Jalan Tun Razak, KLCC · Completed 2008 · Subsale
The Avare
A freehold 41-storey condominium on Lorong Kuda, off Jalan Tun Razak, with just 78 homes of about 3,800 to 7,696 sq ft, two to a floor, plus duplex penthouses at the top.
Replies on WhatsApp from Jason himself · No obligation
Answer block
The Avare at a glance
Every figure here comes from the developer, the government housing register or the property records named at the foot of the page. Where sources disagree, the range is shown. Where nobody has published a number, it is not on this page.
Development
The Avare
By Embassy Court Sdn Bhd, a Magna Prima subsidiary
Address
Lorong Kuda, off Jalan Tun Razak
50450 Kuala Lumpur
Tenure
Freehold
PropertyGuru, iProperty and StarProperty
Completion
2008
Records differ: PropertyGuru and iProperty give 2008; StarProperty and the iProperty overview give 2009
Building
41 storeys
Two units per floor (PropertyGuru); iProperty lists two buildings
Units
78
PropertyGuru, iProperty, EdgeProp and The Edge Malaysia agree
Layouts
3,800–7,696 sq ft
Typical 4-bedroom units of about 3,800 sq ft; super deluxe units and duplex penthouses of about 7,600 sq ft. Magna Prima gives 3,800–7,696 sq ft
Foreign buyers
Above the RM1 million minimum
Asking prices start at about RM3.7m; PTGWP consent still needed
Maintenance
About RM0.50 psf
As stated on PropertyGuru (Oct 2026); confirm the current rate and sinking fund
Why this address
Four things buyers weigh at The Avare
A small, very large-unit freehold block near the embassy row. Here is the case, and what to check.
Few neighbours, big homes
Only 78 units across 41 storeys, two to a floor, with typical units of about 3,800 sq ft and 4 en-suite bedrooms.
Embassy district, close to KLCC
iProperty puts the Embassy of Japan about 1 km away, Pavilion Kuala Lumpur about 1.3 km and Suria KLCC about 2 km.
Parking and services
Listings give three covered parking bays per unit, and StarProperty describes concierge and butler services, a residents’ lounge, a gym and an outdoor pool.
What to weigh: build quality and resale depth
The Edge Malaysia reported a RM25 million suit by 24 owners against the developer and its parent over alleged facade and workmanship defects; the report we saw gives no outcome. EdgeProp’s recorded median (RM969 psf) also sits below much of the asking range, so check defects and recent recorded sales before you offer.
The development
The Avare, decoded
A 41-storey freehold condominium of 78 large units, two per floor, on Lorong Kuda off Jalan Tun Razak.
Facilities
As listed on the PropertyGuru and iProperty project pages (October 2026) and in StarProperty’s project review.
Water
Pools and spa
- Swimming pool
- Wading pool
- Jacuzzi
- Sauna
Active
Fitness and family
- Gymnasium
- Playground
- BBQ area
Residents
Services
- Clubhouse
- Residents’ lounge
- Multi-purpose hall
- Concierge
- Cafe
Security
Access and parking
- 24-hour security
- Covered parking, 3 bays per unit
Where the project is now
Layouts
All 3 The Avare layouts
3 layout types, from 3,800 to 7,600 sq ft. Sizes from the developer’s published plans, checked October 2026. Tap any layout and the drawing comes to your WhatsApp.
Standard (typical) unit — 3,800 sq ft
4 bed · 3,800 sq ft · all en-suite · maid’s quarters · wet + dry kitchen
Get this floor planAsk price & availability →Duplex Penthouse — 7,600 sq ft
4 bed · 7,600 sq ft · 2 units on the top two levels · private pool and garden
Get this floor planAsk price & availability →Super Deluxe — 7,600 sq ft
4 bed · 7,600 sq ft · 2 units · each a full floor · levels 16 and 38
Get this floor planAsk price & availability →Price and rent by layout
What each layout is asking at The Avare
Asking prices and rents seen on PropertyGuru in October 2026, matched to each layout by size. Asking prices are not sale prices; compare them with the recorded transactions above.
| Layout | Size | Asking price | Asking rent | Listings |
|---|---|---|---|---|
| Standard (typical) unit | 3,800 sq ft | RM3.7m–5.5m | – | 16 |
| Super Deluxe / Duplex Penthouse | 7,600 sq ft | RM12m | – | 1 |
| – | about 6,500–6,600 sq ft | RM12.09m | – | 1 |
| – | about 7,200–7,300 sq ft | RM11.5m | – | 1 |
Location & connectivity
Where The Avare sits
Lorong Kuda, off Jalan Tun Razak, 50450 Kuala Lumpur, Wilayah Persekutuan Kuala Lumpur.
