Bangkok comps but establishes a resale reference for Malaysia's branded-residence pipeline.
2,260-square-foot
condominium at Four Seasons Private Residences Kuala Lumpur changed…
RM5.6 million
on May 11
RM2,211 per square foot
—a figure that sits below comparable branded-residence transactions in…
1,600 to 6,000 square feet
with access to the adjacent Four Seasons Hotel's concierge
A2,260-square-foot condominium at Four Seasons Private Residences Kuala Lumpur changed hands for RM5.6 million on May 11, according to EdgeProp EPIQ transaction records. The sale price works out to RM2,211 per square foot—a figure that sits below comparable branded-residence transactions in Singapore and Bangkok but above Kuala Lumpur's median luxury condo pricing by a clean margin.
The tower, part of the Four Seasons Place mixed-use development anchoring Kuala Lumpur's Ampang Hilir district, completed delivery in phases between 2018 and 2019. Units range from 1,600 to 6,000 square feet, with access to the adjacent Four Seasons Hotel's concierge, in-residence dining, and housekeeping. The project's developer, Venus Assets, positioned the inventory as turnkey ultra-prime for foreign buyers and returning Malaysian nationals. As of September's end, publicly available resale listings hovered between RM2,100 and RM2,450 psf, depending on floor height and finishes.
What matters: this transaction lands in a market where branded residences are testing whether hospitality cachet translates to resale liquidity. Four Seasons operates 52 residential projects globally, with 18 in active sales as of Q1 2025. Kuala Lumpur's iteration competes against Ritz-Carlton Residences and The RuMa Residences for the city's shallow pool of buyers willing to pay above RM2,000 psf. The May 11 deal suggests that pool exists but remains price-sensitive—RM2,211 psf sits well below the RM3,200 psf median for Four Seasons residences in Bangkok's Chao Phraya corridor and the SGD4,800 psf (roughly RM15,800) floor for resales at Singapore's Eden. The gap reflects Malaysia's ringgit volatility, capital-controls perception among offshore allocators, and Kuala Lumpur's slower appreciation curve relative to gateway cities with tighter land supply.
For family offices and hospitality developers, the signal is velocity, not margin. Branded residences depend on repeat transactions to justify brand fees—typically 8% to 12% of gross sales—and maintain resale confidence. A single deal at RM5.6 million does not confirm a trend, but it provides a reference price in a market where comparable sales data remains opaque. Developers watching Malaysia's pipeline—including Capella and St. Regis entries slated for Kuala Lumpur's Tun Razak Exchange—will use this psf figure to stress-test feasibility models and assess whether international buyers will underwrite yields in the 3% to 4% range typical of ultra-prime Southeast Asian residences.
Operators and allocators should track: Q3 2025 resale comparables at Four Seasons Kuala Lumpur to confirm whether RM2,211 psf holds or compresses; filings for the Capella Residences KL project, expected by September; and any movement in Malaysia's Real Property Gains Tax brackets, which currently penalize sub-five-year flips at rates up to 30%. The Ritz-Carlton Residences Kuala Lumpur, which began closings in late 2024, will provide the next pricing benchmark by July.
Four Seasons Private Residences Bangkok sold six units above THB300 million in Q1 2025, double Kuala Lumpur's annual volume in the same price tier.
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