An independent buyer’s guide to the leasehold mixed development in Seksyen U5, Shah Alam. 973 units from RM270,000.
By DMS Jason Chan, REN 78007. Last updated 16 August 2026.
Source of record: project specifications follow the developer’s official FAQ, Sentral Elit (Falcon Residences, e.Sentral) v2.5, updated 14 October 2025. Pricing is from the developer’s marketing kit dated 01.08.2025, as the FAQ publishes only an overall range. Where the two differ, the FAQ prevails and the difference is noted. This page is not the official developer website.
e.Sentral Smart City is a mixed commercial-title development by HCK Bestari Sdn Bhd with PKNS, on Jalan Zuhal U5/179 in Seksyen U5, Subang Bestari, Shah Alam. Phase 1A, Falcon Residences, delivers 973 units: 774 serviced apartments, 186 LoSo commercial suites and 13 retail lots, in one 28-storey building above a 10-storey car park podium, with a two-acre facilities deck on Level 10. Prices run from RM270,000 and vacant possession is targeted for Q3 2028.
This development is indexed online under at least seven names, which is why searches return conflicting information. They all describe the same site.
If different websites have quoted you different prices or unit counts, this is usually why. Some quote Phase 1A only, some quote 1A and 1B combined, and some are simply out of date.
Source: developer FAQ v2.5, updated 14 October 2025. The FAQ itself states both 28 storeys and 29 floors in different answers, so both are shown rather than one being picked silently. The 29 reflects total floor levels including ground and mezzanine.
The developer’s FAQ states an overall range of RM270,000 to RM1,692,000. The per-type breakdown below is from the marketing kit dated 01.08.2025, because the FAQ does not publish one. These are gross SPA prices, before any rebate. The developer’s own website publishes no prices at all.
| Product | Type | Layout | Built-up | Units | SPA price | RM/sf |
|---|---|---|---|---|---|---|
| Serviced apt (SAMM) | A / A1 | 2 bed, 1 bath | 554 sq ft | 155 | RM270,000 | 487 |
| Serviced apt | A2 / A3 | 2 bed, 1 bath | 554 sq ft | 35 | RM432,000 | 780 |
| Serviced apt | B | 2 bed, 2 bath | 678 sq ft | 440 | RM513,000 to 516,000 | 757 to 761 |
| Serviced apt | C | 3 bed, 2 bath | 815 sq ft | 144 | RM594,000 to 597,000 | 729 to 733 |
| LoSo suite | F | 1 room, 1 bath | 450 sq ft | 8 | RM338,000 to 341,000 | 643 to 648 |
| LoSo suite | E | 2 rooms, 1 bath | 505 sq ft | 144 | RM363,000 to 379,000 | 647 to 719 |
| LoSo suite | D | 2 rooms, 1 bath | 506 sq ft | 18 | RM361,000 to 364,000 | 713 to 719 |
| LoSo suite | G | 2 rooms, 1 bath | 597 sq ft | 16 | RM417,000 to 420,000 | 698 to 704 |
| Retail | Type 3 | 18 x 44 ft | 1,448 sq ft | 4 | RM1,355,000 | 797 |
| Retail | Type 2 | 24 x 35 ft | 1,662 sq ft | 1 | RM1,503,000 | 829 |
| Retail | Type 1 | 30 x 35 ft | 1,905 sq ft | 8 | RM1,691,000 | 833 |
Existing apartment stock in Subang Bestari currently lists around RM270 to RM430 per square foot. e.Sentral’s open-market units run RM643 to RM780. That gap is the normal premium for new build with a two-acre facilities deck, two parking bays and a 2028 handover, rather than evidence of overpricing. But it does mean the honest case for this project rests on absolute entry price, parking and facilities, not on buying below local psf. Anyone selling it to you as a discount to the area is measuring the wrong thing.
For how the entry price compares against the other options in the corridor, see our round-up of affordable condos under RM500,000 near Sungai Buloh and Subang Bestari.