The recorded numbers
What units here sell and rent for
Recorded sales and asking prices are different things. Transacted figures come from deals recorded with the government valuation department; asking figures are what owners or the developer are listing at.
| Measure | Figure | Source and date |
|---|---|---|
| Transacted median, recorded sales | RM969 psf (middle range RM796–1,042 psf), last 48 months | EdgeProp project page, Oct 2026 |
| Asking for sale, 3,800–3,880 sq ft | RM3,700,000 – RM5,500,000 · about RM974–1,447 psf | PropertyGuru listings, Sep–Oct 2026 |
| Asking for sale, 7,200–7,600 sq ft | RM11,500,000 – RM12,000,000 · about RM1,579–1,597 psf | PropertyGuru listings, Sep–Oct 2026 |
| Asking rent whole unit, 3,800 sq ft | RM15,000 – RM22,000 a month | PropertyGuru listings, Aug–Sep 2026 |
The transacted row is EdgeProp’s median of recorded sales over the 48 months to October 2026; EdgeProp records a low of RM662 psf (July 2025) and a high of RM1,518 psf (June 2007). The asking sale ranges are from PropertyGuru listings dated late September to early October 2026, and the asking rents from PropertyGuru listings dated August and September 2026. With few units and wide asking spreads, recent recorded sales for the same size matter more than the median. Ask Jason for recorded sales before you offer.
Track record
About Embassy Court Sdn Bhd
Embassy Court Sdn Bhd is the developer named by PropertyGuru and iProperty; EdgeProp and StarProperty describe it as a Magna Prima joint venture with TM Bhd.
StarProperty reports the building won a CNBC Asia Pacific award in 2008 and was among the first condominiums in Malaysia with glass curtain walls and stainless steel sunshades.
The Edge Malaysia reported a construction contract value of RM148 million, an industrialised building system, and a later RM25 million suit by 24 owners alleging defects.
Magna Prima lists The Avare on 1.06 acres, with a gross development value of RM321 million.
Around the building
What is near The Avare
The closest places on the map, measured in a straight line from the building. Driving distances are longer.
🚉 Getting around
- Persiaran KLCC~300 m
- Ampang Park~500 m
- Conlay~600 m
🛍️ Malls
- Plaza Ombak KLCC~300 m
- The LINC~400 m
- Intermark Mall~700 m
🎓 Schools
- Eton House~300 m
- Iraqi School in Kuala Lumpur~500 m
- SJK(C) Chung Hwa (P)~1.1 km
- Sekolah Menengah Kebangsaan Puteri Ampang~1.2 km
🏛️ Colleges and universities
- UniRazak~700 m
- Raffles College Of Higher Education~1.0 km
- YTL International College of Hotel Management~1.2 km
🏥 Hospitals
- ALTY Orthopaedic Hospital~600 m
- Prince Court Medical Centre~700 m
- Chinese Maternity Hospital~2.0 km
Map data © OpenStreetMap contributors. Names as recorded on the map; check opening and enrolment details yourself.
Is it for you?
Which kind of buyer are you?
The same building suits different people for different reasons. Pick the line that sounds like you.
🏠 Living here yourself
Layouts here run from about 3,800 to 7,600 sq ft. Ask me which stacks get the better view and the least afternoon sun; that changes the price more than the floor.
💰 Buying to rent out
Compare the recorded rents in "The price numbers" above with the instalment on your loan. Smaller layouts usually rent faster; larger ones hold tenants longer.
👨👩👧 Family with children
Check the school and clinic distances in the location section, the number of car parks per unit and how busy the lifts are at 7.30 am.
✈️ Buying from overseas
Foreigners can only buy above the state minimum price and pay 8% stamp duty from 2026. Ask me which units here qualify before you shortlist.
Straight talk
What I will not hide from you
Every project has trade-offs. These are the ones I would want to know before paying a deposit.
- ⚠️ More than ten years old. Ask for the last AGM minutes and how much maintenance owners still owe; arrears show up as poor upkeep later.
- ⚠️ Asking prices are not sale prices. Compare any offer with the recorded transacted price per sq ft above before you commit.
