Damansara Utama (sections SS20 and SS21, Petaling Jaya) is a freehold, landed-first suburb built around the Uptown commercial centre, and this Damansara Utama property guide 2026 starts with what its homes actually sold for. The area's 2-storey terraces recorded a median RM1,150,000 from January 2024 to September 2025, below Bandar Utama's RM1,500,000, and the Bandar Utama MRT and LRT3 interchange is about 1.2 to 1.4 km from Uptown (SuperHomes analysis of JPPH data).
It is the part of Petaling Jaya people mean when they say "Uptown", and Damansara Uptown property comes in two kinds: office towers and 300-plus shop offices on one side, quiet terrace streets on the other, with the Damansara-Puchong Expressway (LDP) and 1 Utama next door. This guide covers what homes actually sell for, how you get around, and who the area suits. Figures were checked on 30 September 2026 against the source named beside each one.
Damansara Utama Property Guide 2026 at a Glance
| Fact | Detail | Source (checked 30 Sep 2026) |
|---|---|---|
| Sections | SS21 (west: Uptown commercial centre plus landed homes) and SS20 (east, also known as Damansara Kim, mainly residential) | EdgeProp, 28 Jan 2017; JPPH neighbourhood labels |
| Tenure | Freehold: 70 of 71 recorded transactions, 2022 to Sep 2025 | SuperHomes analysis of JPPH-recorded transactions |
| Median 2-storey terrace price | RM1,150,000 (33 sales, Jan 2024 to Sep 2025) | SuperHomes analysis of JPPH-recorded transactions |
| Median terrace price per sq ft (built-up) | About RM712 | SuperHomes analysis of JPPH-recorded transactions |
| Nearest rail | Bandar Utama interchange: MRT Kajang Line and LRT3 Shah Alam Line (LRT3 opened 29 June 2026) | MRT Corp; paultan.org, 28 June 2026 |
| Highways | LDP and SPRINT | Damansara Uptown (developer) |
| Shopping | The Starling (in Uptown); 1 Utama (Bandar Utama, about 1.7 km from the Starling) | The Starling; OpenStreetMap |
| Developer of Uptown | See Hoy Chan, early 1980s | Damansara Uptown (developer) |
Where Damansara Utama Is: SS20, SS21 and Uptown
Damansara Utama is split into two sections: SS21 on the west, which holds the Damansara Uptown commercial centre and landed homes, and SS20 on the east, also known as Damansara Kim, which is mainly residential (EdgeProp, 28 January 2017). JPPH records transactions under the same two labels, "SS 20 Damansara Utama" and "SS 21 Damansara Utama".
Damansara Uptown property, the development at the centre of the area, was built in the early 1980s by See Hoy Chan. Today it includes the 5-storey Starling mall, the Somerset Residences serviced residence managed by The Ascott Limited, the Uptown Residences condominium, and MSC Cybercentre-status office space, sitting along the LDP and the SPRINT highway (Damansara Uptown, checked 30 September 2026). The Edge counted more than 300 shop offices in Uptown, with banks, food outlets and the Damansara police station among them (The Edge Malaysia, 3 July 2024).
For how Damansara Utama fits into the wider city, our Petaling Jaya area guide covers the other sections from SS2 to Section 17. If your shortlist also includes PJ Section 14 or another part of the city, start there.
Property Prices: What Terraces and Semi-Ds Actually Sold For
A 2-storey terrace in Damansara Utama recorded a median price of RM1,150,000 across 33 transactions from January 2024 to September 2025, with the middle half of sales between RM960,000 and RM1,250,000 (SuperHomes analysis of JPPH-recorded transactions, extracted 30 September 2026). The median terrace sits on about 1,610 sq ft of land with about 1,600 sq ft built up, which works out to roughly RM712 per square foot of built-up area.
| Year | 2-storey terraces sold | Median price | Median price per sq ft (built-up) |
|---|---|---|---|
| 2022 | 11 | RM1,200,000 | RM729 |
| 2023 | 17 | RM1,200,000 | RM769 |
| 2024 | 22 | RM1,150,000 | RM710 |
| 2025 (Jan to Sep) | 11 | RM1,150,000 | RM712 |
Source: SuperHomes analysis of JPPH-recorded transactions for SS20 and SS21 Damansara Utama, extracted 30 September 2026.
