Last updated: May 2026 | By Ian Fan | Reading time: ~10 min
Taman Bukit Mayang Emas is one of Petaling Jaya’s quieter, lesser-known freehold neighbourhoods — but it punches well above its profile. Sandwiched between Bandar Utama to the north, Tropicana Golf and Country Resort to the west, Ara Damansara to the south, and SS25 Taman Mayang to the east, it sits at the heart of PJ’s most premium property corridor. Established since the early 1990s, it is a guarded community of freehold double-storey terrace houses complemented by the Mutiara Oriental freehold condominium — all at prices noticeably lower than its better-known neighbours.
This guide covers everything you need to know about Taman Bukit Mayang Emas: property types, 2026 price data, lot sizes, transport links, schools, amenities, pros and cons, and an FAQ for buyers and renters.
Taman Bukit Mayang Emas at a Glance (2026)
| Location | Jalan BM 1, Petaling Jaya, Selangor |
| Postcode | 47301 Petaling Jaya |
| Tenure | Freehold (landed) / Freehold (Mutiara Oriental condo) |
| Property types | 2-storey terrace (intermediate, end-lot, corner), condominium |
| Security | Guarded community (24-hour security) |
| Median landed price | RM 988,000 (RM 787 psf) |
| Price range (P25–P75) | RM 935,000 – RM 1,250,000 |
| Nearest LRT | Kelana Jaya LRT / Ara Damansara LRT / Lembah Subang LRT |
| Nearest LRT3 | Dataran Prima LRT3 / Bandar Utama LRT3 |
| Nearest MRT | Surian MRT (Putrajaya Line, ~10 min drive) |
Source: Brickz.my — 5 landed residential transactions, Jul 2024 – Feb 2025. Low transaction volume reflects a tightly held, owner-occupier community. Prices are indicative; verify with a licensed valuator before any purchase decision.
Location & Surroundings
Taman Bukit Mayang Emas occupies a strategic pocket in northern PJ, nestled between some of the area’s most premium addresses:
- North: Bandar Utama (BU) — one of PJ’s most prestigious freehold townships
- West: Tropicana Golf and Country Resort — upmarket golf course enclave
- South: Ara Damansara (PJU1A) — LRT-connected mixed freehold/leasehold township
- East: SS25 Taman Mayang, Aman Suria, Kampung Chempaka
- Immediate neighbour: Sunwaymas Commercial Centre — a full row of banks, F&B, convenience stores, and clinics
The neighbourhood’s position between Bandar Utama and Ara Damansara means residents can access the amenities of both townships — 1 Utama, Centrepoint, Paradigm Mall, and Citta Mall — all within a 10-minute drive. It is also directly adjacent to Taman Rekreasi Sunway Mas, a large public recreational park.
Property Types & Lot Sizes
Freehold Terrace Houses
The landed residential area of Taman Bukit Mayang Emas consists of freehold, individually-titled double-storey terrace houses. Standard lot sizes are:
- 18 × 68 ft — standard intermediate units (~1,224 sq ft land area)
- 20 × 68 ft — slightly wider intermediate units (~1,360 sq ft land area)
- 20 × 78 ft — deeper intermediate units (~1,560 sq ft land area)
- 23.5 × 68 ft — end-lot units (~1,598 sq ft land area)
- Corner lots — larger land areas from 2,000– 2,300+ sq ft, commanding a significant premium
Each standard house has 4 bedrooms and 3 bathrooms: 1 bedroom and 1 bathroom on the ground floor, and a master bedroom with ensuite plus 2 bedrooms sharing 1 bathroom on the first floor. Ground floor also features a living and dining area, kitchen, and back yard. A front porch fits 1–2 cars.
Many units have been renovated or extended over the years — extended kitchens, additional rooms, or full rebuilds are common. Renovated units command a premium above the area median.
Mutiara Oriental Condominium (Freehold)
Sitting at the edge of the neighbourhood, Mutiara Oriental is a freehold, 2-block, 18-storey condominium developed by Capital Land Sdn Bhd in 1998. The two blocks are named Dragon and Phoenix. Unit sizes range from 1,006 sq ft to 1,980 sq ft (2–3 bedrooms). Facilities include a gymnasium, swimming pool, wading pool, tennis court, squash court, badminton court, sauna, playground, mini market, cafeteria, and 24-hour security. Rental yield is approximately 4.0% gross (iRumah, Q1 2024).
Property Prices (2026)
Taman Bukit Mayang Emas offers notably better value per sq ft than its immediate neighbours Bandar Utama (median RM 901 psf) and Ara Damansara, while sharing much of the same location advantage. The neighbourhood is tightly held — transaction volumes are low, which reflects strong owner-occupier retention rather than weak demand.
| Property Type | Tenure | Price Range (2026) | Median PSF |
|---|---|---|---|
| 2-sty terrace (intermediate) | Freehold | RM 880K – RM 1.1M | ~RM 700–800 psf |
| 2-sty terrace (end-lot) | Freehold | RM 1.0M – RM 1.3M | ~RM 750–850 psf |
| Corner lot | Freehold | RM 1.2M – RM 1.6M+ | Varies |
| Mutiara Oriental condo | Freehold | RM 550K – RM 800K | ~RM 480–600 psf |
Sources: Brickz.my (5 landed transactions, Jul 2024 – Feb 2025), PropertyGuru and ipropfans listings (2024–2026). All figures are indicative — consult a licensed valuator before any purchase decision.
