Papyrus North Kiara

Papyrus North Kiara is a freehold condominium on Jalan Dutamas Raya, and the first thing to understand about it is what it does not sell. There is no studio, no one-bedroom, no two-bedroom. Every residence is four or five bedrooms, starting at 1,141 sq ft and running to a 5,523 sq ft duplex. In a Kuala Lumpur market that has spent a decade shrinking units, that is a deliberate refusal.

Quick answer: Papyrus North Kiara is a Freehold high rise condominium development by Yakin Land Sdn Bhd in North Kiara, Kuala Lumpur. It offers 454 units with 4 to 5 bedrooms, from 1,141 to 5,523 sq ft, on a 4.5-acre residential-title parcel, with completion targeted for March 2028.

What Papyrus North Kiara Actually Is

Two towers, 38 levels, 454 units on 4.5 acres — Tower A holds 209 and Tower B holds 245. That works out to roughly six homes per floor per tower, which is the number that decides your lift wait and how much of the corridor you actually share.

The land is freehold with a residential title. Freehold matters on resale; residential title matters every month, because utilities, quit rent and assessment are billed at residential rather than commercial rates. The development is fully residential — no retail podium, no office component, no hotel sharing your lift core.

Architecture is by GDP Architects, and the brief was larger floor plates rather than more units. The towers sit in a V-formation off a central lift lobby, which gives most units two external aspects instead of one — that is why the four-bedroom plans manage windows in every room rather than an internal bedroom borrowing light from a corridor.

Unit Types and Sizes

Six layouts have been released, all with published floor plans.

Note the spread: the largest layout is nearly five times the smallest. Type F is a genuine duplex across two floors, and at 5,523 sq ft it is bungalow floor area stacked vertically.

Layout & Floor Plan

Type A (1,141 sq ft, 4 bedrooms, 3 bathrooms) is the entry plan and the most efficient thing here. Fitting four real bedrooms and three bathrooms into 1,141 sq ft usually means an internal room with no window; this plan avoids it by running 13.9 metres wide and only 8.8 metres deep, so every bedroom sits on an external wall. Living and dining open to a balcony.

Type B1 (1,313 sq ft, 4 bedrooms + utility, 4 bathrooms) adds a utility room and a fourth bathroom for another 172 sq ft. If you have a live-in helper or need a store room that is not a converted bedroom, this is the smallest plan that gives you one.

Type D (1,550 sq ft, 5 bedrooms, 4 bathrooms) is the first five-bedroom layout and adds a separate wet kitchen. For households that cook daily rather than occasionally, a wet kitchen separated from the dry one is the difference between an open-plan kitchen that looks good and one that works.

Type C (1,615 sq ft, 4 bedrooms + study, 4 bathrooms + powder room) trades the fifth bedroom for a dedicated study space and a guest powder room. It is the plan for a household that works from home and entertains — the powder room means visitors never walk down the bedroom corridor.

Type E (2,325 sq ft, 5 bedrooms + utility, 5 bathrooms + powder room) is the large single-floor plan: five bedrooms, five bathrooms, a utility room, a powder room and a wet kitchen. This is where the layout stops feeling like an apartment and starts reading like a house on one level.

Type F (5,523 sq ft, 5 bedrooms + utility, 6 bathrooms + powder room) is the duplex, spread across two floors with a laundry room and both wet and dry kitchens. At this size the plan separates entertaining from living from sleeping across levels — the vertical version of a detached house, with the security and upkeep of a condominium.

Facilities

Facilities are spread across six levels rather than stacked on one deck — LG1, LG2, P1, P2, P3 and Level 1.

• Lap pool, wading pool and water play
• Jacuzzi, sundeck and shallow shelves
• Gymnasium and outdoor fitness
• Sprint track and half basketball court
• Bicycle lane and bicycle parking
• Jogging path and yoga deck
• Steam room and changing rooms
• Children’s playground and toddler’s playground
• Kids education hub
• Coworking space and executive lounge
• Private event room and multi purpose hall
• Games room and lounge area
• Orchard, rain garden and sunken lawn
• Meditation pod and reading deck
• Family BBQ and pocket pavilions
• Car wash and visitor car park
• EV charging station
• Laundry and shop

Two things stand out. The indoor sprint track is not a facility most condominiums attempt — it needs a long uninterrupted span, which is why it usually loses to more sellable area. And there is a kids education hub and a rain garden alongside the usual pool and gym, which tells you the brief was families rather than short-stay tenants.

