Bandar Utama Residential Guide: All BU Phases, Lot Sizes & Property Prices

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Last updated: May 2026 | By Ian Fan | Reading time: ~12 min

Previously, we covered the overview of Bandar Utama — its location, transport, amenities, and commercial landscape. In this Part 2, we go in-depth into the residential side of Bandar Utama: every landed phase from BU1 to BU12, their lot sizes, property types, completion years, what makes each different, 2025–2026 transacted price data, the GnG enclaves within the township, and a full phase-by-phase comparison table.

The 10 Landed Residential Phases of Bandar Utama

Bandar Utama spans approximately 1,000 acres (4 km²) and is divided into 12 sections numbered BU1 to BU12 — with no BU8 and BU9 (these numbers were never assigned). That leaves 10 active landed residential phases. The township is split into two geographic halves by the Sprint Expressway, with a bridge connecting them:

Northern half (BU1–BU10): The original and larger portion of the township, accessed from the NKVE and Jalan Damansara. Contains the older phases (BU1–BU4) and the main newer phases (BU6, BU7, BU10).
Southern half (BU11–BU12): Separated from the northern half by the Sprint Expressway and connected via an overhead bridge. Closer to Tropicana and Sunway Damansara. Newer phases with larger lots.

All phases are freehold with individual land titles — one of Bandar Utama’s defining characteristics and a major driver of its sustained premium pricing. The developer for all phases is See Hoy Chan Holdings Sdn Bhd (with BU6 completed by First Nationwide Group).

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Location Review of Bandar Utama 1–4

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Location Review of Bandar Utama 6–12

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Phase-by-Phase Breakdown: BU1 to BU12

BU1 — The Oldest Phase

BU1 is the first phase of Bandar Utama, developed in the early 1990s. Houses here are the oldest in the township and sit on some of the smaller standard lots of the older phases. Being the earliest phase, BU1 is closest to the original entrance from Jalan Damansara/NKVE and benefits from the most established tree canopy. Many units have been substantially renovated or rebuilt over the decades. BU1 is adjacent to the Bukit Utama recreation park, making it popular with families who value green space.

Completion: Early 1990s
Tenure: Freehold, individual title
Property type: 2-storey terrace houses
Standard lot: 22 × 70 ft (intermediate)
Nearby: SK Bandar Utama Damansara 1, Bukit Utama Park

BU2 — Park-Facing Community

BU2 is the second phase, also completed in the early 1990s and adjacent to BU1. It is well known among buyers for its park-facing lots along the central Bandar Utama park strip — one of the most sought-after lot configurations in the entire township. Park-facing units in BU2 consistently command a premium over interior lots. The phase has a mix of intermediate and end-lot terrace houses, with the most popular configuration being 4-bedroom / 2,200 sq ft at a recent median of approximately RM 730 psf (iRumah).

Completion: Early 1990s
Tenure: Freehold, individual title
Property type: 2-storey terrace houses
Standard lot: 22 × 75 ft (intermediate); larger end-lots
Known for: Central park-facing lots; near SK Bandar Utama Damansara 1
Recent median psf: ~RM 730–760 psf (iRumah)

BU3 — Central and Well-Connected

BU3 occupies the central portion of the BU1–BU4 older cluster. It is particularly well-connected within the township, being directly adjacent to the Bandar Utama community centre (between BU3 and BU6), the Uttama Bodhi Vihara Buddhist temple, and several schools. BU3 also borders BU6 — making it a natural transition zone between the older (1990s) and newer (2000s) phases. The most popular configuration is 4-bedroom / 2,000 sq ft at a recent median of approximately RM 750 psf.

Completion: Early 1990s
Tenure: Freehold, individual title
Property type: 2-storey terrace houses
Standard lot: 22 × 70–75 ft
Nearby: Uttama Bodhi Vihara, BU community centre, SJK(C) Puay Chai 2, SK BU Damansara 4
Recent median psf: ~RM 750 psf (iRumah)

BU4 — Largest of the Older Phases

BU4 is the largest and most southern of the four older phases, completing the original BU1–BU4 cluster. It has slightly larger lots than BU1–BU3 and a more varied mix of intermediate and end-lot configurations. BU4 is directly accessible from the Penchala Link / NKVE interchange and is adjacent to BU5 (The Effingham) — the freehold bungalow-only GnG enclave. The most popular configuration is 4-bedroom / 2,000 sq ft at a recent median of approximately RM 690 psf, with the more expensive 5-bedroom / 2,100 sq ft units reaching ~RM 810 psf.