Rental Market
Monthly rentals for standard 4-bedroom terrace houses range from RM 2,200 to RM 3,200 depending on condition, furnishing, and lot type. Corner units rent from RM 2,800 to RM 3,800. Mutiara Oriental condo units rent from RM 1,500 to RM 2,500 per month (2–3 bedrooms). The gross rental yield for Mutiara Oriental condos is approximately 4.0% (iRumah, Q1 2024).
Transport & Accessibility
By Rail
- Kelana Jaya LRT — ~8 min drive; direct line to KL Sentral, KLCC, and Gombak
- Ara Damansara LRT — ~7 min drive; same Kelana Jaya Line
- Lembah Subang LRT — ~8 min drive; western end of the Kelana Jaya Line
- Dataran Prima LRT3 — ~5 min drive; Klang Valley LRT (Shah Alam Line)
- Bandar Utama LRT3 — ~8 min drive; Klang Valley LRT connecting to Klang
- Surian MRT — ~10 min drive; Putrajaya MRT Line to KL city and Putrajaya
Three different rail lines are accessible within 10 minutes by car — a rare connectivity advantage for a small, quiet neighbourhood.
By Highway
- NKVE (North Klang Valley Expressway) — nearest major highway; access via Bandar Utama interchange
- LDP (Lebuhraya Damansara-Puchong) — southward to Puchong and Subang; northward to Bandar Utama
- SPRINT Expressway — via Damansara Jaya to KL city centre
- Federal Highway — via Kelana Jaya or SS2 connector roads
Kuala Lumpur city centre is approximately 20 minutes by car outside peak hours. Sunway, Subang Jaya, Shah Alam, and Puchong are all within 20–30 minutes via LDP.
Schools Near Taman Bukit Mayang Emas
Within 5–10 Minutes
- SK Bandar Utama Damansara 1 — national primary school
- SMK Tropicana — national secondary school
- SK Tropicana — national primary school
- SJK(T) Ladang Effingham — Tamil primary school
- SJK(C) Damansara — Chinese primary school
- Beaconhouse Sri Inai International School — within Bandar Utama
- Sri KDU International School — Kota Damansara (~12 min)
- St Joseph’s Institution International School — Section 16 PJ (~15 min)
The proximity to both Bandar Utama’s and Tropicana’s school ecosystem — including options at national, Chinese, Tamil, and international levels — makes Taman Bukit Mayang Emas well-suited for families with school-going children.
Amenities & Lifestyle
Sunwaymas Commercial Centre (Immediate Neighbour)
Directly adjacent to Taman Bukit Mayang Emas, Sunwaymas Commercial Centre is the neighbourhood’s daily commercial hub. It houses a full row of restaurants, banks, convenience stores, and service businesses:
- Betty’s Midwest Kitchen
- Lotus Curry House
- Sun Ying Long Restaurant
- Wong Poh Restaurant
- 99 Speedmart
- Allianz, Hong Leong Bank, CIMB Bank
- Klinik Mediviron
- Various workshops, tuition centres, and service shops
Within the Taman
- Community open park with children’s playground
- Short jogging track
- Basketball court
- Badminton court
- Internal shop lots with restaurants, workshops, and tuition centres
Nearby Malls (5–15 Minutes)
- 1 Utama Shopping Centre — ~10 min; Malaysia’s largest mall
- Centrepoint Bandar Utama — ~10 min; Jaya Grocer, F&B, gym
- Paradigm Mall — ~10 min; Kelana Jaya
- Citta Mall — ~8 min; Ara Damansara
- Dataran Prima — ~5 min; neighbourhood commercial hub
- The Starling Mall — ~12 min; Damansara Uptown
Healthcare
- Ara Damansara Medical Centre — ~10 min
- KPJ Damansara Specialist Hospital — ~12 min
- Kelana Jaya Medical Centre — ~12 min
- Subang Jaya Medical Centre — ~15 min
Pros & Cons of Buying in Taman Bukit Mayang Emas
Pros
- Freehold landed at a significant discount to Bandar Utama — median RM 988K vs RM 1.44M in BU; same freehold tenure, same premium PJ corridor, lower entry price
- Guarded community — 24-hour security across the neighbourhood; genuine guarded (not just neighbourhood watch) setup
- Premium neighbours on all sides — Bandar Utama, Tropicana, and Ara Damansara surround the taman, supporting long-term value floors
- Three rail lines within 10 minutes by car — Kelana Jaya LRT, LRT3, and Putrajaya MRT all accessible; exceptional rail access for a landed neighbourhood
- Sunwaymas Commercial Centre on the doorstep — banks, F&B, clinics, and grocers without having to enter a mall
- Taman Rekreasi Sunway Mas adjacent — large public park for recreation without driving
- Low transaction volume = tightly held — owners rarely sell, which reflects satisfaction and stability rather than distress
Cons
- Low name recognition — less searched than Bandar Utama or Ara Damansara; buyers may overlook it, which affects resale speed even if not resale value
- Small taman with limited supply — fewer options on the market at any given time; buyers need to be patient or ready to move quickly
- No walkable LRT — all three nearby rail stations require a car or feeder bus; not pedestrian-friendly from within the taman
- Ageing houses — most original stock dates from the early 1990s; renovation budgets of RM 80K–RM 200K are common on top of purchase price
- Traffic at peak hours — Jalan Bukit Mayang Emas and surrounding access roads into Bandar Utama and Ara Damansara can queue during school runs and morning rush
Taman Bukit Mayang Emas Videos
Watch our latest video from the IpropFans YouTube channel featuring a property in Taman Bukit Mayang Emas.
