Bandar Puchong Jaya, Puchong · Completed 2012 · Subsale
Atmosfera
Two freehold towers with 453 large family homes in Bandar Puchong Jaya, from 1,282 sq ft to duplexes of 2,775 sq ft, with listings asking about RM449,000–650,000.
Replies on WhatsApp from Jason himself · No obligation
Answer block
Atmosfera 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
Atmosfera
By Villamas Sdn Bhd
Address
Jalan Pipit, Bandar Puchong Jaya
47100 Puchong
Tenure
Freehold
Completed
2012
Towers
Rosella and Ixora
18–19 storeys (records differ), 12 units a floor
Units
453
On 6.5 acres
Layouts
1,282–2,775 sq ft
3+1-bedroom units to duplexes
Foreign buyers
Not eligible
Prices are far below the RM2 million Selangor minimum
Why this address
Four things buyers weigh at Atmosfera
Big freehold family homes at a Puchong price. Here is the case, and the catch.
Big homes for the money
The smallest units are 1,282 sq ft, and listings ask from about RM449,000, which works out at roughly RM350 psf.
Low density, low fees
Twelve units a floor on 6.5 acres, and StarProperty gives a maintenance charge of RM0.18 per sq ft a month.
Puchong amenities
IOI Puchong Jaya and Kinrara BK5 LRT stations and IOI Mall Puchong are nearby, with two schools about 1 km away.
What to weigh: age and thin price records
The building dates from 2012. EdgeProp does not publish a 48-month median, and its highest recorded sale was RM850,000 (RM520 psf) in 3Q 2014, above today’s asking prices of about RM257–427 psf.
The development
Atmosfera, decoded
Two towers, Rosella and Ixora, on 6.5 acres. StarProperty gives 19 storeys; PropertyGuru and iProperty give 18. The sky lounge is on Level 18.
The towers
Facilities
As listed by StarProperty, iProperty and PropertyGuru.
Water
Pools and spa
- Swimming pool
- Wading pool
- Jacuzzi
- Sauna
Active
Sports and fitness
- Gymnasium
- Futsal court
- Basketball court
- Squash court
- Badminton court
Residents
Shared spaces
- Sky lounge (Level 18)
- Meditation and reflexology gardens
- Clubhouse
- Playground
- Surau
Where the project is now
Layouts
All 5 Atmosfera layouts
5 layout types, from 1,282 to 2,775 sq ft. Sizes from the developer’s published plans, checked October 2026. Tap any layout and the drawing comes to your WhatsApp.
Premier (Types A, A1, A2, A3) — 1,455 sq ft
1,455 sq ft
Get this floor planAsk price & availability →Duplex Pool (Type C) — 2,775 sq ft
2,775 sq ft · Duplex with private pool · largest type
Get this floor planAsk price & availability →Price and rent by layout
What each layout is asking at Atmosfera
Asking prices and rents seen on iProperty 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 |
|---|---|---|---|---|
| Deluxe (Types B1–B5) | 1,282 sq ft | RM419,999–548,000 | – | 9 |
| Premier (Types A, A1, A2, A3) | 1,455 sq ft | RM450,000–650,000 | – | 6 |
| Duplex (Type D) | 2,533 sq ft | RM650,000 | – | 2 |
| – | about 1,600–1,700 sq ft | RM550,000–560,000 | – | 2 |
| – | about 1,700–1,800 sq ft | RM595,000 | – | 1 |
Location & connectivity
Where Atmosfera sits
Jalan Pipit, Bandar Puchong Jaya, 47100 Puchong, Selangor.
The recorded numbers
The price numbers
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 price EdgeProp record | Highest RM850,000 (RM520 psf), 3Q 2014; average about RM502,500 at end-2016; no 48-month median published | EdgeProp, viewed 2 Oct 2026 |
| Recorded sales 2017–2018 | RM480,000–650,000 | StarProperty |
| Asking price for sale | RM449,000–650,000 · about RM257–427 psf | PropertyGuru listings, Sep–Oct 2026 |
| Asking rent whole units | About RM2,000–2,600 a month | PropertyGuru listings, Aug–Sep 2026 |
Transacted figures are recorded sales; listing figures are asking prices. Recent recorded prices are thin on the portals, so ask Jason for the unit-by-unit record before you offer.
Track record
About Villamas Sdn Bhd
Atmosfera was developed by Villamas Sdn Bhd and completed in 2012.