Completion: Mid-1990s
Tenure: Freehold, individual title
Property type: 2-storey terrace houses
Standard lot: 22 × 75 ft intermediate; end-lots larger
Adjacent to: BU5 (The Effingham GnG bungalows)
Recent median psf: ~RM 690–810 psf (iRumah)

BU5 — The Effingham (Freehold GnG Bungalows)

BU5 is not a typical terrace house phase — it is occupied entirely by The Effingham, a freehold gated-and-guarded bungalow-only enclave. Completed in 2013, The Effingham comprises 98 units of zero-lot bungalows within Bandar Utama. Unlike the standard terrace phases, The Effingham has a clubhouse with gym, swimming pool, multipurpose hall, playground, and BBQ pit. It is positioned directly opposite BU6 and is one of only a handful of bungalow-only GnG communities in PJ.

Development: The Effingham
Completion: 2013
Tenure: Freehold, individual title
Property type: Zero-lot bungalows only (98 units)
Facilities: Clubhouse, gym, pool, multipurpose hall, playground, BBQ
Price range: RM 3M+ (bungalow premium)

BU6 — First of the 2.5-Storey Newer Phases

BU6 marks the transition to the newer phases of Bandar Utama, completed in 2004 by First Nationwide Group. It introduced the 2.5-storey format to BU — taller than the older BU1–BU4 terrace houses, with an intermediate half-floor that typically adds a master bedroom suite or multipurpose room. BU6 is directly adjacent to BU3 and BU7, and sits opposite The Effingham (BU5). The community centre between BU3 and BU6 is shared across both phases. Standard lots are 22 × 70 ft. Asking prices for renovated units start from around RM 1.85M for a 5-bedroom 2.5-storey unit at RM 1,121 psf (PropertyGuru 2026 listings).

Completion: 2004
Developer: First Nationwide Group
Tenure: Freehold, individual title
Property type: 2.5-storey terrace houses
Standard lot: 22 × 70 ft (intermediate)
Adjacent to: BU3, BU7, The Effingham

BU7 — Larger Lots, Wider Roads

BU7 is one of the most popular newer phases in Bandar Utama, completed in 2004. It offers larger lots than BU6, wider internal roads, and is well-positioned between BU3 and BU10. The standard 2.5-storey terrace house configuration is popular with families upgrading from older BU phases or from other PJ tamans. The most popular configuration is 5-bedroom / 3,000 sq ft at a recent median of approximately RM 580 psf (iRumah). Asking prices for renovated units are in the RM 1.8M–RM 2.0M range (PropertyGuru 2026 listings).

Completion: 2004
Tenure: Freehold, individual title
Property type: 2.5-storey terrace houses
Standard lot: 22 × 75 ft (wider than BU6)
Known for: Larger lots, wider roads, park proximity
Recent median psf: ~RM 580 psf (iRumah, 5-bed / 3,000 sq ft)

BU10 — Hillside Phase with Forest Reserve Proximity

BU10 (Changkat Bukit Utama) is among the most elevated phases of Bandar Utama, sitting on higher ground toward the Bukit Utama forest reserve. Completed in the early 2000s, it offers a mix of terrace houses on undulating terrain with proximity to nature. BU10 is adjacent to the Bukit Utama park and forest fringe, making it popular with buyers who want landed property next to greenery. The most popular configuration is 5-bedroom / 3,000 sq ft at a recent median of approximately RM 560 psf (iRumah).

Completion: Early 2000s
Tenure: Freehold, individual title
Property type: 2–2.5-storey terrace houses
Known for: Elevated terrain, forest reserve proximity, Bukit Utama park access
Notable development: 9 Bukit Utama (freehold condo, 911 units) on the Changkat Bukit Utama corridor
Recent median psf: ~RM 560 psf (iRumah, 5-bed / 3,000 sq ft)

BU11 — South Side, Post-Sprint Bridge

BU11 is the first of the two phases on the southern side of the Sprint Expressway, accessible via the overhead bridge from the northern half of Bandar Utama. It is a newer phase, closer to Tropicana and Sunway Damansara, and many residents on this side send their children to schools in Tropicana or Damansara Utama rather than the BU national schools. BU11 has larger lots than the older BU1–BU4 phases. The most popular configuration is 5-bedroom / 3,000 sq ft at a recent median of approximately RM 520 psf (iRumah).

Completion: Early 2000s
Tenure: Freehold, individual title
Property type: 2–2.5-storey terrace houses
Location: South of Sprint Expressway; access via overhead bridge from BU10 side
Known for: Larger lots, quieter residential feel, proximity to Tropicana
Recent median psf: ~RM 520 psf (iRumah, 5-bed / 3,000 sq ft)

BU12 — Southernmost Phase, Largest Lots

BU12 is the final and most southernmost phase of Bandar Utama, sharing the south side of the Sprint Expressway with BU11. It offers some of the largest standard lots in the township and is adjacent to Tropicana Indah. BU12 is well-positioned for buyers who also want proximity to the Sunway Damansara / Ara Damansara corridor. The most popular configuration is 4-bedroom / 2,300 sq ft at a recent median of approximately RM 520 psf, while end-lot 4-bedroom / 1,650 sq ft units can reach ~RM 780 psf (iRumah).