The real cost
What buying here costs in 2026
Worked example for a unit at RM11,500,000, around the typical asking price here. Your figures will differ with the price and the bank.
| Malaysian buyer (90% loan) | Foreign buyer (70% loan) | |
|---|---|---|
| Purchase price | RM11,500,000 | RM11,500,000 |
| Down payment | RM1,150,000 | RM3,450,000 |
| Loan amount | RM10,350,000 | RM8,050,000 |
| Stamp duty on transfer (MOT) | RM444,000 | RM920,000 |
| Stamp duty on loan (0.5%) | RM51,750 | RM40,250 |
| Lawyer, sale agreement (incl. 8% SST) | RM82,350 | RM82,350 |
| Lawyer, loan agreement (incl. 8% SST) | RM82,350 | RM82,350 |
| Cash needed before keys | RM1,810,450 | RM4,574,950 |
| State consent fee for foreigners | – | Set by each state; ask me for the figure |
Estimates only. Stamp duty: 1–4% tiers for Malaysians and PRs, 8% flat for foreigners from 1 Jan 2026. Legal fees follow the Solicitors’ Remuneration Order 2023. First-time Malaysian buyers of homes up to RM500,000 may get a stamp duty exemption until 2027. Valuation, disbursements and moving costs are not included.
Get these numbers for a real unitCalculate my exact costs →Straight answers
Frequently asked questions
How many units are there at The Avare, and how big are they?
There are 78 units over 41 storeys, two per floor. Typical units are about 3,800 sq ft with 4 bedrooms; super deluxe units and duplex penthouses are about 7,600 sq ft (PropertyGuru, StarProperty).
Is The Avare freehold?
Yes. PropertyGuru, iProperty and StarProperty all list The Avare as freehold.
Can a foreigner buy at The Avare?
In Kuala Lumpur a foreigner needs a property priced at RM1 million or more, with consent from the Federal Territories Land and Mines Office (PTGWP). Asking prices in late September and October 2026 started at about RM3.7 million, so every unit listed clears the minimum. Transfers of homes to foreigners pay 8% stamp duty from 1 January 2026.
What rent can a unit at The Avare fetch?
3,800 sq ft units were listed on PropertyGuru in August and September 2026 at about RM15,000 to RM22,000 a month. These are asking rents, and only a handful of units were listed.
Berapakah harga The Avare di KLCC?
Menurut EdgeProp, harga median jualan yang direkodkan ialah RM969 kaki persegi bagi 48 bulan terakhir. Harga tawaran di PropertyGuru pada akhir September hingga Oktober 2026 ialah sekitar RM3.7 juta hingga RM5.5 juta bagi unit 3,800 kaki persegi.
The Avare 是永久地契吗？单位有多大？
是的，The Avare 是永久地契（Freehold）公寓，楼高41层，共78个单位，每层只有两户。标准单位约3,800平方尺（四房），豪华单位和复式顶层约7,600平方尺。
Which schools are near The Avare?
On map data, the nearest schools are Eton House (~300 m), Iraqi School in Kuala Lumpur (~500 m), SJK(C) Chung Hwa (P) (~1.1 km). Distances are straight-line from the building.
Is there a train or bus station near The Avare?
The nearest stations on map data are Persiaran KLCC (~300 m), Ampang Park (~500 m), Conlay (~600 m).
What is the nearest hospital and mall to The Avare?
The nearest hospital on map data is ALTY Orthopaedic Hospital (~600 m), and the nearest mall is Plaza Ombak KLCC (~300 m).
How much cash do I need to buy at The Avare?
For a unit at RM11,500,000,, a Malaysian buyer with a 90% loan needs about RM82,350 before getting the keys, covering the down payment, stamp duty and legal fees. A foreign buyer with a 70% loan needs about RM1,810,450, before the state consent fee. The full table is in "What buying here costs in 2026".
Compare
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View project →Get the current price list and units available at The Avare
Prices move and the better units go first. Tell me your budget and whether you are buying to live in or to rent out, and I will send back the units that fit, not a generic brochure.
Buying, selling or renting: one conversation, no obligation.
Jason Lim
10 years in Malaysian property · Johor Bahru & Kuala Lumpur · REN 84424 · IQI Realty Sdn. Bhd. E (1) 1584/6
I work with local families, investors and buyers from Singapore and overseas. If a project is not right for what you need, I will say so; that is usually worth more than the brochure.