Top 5 Condos to Buy or Rent in Setiawangsa & Ampang (2026 Guide)
[!NOTE] This article focuses only on specific condo projects. For a full area overview, see our Investing in Ampang: Rental Yield, Risks & Strategy guide.
The residential landscape of Eastern Kuala Lumpur is defined by two distinct yet complementary neighbours: Setiawangsa and Ampang. Setiawangsa, often dubbed the "Hollywood Hills" of Kuala Lumpur due to its elevated terrain and affluent demographics, offers a serene suburban retreat just 4km from the city centre. Conversely, Ampang serves as the diplomatic heart of the nation, bridging the ultra-luxury "Embassy Row" with mature suburban townships.
For homebuyers and investors in 2026, these areas offer a compelling mix of transit-oriented developments (TODs), heritage-rich landed enclaves, and modern high-rises. This guide analyzes the top condos in Setiawangsa and the best condos in Ampang based on current market dynamics, rental yields, and lifestyle amenities.
1. The Valley Residences @ SkySierra (Setiawangsa)
The Modern Family Haven
As a flagship development within the 13.6-acre SkySierra integrated master plan, The Valley Residences has redefined the skyline of Setiawangsa since its completion. It is designed to merge community living with urban convenience, set against the backdrop of Bukit Dinding.
- Location and Access: Located on Jalan Taman Setiawangsa, the project is situated directly next to AEON Mall AU2 and is approximately 1.5km from the Setiawangsa LRT station. Connectivity is seamless via the MRR2, DUKE highway, and AKLEH.
- Typical Price Range:
- Sale: RM 499,000 – RM 650,000.
- Rental: RM 1,200 – RM 3,500 per month.
- Key Features: The development spans 4.66 acres with three towers housing 1,309 units. A standout feature is the "dual-key" concept available in Types B and D, catering to multi-generational families or investors seeking dual income streams. Facilities are spread across multiple decks (Breeze, Zen, and Galaxy), featuring an Olympic-length infinity pool, MMA gym, and sky theatre.
- Target Audience: Small-to-medium families, upgraders, and investors looking for dual-income rental properties.
- Pros: Walking distance to shopping (AEON AU2) and schools; extensive lifestyle facilities.
- Cons: High density with over 1,300 units; leasehold tenure.
2. Seri Maya Condominium (Setiawangsa)
The Transit-Oriented Evergreen Choice
Despite being an older development, Seri Maya remains one of the top condos in Setiawangsa due to its unmatched connectivity. It is a favorite among expatriates and professionals working in KLCC.
- Location and Access: Situated on Jalan Jelatek, it offers direct access to the Setiawangsa LRT station, making it a true Transit-Oriented Development (TOD).
- Typical Price Range:
- Sale: RM 530,000 – RM 650,000.
- Rental: Approx. RM 2,800 per month.
- Key Features: The complex features a mix of low-rise and high-rise blocks featuring resort-style landscaping. Units are spacious, often ranging around 1,200 to 1,300 sq ft for standard 3-bedroom layouts.
- Target Audience: Expatriates, public transport commuters, and investors seeking stable rental yields.
- Pros: Freehold tenure; excellent rental liquidity due to LRT proximity; mature environment.
- Cons: Completed in 2007, meaning facilities may appear dated compared to newer launches like The Valley.
3. Novo Ampang (Ampang Hilir)
The Futuristic Medical Tourism Hub
Located along the prestigious Embassy Row, Novo Ampang is an architectural landmark characterized by its futuristic LED-lit façade. It is positioned to capture the niche market of medical tourism and short-term rentals.
- Location and Access: Situated on Jalan Ampang, directly opposite Gleneagles Hospital and close to the Great Eastern Mall. Accessibility is provided by Jalan Tun Razak, AKLEH, and MRR2.
- Typical Price Range:
- Sale: RM 1.02 million – RM 1.65 million.
- Rental: Approx. RM 5,000 per month.
- Key Features: A low-density freehold project with only 395 units. It offers smaller serviced residence layouts (686 – 1,775 sq ft), ideal for singles or couples. Amenities include a sky gym, business lounge, and infinity pool with panoramic city views.
- Target Audience: Medical tourists, expatriates, and investors focusing on short-term rentals.
- Pros: Strategic location next to premier healthcare and international schools; freehold status.
- Cons: Located on a heavily congested stretch of Jalan Ampang during peak hours.