Completion: Early 2000s
Tenure: Freehold, individual title
Property type: 2–2.5-storey terrace houses
Location: Southernmost phase; adjacent to Tropicana Indah
Known for: Largest lots, proximity to Tropicana / Sunway Damansara
Recent median psf: ~RM 520–780 psf (iRumah)

Phase Comparison Table

Phase	Storey	Completion	Typical Lot	Tenure	Approx. PSF	Key Character
BU1	2-sty	Early 1990s	22 × 70 ft	Freehold	~RM 800–900+	Oldest phase; most renovated; near Bukit Utama park
BU2	2-sty	Early 1990s	22 × 75 ft	Freehold	~RM 730–760	Park-facing lots; most sought-after in older cluster
BU3	2-sty	Early 1990s	22 × 70–75 ft	Freehold	~RM 750	Central; community centre; Buddhist temple; SJK(C) Puay Chai 2
BU4	2-sty	Mid-1990s	22 × 75 ft	Freehold	~RM 690–810	Largest older phase; adjacent to The Effingham (BU5)
BU5	3-sty bungalow	2013	Zero-lot bungalow	Freehold	RM 3M+	The Effingham — 98-unit GnG bungalow enclave; clubhouse
BU6	2.5-sty	2004	22 × 70 ft	Freehold	~RM 900–1,100+	First 2.5-sty phase; opposite The Effingham
BU7	2.5-sty	2004	22 × 75 ft	Freehold	~RM 580–960+	Wider lots; popular upgrader phase
BU10	2–2.5-sty	Early 2000s	22 × 75 ft+	Freehold	~RM 560–680+	Elevated; Bukit Utama forest reserve edge; 9 Bukit Utama condo
BU11	2–2.5-sty	Early 2000s	22 × 80 ft+	Freehold	~RM 520–630+	South side of Sprint; near Tropicana; quieter
BU12	2–2.5-sty	Early 2000s	22 × 80 ft+	Freehold	~RM 520–780	Southernmost; largest lots; near Tropicana Indah

PSF figures sourced from iRumah (recent medians by configuration) and PropertyGuru listings (Jan–May 2026). Brickz.my overall BU landed median: RM 1,440,000 / RM 901 psf (78 transactions, Sep 2024 – Aug 2025). All figures are indicative; consult a licensed valuator before any purchase decision.

Overall Bandar Utama Property Prices (2025–2026)

Based on Brickz.my transacted data, the Bandar Utama landed residential market recorded 78 transactions between September 2024 and August 2025:

Metric	Value
Median transacted price	RM 1,440,000
Median PSF	RM 901 psf
P25 (lower quartile)	RM 1,320,000
P75 (upper quartile)	RM 1,600,000
Tenure	Freehold throughout all landed phases
Transactions recorded	78 landed transactions
Date range	Sep 2024 – Aug 2025

The wide price range (P25–P75 of RM 1.32M to RM 1.6M) reflects the diversity across phases — from smaller older BU1–BU4 terrace houses to larger BU7 and BU10 2.5-storey units, to semi-Ds and bungalows at BU5/The Effingham and above. Asking prices from PropertyGuru (early 2026) run from approximately RM 1.35M for a BU2 22×75 intermediate to RM 3.2M for a BU10 Changkat Bukit Utama unit, with BU6–BU7 renovated 2.5-storey units typically asking RM 1.8M–RM 2.4M.

The GnG Enclaves Within Bandar Utama

Beyond the standard open-access terrace house phases, Bandar Utama has three distinct gated-and-guarded (GnG) residential components:

The Effingham (BU5) — 98 freehold zero-lot bungalows; 3-storey; completed 2013; clubhouse with gym, pool, multipurpose hall. One of PJ’s most exclusive GnG bungalow addresses.
1 Bukit Utama — Freehold condominium on the Changkat Bukit Utama corridor (BU10 area); the newer of the two BU condos, completed 2025.
9 Bukit Utama — Freehold condominium, 911 units on the Changkat Bukit Utama hillside; older of the two BU condos.
Casa Utama — Low-rise townhouse condominium along Lorong Lebuh Bandar Utama (BU11/BU12 corridor); the only leasehold development in Bandar Utama. Only 39 units; 3 storeys; strata title.

The Sprint Expressway Divide: North vs South

One of the most practically important things to understand about buying in Bandar Utama is the Sprint Expressway divide. The expressway physically cuts through the township, separating BU1–BU10 (north) from BU11–BU12 (south). An overhead bridge connects the two halves.

