Comparison guide · November 2026
Two “sky semi-D” condominiums about 3 km apart in south Kuala Lumpur, aimed at the same family buyer. This guide compares price, space, tenure, costs, plans and location, and says plainly where each one is stronger.
Quick answer: The Atas (Taman Desa, leasehold) is the lower entry: its 1,321 sq ft dual-key Type C starts at RM968,000 and is targeted for completion in August 2028. Eskala Residence (Happy Garden next to Sri Petaling, freehold) is larger and smaller in scale: 166 homes, every layout 4 bedrooms and 5 bathrooms at 1,376 to 1,560 sq ft, from RM1.11 million, with completion expected in December 2029. Choose The Atas for price, timing, facilities and Mid Valley; choose Eskala for freehold, space and a small community.
Prices from the developers’ lists (Eskala 22 Oct 2026, Atas unit chart) · checked 4 Nov 2026
Fifteen things buyers compare. A tick marks the stronger project on that point; three are a draw. Neither wins outright, which is why the right answer depends on what you need.
Same scale for both projects in each chart.
The Atas has 8 corner homes a floor, each sharing one wall. Eskala pairs its homes around a single party wall, with every bedroom facing outside.
Both are condominiums on residential title, so utilities and assessment are charged at domestic rates.
The Atas Type C is dual-key; Eskala is triple-key. Both suit multi-generation families or letting part of the home.
Every unit in both projects comes with two or three car parks, and both have EV charging.
GBI for The Atas, GreenRE for Eskala.
Mid Valley, Bangsar South, the Federal Highway, NPE, KESAS and MEX serve both addresses.
| The Atas | Eskala Residence | |
|---|---|---|
| Location | Taman Desa, about 13 minutes’ drive to Mid Valley | Jalan Selesaria 1, Taman Happy Garden, next to Sri Petaling, off Old Klang Road |
| Tenure and title | Leasehold, residential title | Freehold, residential title |
| Scale | About 3.6 acres, 3 towers × 30 storeys, 624 units | About 1.6 acres, 1 tower × 30 storeys, 166 units |
| Homes per floor | 8, all corner units | 8 (6 on Levels 26–30) |
| Layouts on sale | Type C / C1, 1,321 sq ft, 4 rooms, 3 baths, dual-key; a few 1,156 sq ft units; 1,518 sq ft sold out | 8 layouts, 1,376–1,560 sq ft, all 4 bedrooms, 5 bathrooms, triple-key |
| SPA price | RM968,000 – 989,000 (Type C, about RM733–749 psf) | RM1.11m – 1.58m advertised; Levels 19–30 RM1,166,000 – 1,405,000 (about RM850–910 psf) |
| Car parks | 2–3, side by side | 2–3 |
| Maintenance (estimate) | About RM0.39 psf incl. sinking fund (≈ RM515/month for 1,321 sq ft) | About RM0.52 psf incl. sinking fund (≈ RM716/month for 1,376 sq ft) |
| Facilities | 53 on the ground floor, Level 3A and rooftop: pool, tennis, squash, badminton and half-basketball courts, sky pavilion, BBQ, pet-friendly corner, kindergarten | 28 on the Level 8 deck: pool, jacuzzi, pickleball court, gym, infrared sauna and steam room, co-working lounge, function hall |
| Rail and bus | KTM Seputeh about 1.7 km; bus stop about 210 m | Sri Petaling LRT about 1.8 km; Kuchai MRT about 2 km |
| Schools nearby | Desa Perdana Secondary ~900 m, SMK Taman Desa ~1.1 km, Vikas International ~2 km | SJK(C) La Salle ~500 m, SMK Seri Saujana 1.2 km, SMK BB Sri Petaling 1.4 km |
| Hospital | Taman Desa Medical Centre ~1.7 km | Taman Desa Medical Centre ~3.3 km |
| Completion | Target August 2028 | Expected December 2029 |
| Foreign buyers (KL minimum RM1m) | Type C is priced below the threshold | Every unit is above the threshold |
Prices are developer SPA list prices: The Atas from its unit price chart, Eskala from its advertised range and the price list dated 22 October 2026. Packages are not included because they change by phase; ask for the current ones. Distances are the developers’ published figures.
The trade-off: leasehold, and about 9% of its 624 units were still open on 22 October 2026, mostly Type C. See The Atas Taman Desa project page or the price guide.
Ask about The Atas
The trade-off: a higher price, a higher maintenance estimate per sq ft and a later completion. Full details on the Eskala Residence page.
Ask about Eskala
Pick a layout from each project to see them side by side. Tap a plan to enlarge it. Plans are indicative; the SPA drawings govern.
Change the prices to the units you are looking at. Both use the same loan terms so the difference is fair.
For reference only. Maintenance uses RM0.39 psf (Atas) and RM0.52 psf (Eskala). Banks set the actual rate, margin and tenure from your age and income, and each developer’s package can reduce the cash you need.
Dates are the developers’ targets and depend on construction progress. Eskala has a 36-month defect liability period from vacant possession.