Prices have been flat to slightly softer since 2023 in the recorded data, which is useful negotiating context: a seller asking RM1,400,000 for an unrenovated intermediate terrace is asking well above what the street has actually been paying. The two sections differ, too. SS20 terraces recorded medians of RM1,239,000 in 2024 and RM1,200,000 in 2025, while SS21 recorded RM985,000 and RM1,042,500, so the same RM1,150,000 buys a different house on each side.
Larger homes trade rarely. Only eight 2-storey semi-detached houses were recorded from 2022 to September 2025, at prices from RM2,000,000 to RM4,500,000, and just two detached houses (RM2,500,000 and RM3,388,000). With samples that small, get a formal valuation before offering on a semi-D or bungalow.
How Damansara Utama compares with nearby Petaling Jaya
For this 2026 guide, Damansara Utama property was also compared with nearby neighbourhoods using the same recorded-sales data.
| Neighbourhood (JPPH label) | 2-storey terraces sold, Jan 2024 to Sep 2025 | Median price |
|---|---|---|
| Bandar Utama | 83 | RM1,500,000 |
| Mutiara Damansara | 11 | RM1,430,000 |
| SS23 Taman SEA | 18 | RM1,402,500 |
| SS20 Damansara Utama | 15 | RM1,220,000 |
| SS22 Damansara Jaya | 27 | RM1,198,000 |
| SS2 Petaling Jaya | 47 | RM1,150,000 |
| SS21 Damansara Utama | 18 | RM985,000 |
| All of mukim Bandar Petaling Jaya | 305 | RM1,200,000 |
Source: SuperHomes analysis of JPPH-recorded transactions, extracted 30 September 2026.
The gap that matters most is across the LDP: a Bandar Utama terrace recorded a median 30% higher than a Damansara Utama terrace (RM1,500,000 against RM1,150,000) for a comparable house type, with the same rail interchange and mall within reach. Our Bandar Utama market outlook looks at what that premium buys. You can check individual recorded sales street by street on the SuperHomes transaction map.
Uptown Damansara Condo and Serviced Residence Options: A Thin High-Rise Market
Damansara Utama is overwhelmingly landed. SuperHomes' JPPH-derived records for SS20 and SS21 from 2022 to September 2025 contain only terrace, semi-detached and detached sales, and no Damansara Utama listings were visible on SuperHomes on 30 September 2026. Around it, the Petaling Jaya area page showed 14 visible listings with a median asking price of RM358,000 (SuperHomes, 30 September 2026).
The main high-rise options in Uptown are the Uptown Residences condominium and the Somerset Residences serviced residence, both part of See Hoy Chan's Uptown development (Damansara Uptown, checked 30 September 2026). With so few units and so few recorded sales, price an Uptown Damansara condo against the building's own recent transactions and against comparable towers in Bandar Utama and Damansara Jaya, not against a Petaling Jaya-wide average. Ask whether a unit sits on commercial or residential title before you compare it with a condominium; it changes quit rent, assessment and sometimes utility billing.
Getting Around: LDP, SPRINT, MRT and LRT3
Damansara Utama's rail access is the Bandar Utama interchange, where the MRT Kajang Line meets the LRT3 Shah Alam Line, about 1.2 km (LRT3 station) to 1.4 km (MRT station) in a straight line from the Starling (OpenStreetMap coordinates, measured 30 September 2026). Actual walking routes are longer than the straight-line distance, so if you plan on living in Damansara Utama without driving to the station, walk the route first.
| Route | What it connects | Status (checked 30 Sep 2026) |
|---|---|---|
| MRT Kajang Line, Bandar Utama station | Sungai Buloh to Kajang through central Kuala Lumpur | Operating (MRT Corp station page) |
| LRT3 Shah Alam Line, Bandar Utama station | 37.8 km to Johan Setia, Klang, via Shah Alam; interchange with the Kelana Jaya Line at Glenmarie | 20 stations opened 29 June 2026 (paultan.org, 28 June 2026, reporting the Prasarana launch) |
| LDP | North-south expressway through Petaling Jaya towards Puchong | Direct access; the Starling has a tunnel entrance from the LDP |
| SPRINT | Damansara Utama towards central Kuala Lumpur | Uptown sits along it (Damansara Uptown) |
The one new catalyst in this Damansara Utama property guide is the June 2026 LRT3 opening: it puts Shah Alam and Klang one train ride from the Uptown edge. The effect on landed prices will take time to show in recorded transactions, so treat any seller who prices in an "LRT3 premium" today with caution.
