Impiana Sky vs Kiara Residence 2: Bukit Jalil Budget Comparison
Wasilah Zamani
Founder & editor, JiranLink
Impiana Sky Residensi and Kiara Residence 2 are the two most-searched budget condominiums in our Bukit Jalil archive. Both sit on the Sri Petaling LRT line, both are completed and occupied, and both target the sub-RM750K buyer. The RM200K+ entry-price gap between them is where the decision actually lives.
The comparison at a glance
| Impiana Sky Residensi | Kiara Residence 2 | |
|---|---|---|
| Completed | 2015 | 2018 |
| Entry price (verified range) | RM 280K – 380K | RM 488K – 744K |
| Median transacted | ~RM 300K | ~RM 575K |
| Rent range listed | RM 850 – 1,600 | RM 1,400 – 2,200 |
| Gross yield (midpoint) | 4.9% | 3.8% |
| Maintenance notes | RM 0.30–0.38 psf | RM 0.28–0.35 psf |
| Bukit Jalil LRT walk | 15 min | 18 min |
| Flood tier | Low | Low |
Where Impiana Sky wins
Entry price and cash flow. A verified floor near RM280K with rents from RM850 produces the strongest gross yield in our entire dataset at 4.9% - small units near transit rent efficiently, and the low absolute price keeps loan amounts approachable. For pure investment math under RM400K, nothing else in the corridor competes.
Where Kiara Residence 2 wins
Age, family fit and facilities. Three years newer build quality, a larger family-oriented facility set, and unit sizes that suit actual households rather than studio economics. Its RM0.28-0.35 psf fee band overlaps Impiana’s despite the newer plant. If the plan is own-stay with a family, the RM200K premium buys livability, not just finishes.
The honest trade-offs
- Impiana Sky’s 2015 stock shows its age in common areas; inspect the lobby, lifts and gym during viewing, not just the unit.
- Kiara Residence 2’s 18-minute LRT walk is three minutes longer than Impiana’s - marginal on paper, meaningful in daily KL humidity.
- Both buildings carry low flood tiers in our records; neither faces the corridor risks seen elsewhere in the city.
- Yield figures are gross midpoints from listed ranges - see the method limits before treating them as forecasts.
Verdict by buyer type
- Pure yield investor: Impiana Sky - entry price does the heavy lifting.
- Own-stay family under RM750K: Kiara Residence 2 - facilities and layout depth justify the premium.
- First-home buyer torn between them: view both in one afternoon; the age difference is felt, not read.