Independent buyer’s guide. This is an independent analysis by DMS Jason Chan (REN 78007), a Malaysian property consultancy. This page is not the official developer website and is not affiliated with, endorsed by, or produced by HCK Bestari Sdn Bhd. Prices are indicative, are set by the developer, and are subject to change without notice. For binding figures, refer to the developer’s sale and purchase documents.
The short answer
e.Sentral Smart City SPA prices run from RM270,000 to RM1,692,000. The entry point is a 554 sq ft SAMM serviced apartment at RM270,000 (RM487 psf, income-tested). The cheapest open-market unit is a 450 sq ft LoSo commercial suite from RM338,000 (RM643 psf). Open-market serviced apartments run RM432,000 to RM597,000, and the 13 retail lots RM1,355,000 to RM1,691,000. Prices below are gross SPA figures before any rebate or package.
For the full project picture, location, facilities, developer background, tenure and an honest list of pros and cons, see our complete e.Sentral Smart City buyer’s guide, or our independent review for a scored assessment of whether the pricing is justified.
Full price list by unit type
All 973 units in Phase 1A (Falcon Residences), with gross SPA prices and price per square foot. The developer’s own website publishes no prices at all, so this is provided as a reference point for buyers comparing options.
Serviced apartments: Levels 10 to 28
| Type | Layout | Built-up | Units | SPA price | RM/sf |
|---|---|---|---|---|---|
| A / A1 (SAMM) | 2 bedrooms, 1 bath | 554 sq ft | 155 | RM270,000 | 487 |
| A2 / A3 | 2 bedrooms, 1 bath | 554 sq ft | 35 | RM432,000 | 780 |
| B | 2 bedrooms, 2 baths | 678 sq ft | 440 | RM513,000 – 516,000 | 757 – 761 |
| C | 3 bedrooms, 2 baths | 815 sq ft | 144 | RM594,000 – 597,000 | 729 – 733 |
Type B is the largest allocation at 440 units, which makes it the easiest to find availability in and the most liquid on resale. Type C is the only three-bedroom layout. The A/A1 units are the income-tested affordable allocation. See our SAMM eligibility guide for why they cost 40% less than the identically-sized A2/A3.
LoSo commercial suites: Levels 1 to 10
| Type | Layout | Built-up | Units | SPA price | RM/sf |
|---|---|---|---|---|---|
| F | 1 room, 1 bath | 450 sq ft | 8 | RM338,000 – 341,000 | 643 – 648 |
| E | 2 rooms, 1 bath | 505 sq ft | 144 | RM363,000 – 379,000 | 647 – 719 |
| D | 2 rooms, 1 bath | 506 sq ft | 18 | RM361,000 – 364,000 | 713 – 719 |
| G | 2 rooms, 1 bath | 597 sq ft | 16 | RM417,000 – 420,000 | 698 – 704 |
Type E carries the widest price spread in the whole development: RM363,000 to RM379,000 for the same 505 sq ft, a swing of RM16,000 driven by floor and facing. With 144 units there is real room to negotiate on position. Only 8 Type F units exist, so the RM338,000 headline is a genuinely scarce entry point rather than a broad tier.
Retail lots: Ground floor with mezzanine
| Type | Dimensions | Built-up | Units | SPA price | RM/sf |
|---|---|---|---|---|---|
| Type 3 | 18 × 44 ft | 1,448 sq ft | 4 | RM1,355,000 | 797 |
| Type 2 | 24 × 35 ft | 1,662 sq ft | 1 | RM1,503,000 | 829 |
| Type 1 | 30 × 35 ft | 1,905 sq ft | 8 | RM1,691,000 | 833 |
Commercially important: smoke ducting is provided for retail lots 1 to 9 only. Lots 10 to 13 are not recommended for F&B use, which materially narrows the tenant pool for those four units. The Type 3 lots are the cheapest in absolute terms but the highest risk on that point. Confirm which lot number you are being offered before you commit.
The SPA price is only half the number that matters. The developer runs a rebate structure, a move-in bonus and a free legal fee package on open-market units, and those terms are revised periodically, which is why they are not published here. They change what you actually pay by a meaningful margin.
Illustrative photo. Photograph by Kindel Media via Pexels.
How the package changes your real cost
Rather than quote percentages that go stale, here is the mechanism: the four components that sit between the SPA price and what you actually pay. Ask for the current numbers on each before you compare this project against anything else.