Local psf figures are asking prices from public listings, not transacted prices. Check Brickz or NAPIC transaction data for the specific development and unit size you are comparing.
Why two identical 554 sq ft units cost RM270,000 and RM432,000. The 155 units at RM270,000 are SAMM, the Selangor state affordable allocation administered by LPHS. They carry income limits, a one-unit rule and a five-year transfer restriction, and are delivered as basic units with no smart-home package or furnishing. The 35 units at RM432,000 are the same floor area on the open market with the full specification and no restrictions. They are not comparable products despite sharing a size. Our SAMM eligibility guide works through both.
For price per square foot by type, the progressive payment timeline to Q3 2028, booking fees and stamp duty, see the full e.Sentral price list.
Rebates and packages change. The SPA price does not. The current rebate structure, move-in bonus and available unit numbers are not published here because they are revised periodically. Message me for what is actually on the table this week.
Levels 10 to 28. Four types from 554 to 815 sq ft with 2 to 3 bedrooms, and two side-by-side car park bays. This is 774 of the 973 units, so it is the heart of the development. These units cannot be converted to office use, and 155 of them are the income-tested SAMM allocation.
From RM270,000
Levels 1 to 10. Four types from 450 to 597 sq ft, with two tandem bays. May be converted to office use, unlike the apartments above.
From RM338,000
Ground floor with mezzanine. 13 double-storey lots from 1,448 to 1,905 sq ft, with glass shopfronts and allocated locker rooms.
From RM1,355,000
Commercially important: smoke ducting is provided for retail lots 1 to 9 only. Lots 10 to 13 are not recommended for food and beverage use, which materially narrows the tenant pool for those four units. Check the lot number, not the type.
Eleven unit types in total. The three below are the ones most buyers end up choosing between.
Type B, 678 sq ft. 2 bed, 2 bath. 440 units, the largest allocation in the development. Balcony roughly 2.95 x 1.05 m. The default choice, and the most liquid on resale. RM513,000 to 516,000.
Type C, 815 sq ft. 3 bed, 2 bath. 144 units. The only true family layout and the best specified unit in the building. RM594,000 to 597,000.
Type E LoSo, 505 sq ft. 2 rooms, 1 bath. 144 units. The locker room is allocated on Levels 2 to 9 only, which explains its unusually wide price spread. RM363,000 to 379,000.
All eleven layouts, with balcony dimensions, ceiling heights, units per floor and locker room allocation, are in the floor plans guide.
The facilities deck occupies roughly two acres on Level 10, with around 30 facilities. The headline items are an Olympic-length swimming pool, a wading pool, a gymnasium, a 300 m elevated jogging track, multipurpose courts, a 12,600 sq ft green field, a games room, a co-working space with shared kitchen, a children’s playground and a pet-friendly area.
For a project at this entry price the provision is genuinely above what the price would suggest. A green field of that size on a podium deck is unusual at any price, and it is the kind of amenity families actually use.
Security is described as five-tier: visitor pre-registration through a Visitor Management System, car plate recognition at the guard house, face recognition at the lift lobby, designated-floor lift access, and CCTV in common areas.
The smart home package covers a voice-activated control panel, a smart door lock on the main door, and smart light switches in the living hall and master bedroom. Serviced apartments additionally receive a smart curtain track (curtain not included) and a living-hall motion sensor. SAMM units do not include the smart home package or the furnishing items.
Open-market serviced apartments come with top and bottom kitchen cabinets, hob and hood, air-conditioning in the living hall and master bedroom, and water heaters in all bathrooms. LoSo suites come with a bottom pantry, air-conditioning in the living hall and master bedroom, and water heaters in all bathrooms.
Developer location map. Distances shown by the developer are free-flow estimates.