It sits on Jalan Pipit in Bandar Puchong Jaya, with IOI Mall Puchong and the IOI Puchong Jaya and Kinrara BK5 LRT stations nearby.
Around the building
What is near Atmosfera
The closest places on the map, measured in a straight line from the building. Driving distances are longer.
🚉 Getting around
- Sunway Lagoon~1.4 km
- SunMed~1.6 km
- Mentari~1.7 km
🛍️ Malls
- Syopz Mall @ Taylor’s Lakeside Campus~900 m
- Sunway Geo Avenue~1.6 km
- Sunway Pyramid~1.9 km
🎓 Schools
- SK Puchong Jaya 2~400 m
- SMK Bandar Puchong Jaya (A)~500 m
- Sekolah Menengah Kebangsaan Bandar Sunway~600 m
- Sekolah Kebangsaan Bandar Sunway~600 m
🏛️ Colleges and universities
- Taylor’s University Lakeside Campus~800 m
- Kolej Tingkatan 6 Petaling Jaya~900 m
- Kolej Komuniti Kelana Jaya~1.0 km
🏥 Hospitals
- Sunway Medical Centre~1.6 km
- Beacon Hospital~3.1 km
- Subang Jaya Medical Centre~3.5 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 1,282 to 2,775 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 RM650,000, 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 | RM650,000 | RM650,000 |
| Down payment | RM65,000 | RM195,000 |
| Loan amount | RM585,000 | RM455,000 |
| Stamp duty on transfer (MOT) | RM13,500 | RM52,000 |
| Stamp duty on loan (0.5%) | RM2,925 | RM2,275 |
| Lawyer, sale agreement (incl. 8% SST) | RM8,370 | RM8,370 |
| Lawyer, loan agreement (incl. 8% SST) | RM7,668 | RM6,143 |
| Cash needed before keys | RM97,463 | RM263,788 |
| 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
Is Atmosfera freehold?
Yes. StarProperty, iProperty and PropertyGuru all give freehold tenure.
How big are the units?
From 1,282 sq ft for the Deluxe units to 2,775 sq ft for the duplex with a pool, with Premier units of 1,455–1,700 sq ft.
What do units sell and rent for?
Listings ask about RM449,000–650,000, and whole units rent for about RM2,000–2,600 a month. StarProperty reported sales of RM480,000–650,000 in 2017–2018.
Can a foreigner buy here?
In Selangor’s Zone 1 (Petaling, Gombak, Hulu Langat, Sepang and Klang districts) a foreigner may buy only a strata or landed-strata home priced at RM2 million or more, with State Authority consent from the Selangor Land and Mines Office (PTG Selangor) under section 433B of the National Land Code. Bumiputera-quota and low-cost units are excluded. Stamp duty on the transfer of a home is a flat 8% for foreign buyers from 1 January 2026. Prices here are far below RM2 million, so units are not open to foreign buyers.
Berapa harga Atmosfera Puchong?
Harga tawaran semasa sekitar RM449,000 hingga RM650,000 untuk unit 1,282 hingga 2,533 kaki persegi, dan sewa unit penuh sekitar RM2,000 hingga RM2,600 sebulan. Pegangan bebas, siap pada 2012.
Atmosfera 蒲种公寓价格多少？
目前挂牌价约RM44.9万至RM65万，面积1,282至2,775平方尺；整间月租约RM2,000至RM2,600。永久地契，2012年完工，每层12个单位，管理费约每平方尺RM0.18。
Which schools are near Atmosfera?
On map data, the nearest schools are SK Puchong Jaya 2 (~400 m), SMK Bandar Puchong Jaya (A) (~500 m), Sekolah Menengah Kebangsaan Bandar Sunway (~600 m). Distances are straight-line from the building.
Is there a train or bus station near Atmosfera?
The nearest stations on map data are Sunway Lagoon (~1.4 km), SunMed (~1.6 km), Mentari (~1.7 km).
What is the nearest hospital and mall to Atmosfera?
The nearest hospital on map data is Sunway Medical Centre (~1.6 km), and the nearest mall is Syopz Mall @ Taylor’s Lakeside Campus (~900 m).
How much cash do I need to buy at Atmosfera?
For a unit at RM650,000,, a Malaysian buyer with a 90% loan needs about RM6,143 before getting the keys, covering the down payment, stamp duty and legal fees. A foreign buyer with a 70% loan needs about RM97,463, 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 Atmosfera
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.