- Project rebate. A percentage off the SPA price. Bumiputera and non-Bumiputera buyers are on different rebate structures, and Bumi buyers have historically been able to elect between taking the Bumi discount or converting it into a larger product rebate.
- Conditional rebate. An additional tranche tied to behaviour, not to the unit: typically submitting complete loan documents to the banker within a short window of booking, and signing the SPA plus paying the 10% balance within a set period. Miss the window, lose the tranche.
- Move-in bonus. A credit released at vacant possession rather than at purchase, so it does not reduce your loan or your monthly instalment. Treat it as a future benefit, not a discount.
- Free SPA and loan legal package. Legal fees, stamp duty and disbursements on the SPA and loan agreement, absorbed by the developer on open-market units. This does not apply to SAMM units. On a RM500,000 purchase it is a real four-figure saving.
There is also an extra financing facility documented at up to 20% of the SPA price, at a fixed 2% per annum over up to 60 months. Whether it is currently offered, and on which products, is worth confirming. It changes your cash requirement at signing significantly.
A rebate reduces the SPA price you finance against; a move-in bonus does not. When comparing two projects, ask which of these four components each one actually includes, because a headline rebate percentage on its own tells you very little.
Payment timeline to vacant possession
This is a progressive-payment purchase under the Housing Development Act. You do not pay the full amount up front. You pay in stages as construction reaches each milestone. The developer’s documented construction programme targets these quarters:
| Stage | Serviced apartment | Retail & LoSo |
|---|---|---|
| Upon signing SPA | Q4 2024 | Q4 2024 |
| Earthworks | – | Q3 2025 |
| Piling and foundation | Q1 2026 | Q1 2026 |
| Reinforced concrete framework (car park) | Q3 2026 | Q2 2026 |
| Reinforced concrete framework (units) | Q3 2027 | Q2 2026 |
| Walls | Q2 2027 | Q3 2026 |
| Electrical wiring and plumbing | Q3 2027 | Q3 2026 |
| Internal plastering | Q3 2027 | Q4 2026 |
| External plastering | Q4 2027 | Q2 2027 |
| Sewerage | Q2 2028 | Q2 2028 |
| Drainage and roads | Q2 2028 | Q2 2028 |
| Vacant possession | Q3 2028 | Q3 2028 |
The developer notes this programme is subject to management approval and change. Payment percentages at each stage are governed by the relevant schedule under the Housing Development (Control and Licensing) Regulations and are set out in your SPA: the documented schedule places 10% on signing, with the balance released against these milestones and a final tranche at vacant possession. Confirm the exact percentages in your own SPA rather than relying on any marketing summary, including this one.
Two practical consequences buyers underestimate. First, your loan disburses progressively, so your instalment starts small and steps up over roughly three and a half years, useful for cash flow, but budget for the full instalment from 2028. Second, because the units stage later than the car park, most of your payment obligation for a serviced apartment falls in 2027 and 2028 rather than being spread evenly.
Costs on top of the purchase price
| Item | Amount |
|---|---|
| Booking fee: retail | RM500 |
| Booking fee: LoSo, serviced apartment, SAMM | RM200 |
| Loan agreement stamp duty | 0.5% of the loan amount, borne by the purchaser |
| MOT stamp duty | Tiered: 1% on the first RM100,000, 2% on the next RM400,000, 3% on the next RM500,000, 4% thereafter |
| Maintenance | RM0.40 psf plus 10% sinking fund: approximately RM0.44 psf effective |
| Water | Non-domestic rate (commercial title) |
| Electricity | Commercial rate for retail and LoSo. Residential rate indicated for serviced apartments, but marked “to be confirmed” in the developer’s own FAQ. Verify this. |
Indicative monthly maintenance at RM0.44 psf effective: roughly RM198 on a 450 sq ft LoSo, RM244 on a 554 sq ft serviced apartment, RM298 on a 678 sq ft Type B, and RM359 on an 815 sq ft Type C. Confirm the exact basis in the sale documents, including whether the charge is levied on unit area or on share units.
Financing: panel banks for this project, Bank Muamalat, UOB, RHB, AmBank and Maybank, quote financing margins up to 90%. Approval is individual, and it is worth establishing your position before booking rather than after. Note that under the SPA, a property purchased under construction cannot be resold before handover.