The registered address is Seksyen U5, Subang Bestari, Shah Alam, Selangor, with main access from Jalan Zuhal U5/179. “Damansara West” is a marketing locality label rather than a postal or administrative one, and third-party listings variously file the project under Subang Bestari, Damansara West, Sungai Buloh and Kwasa Damansara. If you are cross-referencing transaction data or planning a commute, use the Subang Bestari address.
The nearest station is MRT Kwasa Sentral (KG05), which sits on the Kajang Line, not the Putrajaya Line as some marketing implies. One stop further, Kwasa Damansara (KG04 / PY01) is the interchange and northern terminus of both lines, so network reach is genuinely good once you are at the platform. Published distances from the site range from about 1.9 km straight-line to about 3 km by road. Either way this is not walkable, and any material implying otherwise should be treated carefully.
Highway access is the stronger story: DASH, NKVE, SPRINT and GCE, covering Damansara, Kota Damansara, Petaling Jaya, Shah Alam, Klang and the Guthrie corridor.
Distances are as stated in the developer’s FAQ dated 14 October 2025 and are free-flow estimates. Peak-hour driving runs materially longer. Verify your own commute at the time of day you would actually travel.
Two things the developer discloses that you should factor in.
A TNB substation at Star Avenue sits approximately 10 m from the site boundary. Whether that matters to you is a personal judgement, but it should inform which face of the building you choose.
The daily shuttle service to HELP University, HELP International School, MRT Kwasa Sentral and Subang Airport appears in the marketing kit as a proposed route list available by appointment. It is a planned amenity, not a service running today.
The full picture, including how far Damansara actually is, is in the location guide. For the wider district, see the Subang Bestari property guide.
Maintenance is quoted at RM0.40 per sq ft plus a 10% sinking fund, so an effective RM0.44 psf. On a 678 sq ft Type B that is roughly RM298 a month, on a 554 sq ft unit roughly RM244, and on an 815 sq ft Type C roughly RM359.
Two structural points follow from the commercial title, and they apply across the whole development:
On the transaction itself: loan agreement stamp duty is 0.5% of the loan amount, and MOT stamp duty is tiered. Panel banks quote financing margins up to 90%. Under the SPA, a property purchased under construction cannot be resold before handover.
For monthly maintenance by type, indicative instalments at several rates and every upfront cost, see the cost of ownership guide. If you are weighing this against a residential-title condominium, the guide to commercial versus residential title explains what actually changes.
155 of the 774 serviced apartments are SAMM, Serviced Apartment Mampu Milik, allocated through Lembaga Perumahan dan Hartanah Selangor. The eligibility rules as published by the developer:
SAMM units are delivered as basic units. The RM270,000 price reflects that specification and those restrictions. It is not a discount on the open-market product. Our SAMM eligibility guide works through who qualifies, what the basic unit excludes, and whether SAMM or the open-market unit works out better once fit-out is priced in.
The developer is HCK Bestari Sdn Bhd (201701010085 / 1224250-P), a subsidiary of HCK Capital Group Berhad, listed on the Main Market of Bursa Malaysia since August 2000 and controlled by Tan Sri Clement Hii. The group is best known for its education city series, including Edusphere in Cyberjaya, Edumetro in Subang Jaya and Edusentral in Setia Alam.
The project is delivered with PKNS, the Selangor state development corporation. As with any off-plan purchase, review the developer’s delivery record on completed projects, the sale and purchase agreement, and the advertising permit and developer’s licence before committing.
For our scored assessment across eight criteria and the unit-by-unit recommendation, see the independent e.Sentral Smart City review.
An honest disqualification list is more useful than another list of selling points.
The full process, including the package deadlines, panel banks and lawyers, and what happens at handover, is in the guide to buying at e.Sentral Smart City.
SPA prices start at RM270,000 for a 554 sq ft SAMM serviced apartment and RM338,000 for a 450 sq ft LoSo suite. Open-market serviced apartments run from RM432,000 to RM597,000, and retail lots from RM1,355,000 to RM1,691,000. These are gross SPA prices before any rebate.