2-Storey Corner House Tour
A tour of a freehold 2-storey corner terrace house in Taman Bukit Mayang Emas, Petaling Jaya — 2,300 sq ft land area, 4 bedrooms, guarded community.
A tour of a freehold 2-storey end-lot terrace house in Taman Bukit Mayang Emas, Petaling Jaya.
A tour of a freehold 2-storey intermediate terrace house in Taman Bukit Mayang Emas, Petaling Jaya – 20x78sf, 4 rooms, gated guarded community.
Frequently Asked Questions
Is Taman Bukit Mayang Emas freehold?
Yes — all landed terrace houses in Taman Bukit Mayang Emas sit on freehold land with individual titles. The Mutiara Oriental condominium is also freehold. There is no leasehold property within the taman itself.
What are the property prices in Taman Bukit Mayang Emas in 2026?
Based on 5 landed transactions recorded on Brickz.my (Jul 2024 – Feb 2025), the median transacted price for freehold landed properties is RM 988,000 at a median of RM 787 psf. The 25th–75th percentile range runs from RM 935,000 to RM 1,250,000. Current asking prices on PropertyGuru and ipropfans listings range from approximately RM 880K for smaller intermediate units to RM 1.6M+ for larger corner lots. Low transaction volumes reflect a tightly held community — not a lack of demand.
Is Taman Bukit Mayang Emas a guarded community?
Yes — Taman Bukit Mayang Emas operates as a guarded community with 24-hour security patrols and access control at entry points. This is one of its key differentiators versus some surrounding neighbourhoods of comparable price.
Which LRT station is closest to Taman Bukit Mayang Emas?
The three closest LRT/rail options are Ara Damansara LRT (~7 min drive), Kelana Jaya LRT (~8 min drive), and Lembah Subang LRT (~8 min drive) — all on the Kelana Jaya Line. The Dataran Prima LRT3 is only ~5 minutes away by car, making it the quickest rail access point. All require a short drive or feeder bus; walking from within the taman is not practical.
How does Taman Bukit Mayang Emas compare to Bandar Utama?
Both are freehold, with similar connectivity and school access. The key difference is price and scale. Bandar Utama has a much larger supply (BU1–BU12, over 10 landed phases), higher name recognition, direct MRT access, and a median landed price of RM 1.44M. Taman Bukit Mayang Emas is smaller, quieter, and more affordable at a median of RM 988K — roughly 31% cheaper — while sharing many of the same neighbourhood advantages. It suits buyers who want freehold PJ in the Damansara corridor but cannot stretch to BU prices.
Is Taman Bukit Mayang Emas a good investment?
It has a solid long-term case. The freehold tenure, premium neighbours (Bandar Utama, Tropicana, Ara Damansara), guarded community, and three-rail-line access all underpin demand. The low transaction volume means price discovery is limited, but asking prices have held firm. Rental yields for landed houses are modest (3–4% gross), but capital preservation in this corridor has been consistent. For condo investors, Mutiara Oriental offers a higher gross yield (~4.0%) at a much lower entry price. It is best suited to long-term hold buyers, not short-term flippers.
Explore More in the Petaling Jaya Series
- Petaling Jaya Property Guide: All Neighbourhoods and Prices (2026)
- Bandar Utama — Complete Freehold Neighbourhood Guide (2026)
- Ara Damansara — Neighbourhood Guide
- SS25 Taman Mayang — Freehold Neighbourhood Review
- Mutiara Oriental Condo — Full Review
- Best Gated and Guarded Communities in Petaling Jaya
- Freehold and Leasehold Areas in Petaling Jaya — Zone Map
Disclaimer: Property prices are indicative and based on publicly available transaction data from Brickz.my and PropertyGuru. They do not constitute financial or investment advice. Always consult a licensed real estate agent or valuer before making any purchase decision.
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