4. Residensi Ampang Tengah 6 (AT 6) (Ampang U-Thant)
The Ultra-Luxury Sanctuary
For those seeking the best condos in Ampang for wealth preservation, AT 6 represents the pinnacle of exclusivity. It caters to the ultra-high-net-worth demographic who value privacy above all else.
- Location and Access: Located in the quiet enclave of Taman U-Thant (Jalan Ampang Tengah), known for its diplomatic residences.
- Typical Price Range:
- Sale: Median price of RM 1,272 psf, with units fetching up to RM 3.69 million.
- Rental: Approx. RM 15,000 per month.
- Key Features: Extremely low density with only 35 units. Units are "bungalows in the sky," featuring large layouts (e.g., 3,509 sq ft) and private lift lobbies.
- Target Audience: Diplomats, UHNWIs (Ultra High Net Worth Individuals), and corporate C-suite executives.
- Pros: Freehold; strictly residential environment (no commercial bustle); high capital preservation value.
- Cons: Very high entry price; low transaction volume due to exclusivity.
5. M City (Ampang)
The Convenient Mixed-Use Development
M City stands out for its unique "garden city" concept and integrated retail conveniences, making it a popular choice for those seeking an Ampang apartment for sale that offers a self-contained lifestyle.
- Location and Access: Jalan Ampang, approximately 4.8km from KLCC.
- Typical Price Range:
- Sale: Median price RM 425,000.
- Rental: RM 1,800 – RM 2,900 per month.
- Key Features: A freehold mixed development featuring studio, duplex, and family units. It is anchored by Village Grocer and other retail conveniences on the ground floor. The building is known for its cantilevered viewing decks and multi-level hanging gardens.
- Target Audience: Young professionals, small families, and investors.
- Pros: High convenience with supermarket downstairs; diverse unit types (studio to 3-bedroom) catering to different budgets.
- Cons: High density; smaller unit sizes compared to older condos in the area.
Comparative Overview: Setiawangsa vs. Ampang
When choosing between these two locations, investors must weigh lifestyle preferences against investment goals.
Lifestyle & Environment
- Setiawangsa: Offers a greener, hillier environment often described as "Cashmere Hills," appealing to families seeking a quieter suburban life with quick access to the city. The presence of Bukit Dinding provides recreational hiking options.
- Ampang (Embassy Row): Is more cosmopolitan, hosting international schools like ISKL and Sayfol, and premium healthcare like Gleneagles. It is the preferred choice for expatriates accustomed to city living.
Connectivity
- Setiawangsa: Benefits from the DUKE and AKLEH highways, allowing residents to reach KLCC in under 15 minutes. The Setiawangsa LRT station is a major transport node.
- Ampang: Served by the AKLEH and MRR2, as well as the upcoming MRT3 Circle Line which is expected to enhance connectivity significantly for areas like Ampang Jaya.
- Read more: MRT3 Circle Line Property Impact
Price Performance
- Setiawangsa: Condo prices are generally more accessible, with median sale prices around RM 450,000 to RM 600,000 for mass-market units.
- Ampang: Shows a wider price disparity. While older condos like Menara Impian can be found for RM 255,000, luxury properties in U-Thant transact above RM 1,200 psf.
Frequently Asked Questions (FAQ)
Which area is better for investment, Setiawangsa or Ampang? It depends on your strategy. Ampang (U-Thant/Hilir) offers better capital preservation and high-value rentals for expatriates. Setiawangsa offers better entry prices and stable demand from local families and working professionals commuting via LRT.
Are there freehold condos in Setiawangsa? Yes, Seri Maya Condominium is a notable freehold development. However, newer townships like SkySierra (The Valley) are often leasehold.
Is Setiawangsa safe? Setiawangsa is generally considered a safe, family-centric neighbourhood. The "Puncak Setiawangsa" area is particularly exclusive with guarded communities.
How far is Ampang from KLCC? Ampang Hilir (Embassy Row) is immediately adjacent to KLCC, often within a 5-10 minute drive. Setiawangsa is slightly further, taking about 10-15 minutes via AKLEH.
Related Resources
- Transit Impact: See how the MRT3 Circle Line will transform Eastern KL connectivity.
- Compare Areas: Check out our Petaling Jaya Market Outlook for alternative suburban investments.
- Find Listings: Browse curated Ampang Listings or Setiawangsa Listings here.