Seksyen U5, Subang Bestari, Shah Alam, Selangor, with main access from Jalan Zuhal U5/179, adjacent to Star Avenue Lifestyle Mall. It is marketed as Damansara West, which is a locality label rather than the registered address.
The nearest station is MRT Kwasa Sentral (KG05) on the Kajang Line, approximately 1.9 to 3 km from the site depending on whether the measurement is straight-line or by road. It is not within walking distance. Kwasa Damansara, one stop further, is the interchange for both the Kajang and Putrajaya lines.
Leasehold, expiring 6 July 2113, on commercial title. That is approximately 87 years remaining as at 2026.
The developer’s payment schedule targets vacant possession in Q3 2028, and its FAQ describes the build as 48 months from the Q4 2024 launch. Some third-party sites publish 2029. Confirm the contractual date in your SPA.
RM0.40 per sq ft plus a 10% sinking fund, so approximately RM0.44 psf in total. On a 678 sq ft Type B that is roughly RM298 per month.
HCK Bestari Sdn Bhd, a subsidiary of Bursa Malaysia-listed HCK Capital Group Berhad, with PKNS. HCK is best known for its education city developments including Edusphere Cyberjaya, Edumetro Subang Jaya and Edusentral Setia Alam.
Two bays per unit. Retail and serviced apartment units get side-by-side bays, while LoSo and SAMM units get tandem bays. The development provides 3,880 car bays and 862 motorcycle bays in total.
LoSo is the developer’s live-work commercial suite format on Levels 1 to 10, from 450 to 597 sq ft. The key difference from a serviced apartment is that a LoSo unit may be converted to office use, while a serviced apartment may not.
SAMM is Serviced Apartment Mampu Milik, the Selangor state affordable allocation administered by LPHS. 155 units are allocated. Applicants must be Malaysian, aged 18 or above, with household income not exceeding RM15,000 per month, limited to one unit, with transfer permitted only after five years with State Authority approval. Applications go through ehartanah.lphs.gov.my.
It suits own-stay buyers who drive, work in the Subang 2, Sungai Buloh or Kota Damansara corridor, and want a new-build entry point under RM500,000 with strong facilities. It suits car-free households poorly, given the distance to rail.
The investment case rests on a low entry price, a 50% Bumi quota, generous rebates and two car park bays per unit, against the risks of leasehold commercial title, a 2028 completion, high density and a Selangor serviced-apartment overhang of 2,407 unsold units as at Q1 2026. Treat any advertised yield figure without published assumptions as marketing rather than analysis.
The main ones are no walkable rail access, leasehold to 2113 on commercial title with non-domestic water rates and higher assessment, a Q3 2028 forward completion, high density at 973 units in Phase 1A, no smoke ducting for retail lots 10 to 13, and a TNB substation approximately 10 m from the site.
The developer states the deed of mutual covenant does not restrict short-stay accommodation. However, strata by-laws set by the management body after handover, and evolving Selangor short-stay rules, can still govern what is permitted. Verify before relying on nightly letting.
Yes, the Bumiputera quota for this development is 50%.
Availability by floor and facing, and the live rebate structure, change from week to week. I will send you the current position rather than a brochure.
Independent analysis by DMS Jason Chan, REN 78007. This page is not the official developer website and is not affiliated with, endorsed by, or produced by HCK Bestari Sdn Bhd. Project specifications follow the developer’s official FAQ v2.5 (14 October 2025) as the source of record. Pricing is from the developer’s marketing kit (01.08.2025) and the green rating from the GreenRE certificate (7 May 2025). Market context is from independent research and is cited where used. All images are developer marketing material and artist’s impressions only. All figures are indicative and subject to change by the developer, the approving authority or the architect. Nothing on this page is financial advice, and no return, appreciation or rental outcome is guaranteed. For binding terms, refer to the developer’s sale and purchase documents.