Is the pricing reasonable for the area?
An honest comparison, because the answer depends entirely on which tier you are looking at.
Existing apartment and condominium stock in Subang Bestari currently lists in the region of RM270 to RM430 per square foot, with two- and three-bedroom units commonly asking around RM260,000 to RM320,000. e.Sentral’s open-market units sit at RM643 to RM780 psf, substantially above that band.
That gap is not automatically a red flag. It is the normal premium for new-build with a 2-acre facilities deck, two car park bays per unit, smart-home fit-out and a 2028 handover, versus older stock with limited facilities. But it does mean two things you should be clear-eyed about:
- The rebate is doing real work. The rebate structure narrows the gap in practice. The headline SPA psf is not the number to judge this project on, but neither is the rebate a gift, since it is priced into the SPA figure to begin with.
- Type C sits in the risk band. At RM594,000 to RM597,000 it falls inside the RM500,000 to RM1,000,000 range where Malaysia’s unsold serviced-apartment stock is most concentrated. Selangor recorded 2,407 unsold serviced apartment units as at Q1 2026. The smaller types are the more defensible position on resale.
Secondary market figures are asking prices from public listings, not transacted prices, and are indicative only. Check Brickz or NAPIC transaction data for your specific comparison before relying on them.
Which units are actually still available, on which floors, and what the current package covers? That changes week to week and no published price list can tell you. I will send you the live position.
Frequently asked questions
How much is e.Sentral Smart City?
SPA prices range from RM270,000 to RM1,692,000. The entry point is a 554 sq ft SAMM serviced apartment at RM270,000. The cheapest open-market unit is a 450 sq ft LoSo commercial suite from RM338,000.
What is the cheapest unit at e.Sentral?
RM270,000 for a 554 sq ft SAMM serviced apartment, though this is income-tested and restricted. The cheapest unit anyone can buy is a Type F LoSo suite at 450 sq ft from RM338,000, of which there are only 8.
What is the price per square foot at e.Sentral Smart City?
Serviced apartments range from RM729 to RM780 psf on the open market, and RM487 psf for the SAMM allocation. LoSo commercial suites range from RM643 to RM719 psf. Retail lots range from RM797 to RM833 psf.
How much is a 2 bedroom unit at e.Sentral?
The Type B serviced apartment, 678 sq ft with 2 bedrooms and 2 bathrooms, is priced at RM513,000 to RM516,000. It is the largest allocation in the development at 440 units.
How much is a 3 bedroom unit at e.Sentral?
The Type C serviced apartment, 815 sq ft with 3 bedrooms and 2 bathrooms, is priced at RM594,000 to RM597,000. There are 144 units.
What is the booking fee?
RM500 for retail lots and RM200 for LoSo suites, serviced apartments and SAMM units, as documented. Confirm the current figure at the time you book.
Are these prices before or after rebate?
Before. All figures on this page are gross SPA prices. The developer runs a rebate structure, a conditional rebate tranche, a move-in bonus and a free legal fee package on open-market units, and those terms are revised periodically.
What financing margin is available?
Panel banks, Bank Muamalat, UOB, RHB, AmBank and Maybank, quote margins up to 90%. Approval is individual and depends on your own credit position.
When do I pay?
Progressively, as construction reaches each milestone under the Housing Development Act, from 10% on signing in stages through to vacant possession targeted for Q3 2028. Your loan disburses progressively too, so instalments start small and step up.
Can I resell before completion?
No. Under the terms of the sale and purchase agreement, a property purchased under construction cannot be resold before it is handed over to the owner.
Do the prices include car park bays?
Yes. Two bays are provided per unit: side by side for retail and serviced apartments, tandem for LoSo and SAMM units.
Independent analysis by DMS Jason Chan, REN 78007. Not the official developer site; no affiliation with HCK Bestari Sdn Bhd implied. Project specifications follow the developer’s official FAQ v2.5 (14 October 2025) as the source of record; per-type pricing is from the developer’s marketing kit dated 01.08.2025. Market context is from independent research and is cited where used. All prices are set by the developer and are subject to change without notice, as are rebates, packages and construction programmes. Nothing on this page is financial advice, and no return, appreciation or rental outcome is guaranteed. For binding figures and terms, refer to the developer’s sale and purchase documents.