Location & Connectivity in North Kiara

North Kiara sits on the Dutamas side of the Mont’Kiara belt, roughly 8 kilometres from Kuala Lumpur city centre, with Sri Hartamas, Desa Sri Hartamas, Bukit Damansara, Mont’Kiara and Desa ParkCity as immediate neighbours.

Roads — LDP, NKVE, Sprint Expressway, DUKE and the Penchala Link all feed the address, which is what makes an 8 km commute actually behave like 8 km.

Schools — this is the strongest card. Hevea French Primary School is 400 m away and the French School of Kuala Lumpur (LFKL) is 500 m, both close enough to walk. Garden International School is 3.3 km, Mont’Kiara International School 3.7 km, Hibiscus International School 3.8 km and The International School @ ParkCity 3.8 km. Six international schools inside four kilometres is rare even by Mont’Kiara standards.

Shopping — Publika Shopping Gallery is 2.3 km, Solaris Mont’Kiara 2.9 km, and 163 Retail Park, 1 Mont’Kiara and Hartamas Shopping Mall all sit at 4.2 km.

Groceries — Ben’s Independent Grocer at Publika 2.4 km, Redtick at North Kiara 2.6 km, Mercato at Solaris 2.7 km, Jaya Grocer at Verve and at 163 Retail Park 4.2 km, Village Grocer at 1 Mont’Kiara 4.4 km and at Hartamas Shopping Centre 4.7 km.

Outdoors — the Bukit Kiara hiking and biking trail head sits behind SMK Seri Hartamas, a short drive away.

Developer Background

Papyrus North Kiara is developed by Yakin Land Sdn Bhd. The specification choices are the honest way to read a developer, and here they line up: 4.5 acres carrying only 454 units, six levels given over to facilities, an indoor sprint track that costs sellable area, and a unit mix with no small formats in it at all.

Building only four and five bedroom homes is a commercial decision with a cost. Small units sell faster and finance more easily; large ones need buyers who are upgrading, not entering. Choosing the harder mix is what separates this from the launches around it.

Compare Other Mont Kiara Options

Looking at more than one project? Browse every new launch in Mont Kiara, or compare Arte Solaris. On the Segambut side of North Kiara, Tangen Residences is worth a look too.

Frequently Asked Questions

What is the tenure and land title?
Papyrus North Kiara is freehold with a residential land title, and the development is fully residential with no commercial component. Residential title means utilities, quit rent and assessment are billed at residential rates.

What unit types are available at Papyrus North Kiara?
Six layouts: Type A at 1,141 sq ft (4 bedrooms), Type B1 at 1,313 sq ft (4 bedrooms + utility), Type D at 1,550 sq ft (5 bedrooms), Type C at 1,615 sq ft (4 bedrooms + study), Type E at 2,325 sq ft (5 bedrooms + utility) and Type F at 5,523 sq ft, a five-bedroom duplex.

Are there any smaller units?
No. The smallest layout is 1,141 sq ft with four bedrooms. There is no studio, no one-bedroom and no two-bedroom in the entire development — the whole scheme is built for families and multigenerational households.

How many units and towers are there?
454 units across two 38-level towers on 4.5 acres — Tower A has 209 units and Tower B has 245, at roughly six homes per floor.

How close are the international schools?
Hevea French Primary School is 400 m and the French School of Kuala Lumpur is 500 m — both within walking distance. Garden International, Mont’Kiara International, Hibiscus International and The International School @ ParkCity are all between 3.3 km and 3.8 km.

When is Papyrus North Kiara expected to be completed?
Completion is targeted for March 2028. The contractual delivery date in your own Sale and Purchase Agreement is the one that binds the developer, so read that clause before signing.

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