An aerial view of MBPJ Stadium and other sports facilities which will be integrated in Kelana Jaya. — IZZRAFIQ ALIAS/The Star

Can Kelana Jaya still be considered the stepchild of PJ's property market?

By Faizul Ridzuan

Kelana Jaya is emerging from the shadows of its more celebrated neighbours like SS2, Damansara Jaya and Ara Damansara. While these areas have long been seen as the crown jewels of Petaling Jaya (PJ), Kelana Jaya has often been overlooked—despite offering an appealing mix of accessibility, modern amenities and a balanced demographic.

But as the property market continues to evolve, one must ask: How much longer will Kelana Jaya remain the underrated choice or the stepchild of PJ?

In terms of connectivity, Kelana Jaya stands out. It is well-linked by major highways, including the Lebuhraya Damansara-Puchong (LDP), Federal Highway and the New Klang Valley Expressway (NKVE), providing seamless access to key commercial hubs such as Kuala Lumpur, Bandar Sunway, Subang and Shah Alam.

The Kelana Jaya LRT line further strengthens the neighbourhood’s appeal, offering direct access to hotspots like KLCC, KL Sentral, Mid Valley and Bangsar South. The upcoming LRT3 station at SS7 is poised to be a game-changer, enhancing connectivity even further and solidifying Kelana Jaya’s position as a rising contender in PJ’s real estate landscape.

A balanced and inclusive community

Unlike some neighbourhoods that cater predominantly to specific demographic groups, Kelana Jaya stands out for its balanced and diverse population. Its residents include a healthy mix of middle-class professionals, families and a growing expatriate community, particularly in the high-rise developments around SS7. This social diversity contributes to the neighbourhood’s character and inclusivity, making it a welcoming place for a broad spectrum of residents.

Living in Kelana Jaya means having convenience at your doorstep. The area boasts several prominent shopping malls, with Paradigm Mall taking centre stage as the premier retail and entertainment destination. In fact, when Paradigm Mall opened its doors, it was a turning point, marking Kelana Jaya’s arrival alongside its more celebrated PJ counterparts.

Offering a wide selection of retail outlets, eateries and a cinema, Paradigm Mall has evolved into a lifestyle anchor for the community. Its role as both a commercial and social hub has elevated Kelana Jaya’s profile, drawing consistent foot traffic that supports local businesses and enhances overall liveability.

Grade A offices driving value

Kelana Jaya is not just a residential zone, it is fast becoming a business destination. The presence of Grade A office buildings, especially in SS7, has created a new dynamic in the local property market. These offices attract multinational corporations and high-skilled professionals, generating a consistent daytime population and increasing the demand for quality housing.

Rental rates for these offices are competitive compared to neighbouring commercial zones, yet offer the same level of infrastructure and connectivity. This professional influx is a strong catalyst for both residential and commercial value appreciation.

Kelana Jaya’s booming property market

Over the past two years, Kelana Jaya has recorded more than 220 property transactions, with prices reaching as high as RM1,000 per square foot (psf). The SS7 enclave, in particular, commands the highest premiums—unsurprising given its proximity to commercial hubs, superior facilities and excellent connectivity, which continue to draw both buyers and tenants.

One of the key drivers behind the area’s rising property values is the influx of modern developments, especially those completed after 2017. These newer residences feature contemporary designs, smart layouts and lifestyle-focused amenities that cater to the demands of today’s urban dwellers, boosting both their appeal and market value.

• Median price (new developments, 2019-2025): RM540,000 (RM847 psf)
• Median price (older properties, pre-2019): RM475,000 (RM700 psf)
• Price growth (new vs old): ~21% increase in psf

Rental market: A stronghold for investors

Kelaya Jaya’s rental market is thriving, with newer developments commanding high rental yields. The exclusive Sapphire Paradigm residences have recorded rental prices exceeding RM5,000 per month, proof that tenants are willing to pay top dollar for prime living spaces.

• Average rental (new developments): RM3.70 psf
• Average rental (older properties): RM2.50 psf
• Rental yield (new vs old): 5.6% vs. 5.2%
• Best investment layout: 2-bedroom units with up to 6.5% yield

For investors seeking strong returns, newer developments are the best bet. Smaller units such as studios and one-bedroom apartments fetch the highest rental rates, exceeding RM5 psf, an attractive proposition for those looking to maximise rental income.

Why Kelana Jaya makes sense

Kelana Jaya continues to offer value in a market that is clearly on the rise. The median transaction price currently stands at around RM700 per square foot (psf), yet transactions exceeding RM1,000 psf are already being recorded—highlighting a price gap that presents a significant opportunity for buyers.

Purchasing units below RM700 psf today places investors in a strong position to benefit from capital appreciation over the next 5 to 10 years, as the area’s median price trends closer to RM1,000 psf.

There are three key reasons why Kelana Jaya remains a smart investment:

• Opportunity: The upcoming LRT3 line is set to be a major catalyst, adding a new level of accessibility and improving connectivity. This infrastructure boost is expected to fuel both demand and property values.
• Growth: Selling prices have been on a steady upward trajectory, driven by modern developments that are already surpassing the RM1,000 psf mark. This momentum reflects the strong growth potential of the area.
• Performance: Rental rates are climbing, with some units fetching over RM5,000 per month, largely due to demand from expatriates and working professionals. Kelana Jaya is now outperforming neighbouring areas like Ara Damansara in terms of rental yield and overall desirability.

The upcoming LRT3 will further tip the scales in favour of KJ, increasing its desirability and investment potential. Investors looking for strong capital appreciation should consider KJ as a high-growth alternative to Ara Damansara.

Kelana Jaya is no longer just another residential suburb. It is fast emerging as one of Petaling Jaya’s most desirable addresses, thanks to its strong growth potential, excellent connectivity, lifestyle appeal and rising demand from both homeowners and investors.

Faizul Ridzuan, Founder and chief executive officer Far Capital

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