About 3 km apart on the south side of the city. The Atas sits closer to Mid Valley and Bangsar; Eskala sits on the Sri Petaling side, by the MEX Highway and SJK(C) La Salle.
| Getting to | The Atas | Eskala Residence |
|---|---|---|
| Nearest station | KTM Seputeh ~1.7 km | Sri Petaling LRT ~1.8 km |
| Bus | Taman Bukit Desa stop ~210 m | – |
| Mid Valley Megamall | ~13 min drive | ~9.5 km |
| Neighbourhood shops | De Market ~1 km | NSK Kuchai Lama 1.7 km, Pearl Point 2.6 km |
| Bukit Jalil | – | Pavilion Bukit Jalil 3.5 km |
| Schools | Desa Perdana Secondary ~900 m, SMK Taman Desa ~1.1 km | SJK(C) La Salle ~500 m, SMK Seri Saujana 1.2 km |
| Hospital | Taman Desa Medical Centre ~1.7 km | Taman Desa Medical Centre ~3.3 km |
“–” means the developer’s material gives no figure. Compare the drive to your own office before you decide.
Your answers stay in your browser. The result leans one way or the other; it is a starting point, not advice.
Also weighing other projects nearby? See Old Klang Road condos compared and Taman Desa condos compared.
The Atas. Its Type C (1,321 sq ft) is RM968,000 to RM989,000 on the SPA, about RM733 to RM749 per sq ft. Eskala Residence is advertised from RM1.11 million to RM1.58 million for 1,376 to 1,560 sq ft, about RM850 to RM910 per sq ft on Levels 19 to 30.
Eskala Residence is freehold. The Atas is leasehold; ask the developer for the exact lease term. Both are on residential title.
Eskala. Its smallest layout (1,376 sq ft) is larger than The Atas Type C (1,321 sq ft), and every Eskala home has 5 bathrooms against 3 in Atas Type C. The Atas 1,518 sq ft Type D is sold out.
About 3 km. The Atas is in Taman Desa; Eskala is on Jalan Selesaria 1 in Taman Happy Garden, next to Sri Petaling, off Old Klang Road.
The Atas, targeted for August 2028. Eskala Residence is expected in December 2029, about 16 months later.
On a 90% loan over 35 years at 4.0%, The Atas Type C from RM968,000 works out to roughly RM3,900 a month and Eskala Type A from RM1,166,000 (Levels 19–30) to roughly RM4,600, before maintenance. Banks set the actual rate and margin.
The Atas, at about RM0.39 per sq ft (about RM515 a month for 1,321 sq ft), against about RM0.52 per sq ft at Eskala (about RM716 a month for 1,376 sq ft). Both estimates include the sinking fund.
The Atas: 53 facilities on the ground floor, Level 3A and the rooftop, including tennis, squash, badminton and half-basketball courts. Eskala has 28 on its Level 8 deck, including a pickleball court, infrared sauna, co-working lounge and function hall.
Both. Eskala is about 500 m from SJK(C) La Salle. The Atas is about 900 m from Desa Perdana Secondary School, 1.1 km from SMK Taman Desa and 2 km from Vikas International School.
Neither is within walking distance. The Atas is about 1.7 km from KTM Seputeh, with a bus stop about 210 m away; Eskala is about 1.8 km from Sri Petaling LRT by road.
Both are designed for it. The Atas Type C is a dual-key 4-room, 3-bath home; every Eskala layout is a triple-key 4-bedroom, 5-bathroom home. Eskala gives more bathrooms and space, The Atas a lower price.
The Kuala Lumpur minimum for foreign buyers is RM1 million. Every Eskala unit is above it; The Atas Type C is below it. Confirm the current rules before committing.
No. Aetas Taman Desa is a different project. This guide is about The Atas by Maxim.
The Atas（Taman Desa，租赁地契）：1,321 平方尺双钥匙 Type C，4 房 3 浴，SPA 价格 RM96.8 万起，目标 2028 年 8 月完工，53 项设施，靠近 Mid Valley。
Eskala Residence（快乐花园，大城堡旁，永久地契）：只有 166 个单位，全部 4 房 5 浴，1,376 至 1,560 平方尺，三钥匙设计，SPA 价格 RM111 万起，预计 2029 年 12 月完工，距离 SJK(C) La Salle 华小约 500 米。
预算在 RM100 万以下、想早点入住，选 The Atas；重视永久地契、空间和低密度，选 Eskala。
The Atas (Taman Desa, pajakan): Jenis C 1,321 kps, dwi-kunci, dari RM968,000, siap Ogos 2028, 53 kemudahan.
Eskala Residence (Taman Gembira, sebelah Sri Petaling, pegangan bebas): 166 unit sahaja, semua 4 bilik tidur 5 bilik air, 1,376–1,560 kps, dari RM1.11 juta, siap Disember 2029.
Jason Chan, real estate negotiator, REN 78007, EUM Realty Sdn Bhd [E(1)1708]. Jason markets both projects, so this page states where each is stronger rather than pushing one. Facts come from each developer’s brochure, price list and published distances.
The Atas vs Eskala Residence. Prepared by Jason Chan (REN 78007), EUM Realty Sdn Bhd [E(1)1708]. Not the developers’ website. Prices and facts are from the developers’ sales material and price lists and may change; the SPA governs. Images are artist’s impressions and show-unit photos from the developers’ material. Loan and maintenance figures are estimates. Nothing here is investment advice and no rental or capital return is promised. Project pages: The Atas Taman Desa · Eskala Residence.
Last updated 4 November 2026 · DMS Jason Chan, REN 78007