Living in Damansara Utama: Uptown, the Starling and 1 Utama
Uptown is the reason people choose Damansara Utama over quieter PJ sections: banks, clinics, gyms, bars and a long list of restaurants sit within walking distance of the terrace streets. The Starling, at 6 Jalan SS 21/37, is a 5-storey neighbourhood mall with direct access from the LDP (The Starling; Damansara Uptown, checked 30 September 2026). 1 Utama, one of the Klang Valley's largest malls, is about 1.7 km away in Bandar Utama.
The trade-off of living in Damansara Utama is traffic and parking. Uptown's shop-office grid fills up at lunch and on weekend evenings, and the streets closest to it carry through-traffic. If you want Uptown's convenience without the congestion, look at SS20 streets further east, which is also where the recorded terrace prices are higher.
Schools and Healthcare
SMK Damansara Utama, a national secondary school, is on Jalan SS 20/21 inside the area, and KPJ Damansara Specialist Hospital, a private hospital, is at 119 Jalan SS 20/10 (KPJ Healthcare, checked 30 September 2026). If you are buying for a school place, check current enrolment and zoning rules directly with the school and the district education office before you commit.
Who Damansara Utama Suits
The Damansara Utama property guide 2026, in short, rates the area strongest for families upgrading to a landed home in Petaling Jaya.
| Buyer | Fit | Why |
|---|---|---|
| Family upgrading to landed PJ | Strong | Freehold terraces at a lower median than Bandar Utama or Taman SEA, with a school and hospital in the area |
| Young professional renting | Good | Uptown and Starling at the doorstep, office space in Uptown, rail at Bandar Utama |
| Buy-to-let investor | Selective | Thin high-rise stock; SuperHomes has too few rental records here to publish a yield, so verify rents locally |
| Buyer who wants a new house | Weak | Most terraces are decades old (Uptown itself dates from the early 1980s); budget for renovation |
Worked Example: Buying a RM1,150,000 Terrace
Here is the cost of buying a terrace at the recorded median, as a Malaysian citizen, with a 90% loan at an illustrative 4.0% over 30 years. The loan terms are assumptions for illustration, not a bank offer.
| Item | Calculation | Amount |
|---|---|---|
| Down payment | 10% x RM1,150,000 | RM115,000 |
| MOT stamp duty | RM1,000 + RM8,000 + RM15,000 + (4% x RM150,000 = RM6,000) | RM30,000 |
| Loan agreement stamp duty | 0.5% x RM1,035,000 | RM5,175 |
| Cash before legal fees and renovation | RM150,175 | |
| Monthly instalment | RM1,035,000 at 4.0% over 30 years | RM4,941 |
The stamp duty tiers are from the Stamp Act 1949, First Schedule item 32(a), and the 0.5% loan duty from item 27 (checked 30 September 2026). If you sell after five full years, a Malaysian citizen pays no Real Property Gains Tax on the gain (LHDN, checked 30 September 2026). Add renovation: most buyers here are paying for the land and the location, then rebuilding the kitchen and bathrooms.