The implications for buyers:

Schools: BU11/BU12 residents often send children to Tropicana primary/secondary schools, or schools in Damansara Utama and Damansara Jaya, rather than the BU national schools in the north
Amenities: BU11/BU12 residents use both 1 Utama (via bridge) and the Tropicana / Sunway Damansara / Ara Damansara commercial corridors to the south
Rail access: The Bandar Utama LRT3 station and 1 Utama MRT station are on the northern side; BU11/BU12 residents need to cross the bridge or use the LDP to reach them
Pricing: BU11/BU12 generally has lower psf than comparable northern phases due to slightly less convenient access to BU’s northern commercial hub and schools, offset by larger lots

Schools Serving Bandar Utama Residents

Within or Directly Adjacent to BU

SK Bandar Utama Damansara 1, 2, 3, 4 — national primary schools across different BU phases
SMK Bandar Utama Damansara 2, 3, 4 — national secondary schools
SJK(C) Puay Chai 2 — Chinese primary school, located within BU3
First City University College (formerly Kolej Bandar Utama) — private tertiary
The British International School of Kuala Lumpur — international school within BU

For BU11/BU12 Residents (South Side)

SK Tropicana — national primary school
SMK Tropicana — national secondary school
Sri KDU International School — Kota Damansara (~12 min)

Who Should Buy in Which Phase?

Buyer Profile	Best Phase(s)	Why
Park-loving families on a relative budget	BU2	Park-facing lots; most mature greenery; good school access
Budget-conscious BU buyers (older stock)	BU1, BU3, BU4	Lowest entry in the township; most room for renovation upside
Upgraders who want 2.5-storey	BU6, BU7	Newer build; more bedrooms; larger built-up
Nature / green space priority	BU10	Forest reserve edge; elevated terrain; Bukit Utama park
Bungalow buyers	BU5 (The Effingham)	Only bungalow-only GnG in BU; exclusive 98-unit community
Buyers who want larger lots at lower psf	BU11, BU12	Largest standard lots; lower psf; near Tropicana
Condo buyers (freehold)	BU10 corridor (1 Bukit Utama, 9 Bukit Utama)	Freehold condos with BU address; hillside setting

Frequently Asked Questions

How many phases are there in Bandar Utama?

There are 10 active landed residential phases in Bandar Utama: BU1, BU2, BU3, BU4, BU5 (The Effingham), BU6, BU7, BU10, BU11, and BU12. The numbers BU8 and BU9 were never assigned and do not exist. BU5 is unique — it is not a terrace house phase but the freehold GnG bungalow-only enclave (The Effingham). The township covers approximately 1,000 acres and was developed by See Hoy Chan Holdings Sdn Bhd from the early 1990s onward.

Which is the cheapest phase to buy in Bandar Utama?

The most affordable entry points in Bandar Utama are typically the older phases — BU1, BU3, BU4 — where the smaller 2-storey terrace houses on 22×70 ft lots offer the lowest absolute prices (from approximately RM 800K–RM 1.0M for unrenovated units). BU11 and BU12 on the south side also offer larger lots at a lower psf (around RM 520 psf) than the more popular northern phases. However, “cheapest” in BU is relative — the overall area median is RM 1.44M / RM 901 psf (Brickz, Sep 2024 – Aug 2025), making it one of the most premium landed addresses in PJ.

Is there a leasehold property in Bandar Utama?

Yes — one. Casa Utama is the only leasehold development in Bandar Utama. It is a low-rise 3-storey townhouse condominium of just 39 units located along Lorong Lebuh Bandar Utama, near the BU11/BU12 corridor. All landed terrace houses across BU1–BU12, The Effingham bungalows, and the 1 Bukit Utama and 9 Bukit Utama condominiums are freehold.

What are the property prices in Bandar Utama in 2026?

Based on 78 landed transactions recorded on Brickz.my (Sep 2024 – Aug 2025), the median transacted price is RM 1,440,000 at RM 901 psf. The P25–P75 range runs from RM 1,320,000 to RM 1,600,000. Asking prices in early 2026 range from approximately RM 1.35M for a standard BU2 intermediate terrace to RM 3.2M+ for BU10 Changkat Bukit Utama units and bungalows in The Effingham starting from RM 3M+.

What is the difference between BU1-4 and BU6-12?

The key differences are storey format, lot size, age, and price. BU1–BU4 are the older phases (completed early–mid 1990s), predominantly 2-storey terrace houses on smaller lots (22×70–75 ft), with houses dating 30+ years that often require renovation. BU6–BU12 are the newer phases (completed from 2004 onward), predominantly 2.5-storey terrace houses on slightly larger lots, with more modern construction. The older phases are generally cheaper in absolute price terms but comparable or higher in psf for well-located units — reflecting smaller built-up areas. The newer phases offer more bedrooms and built-up space for the price.

Bandar Utama Residential Guide: All BU Phases, Lot Sizes & Property Prices

The 10 Landed Residential Phases of Bandar Utama