Buying Checklist for a Damansara Utama Terrace
For 2026, this guide's checklist reflects what Damansara Utama property mostly is: decades-old landed houses. The checks that matter are about the title, past renovations and the street, not the show unit.
| Check | Why it matters here | How to do it |
|---|---|---|
| Land search | Confirms freehold tenure, the registered owner and any caveat or charge | Your lawyer searches the title at the land office before you sign |
| Renovation approvals | Many terraces have been extended; unapproved extensions can complicate a sale or a loan valuation | Ask the seller for Majlis Bandaraya Petaling Jaya (MBPJ) approved plans for extensions |
| Quit rent and assessment | Shows arrears you could inherit and the real holding cost | Ask for the latest quit rent and MBPJ assessment receipts |
| Section and street comparables | SS20 and SS21 price differently; corner and intermediate lots differ again | Pull recorded sales on the same street from the transaction map |
| Traffic and noise | Streets near Uptown and the LDP are busy at lunch and weekend evenings | Visit on a weekday at 12.30pm and on a Saturday evening |
| Renovation budget | Wiring, plumbing and roofs in older houses often need replacing | Get a contractor's quote before you set your offer |
Common Mistakes When Buying in Damansara Utama
- Treating SS20 and SS21 as one market. Recorded terrace medians for January 2024 to September 2025 differ by about RM235,000 between the two sections.
- Anchoring on asking prices. Recorded sales have been flat since 2023; check the transaction data before you offer.
- Paying an LRT3 premium in advance. The line opened in June 2026; recorded prices have not caught up with any premium yet.
- Ignoring the LDP side. Homes closest to the expressway and Uptown's back lanes carry more noise and traffic.
- Comparing an Uptown Damansara condo with PJ averages. Stock is thin; price it against its own building's sales.
- Skipping the renovation budget. Most terraces need work; get quotes before you set your offer.
Damansara Utama Property Guide 2026: Frequently Asked Questions
Q: How much is a terrace house in Damansara Utama in 2026?
A 2-storey terrace recorded a median RM1,150,000 across 33 sales from January 2024 to September 2025, with the middle half between RM960,000 and RM1,250,000 (SuperHomes analysis of JPPH-recorded transactions, extracted 30 September 2026).
Q: Is Damansara Utama freehold?
Largely, yes. 70 of the 71 JPPH-recorded transactions in SS20 and SS21 from 2022 to September 2025 were freehold (SuperHomes analysis). Always confirm the tenure of the specific title with a land search.
Q: What is the difference between Damansara Utama and Damansara Uptown property?
Damansara Utama is the neighbourhood (SS20 and SS21). Damansara Uptown is its commercial centre in SS21, developed by See Hoy Chan from the early 1980s, with more than 300 shop offices, the Starling mall and office towers. So Damansara Uptown property is commercial space plus the two high-rise residences, while the terraces around it are Damansara Utama addresses.
Q: Is Damansara Utama cheaper than Bandar Utama?
For terraces, yes. From January 2024 to September 2025, Damansara Utama's median 2-storey terrace recorded RM1,150,000 against RM1,500,000 in Bandar Utama, a 30% gap for a comparable house type (SuperHomes analysis of JPPH-recorded transactions).
Q: Which part of Damansara Utama is more expensive?
SS20 (Damansara Kim side). Its 2-storey terraces recorded medians of RM1,239,000 in 2024 and RM1,200,000 in 2025, against RM985,000 and RM1,042,500 in SS21.
Q: Is living in Damansara Utama good for families?
It suits families wanting freehold landed homes in Petaling Jaya, with SMK Damansara Utama and KPJ Damansara Specialist Hospital in the area and two malls nearby. Expect older houses that need renovation and busy streets near Uptown.
Q: Is there an Uptown Damansara condo, or only landed homes?
A few. The main ones are the Uptown Residences condominium and the Somerset Residences serviced residence in Uptown. SuperHomes' JPPH-derived data recorded no strata sales in SS20 or SS21 from 2022 to September 2025, so price any unit against its own building's history.
Q: How does Damansara Utama compare with PJ Section 14?
This guide has no recorded-sales figures for PJ Section 14, so it makes no price comparison with it. The comparison table above covers Bandar Utama, Mutiara Damansara, Taman SEA, Damansara Jaya and SS2. For PJ Section 14 itself, check recorded sales on the SuperHomes transaction map.
Next Step
Use the recorded sales in this Damansara Utama property guide 2026 as your benchmark. See what is available across the city on the Petaling Jaya property page or search Petaling Jaya listings, then compare any asking price with the recorded sales above before you book a viewing.
