Interior designer at Kapas Heights
Thirty-two homes, every one of them for lease.
So the best changes are the ones you can take with you.
Thoughtfully designed around the way you live, and what you’d like to spend.
What changes when every Kapas Heights home is let, not sold?
The family company that built Kapas Heights still owns all 32 homes and lets them. They are also very large, so the work is filling big rooms well with things that can leave with you.
Sundays in Bed is a residential interior design studio in Kuala Lumpur. We design homes room by room, in Bangsar and across Kuala Lumpur, for a fee agreed in writing before we begin, and we’d be glad to start here.
Kapas Heights sits on Jalan Kapas in Bukit Bandaraya: two low towers by Domaine Architects, on four acres the Ng family had held since 2010. In mid-2025 EdgeProp still described it as lease-only. Each of its 32 homes has a private lift lobby.
- Tower 1Completed 202012 storeys
- Tower 2Completed 202012 storeys
Kapas Heights units range from 2,336 to 5,216 sq ft built-up: two-bedrooms in Tower 2, 3+1s in both towers, and a duplex in Tower 1.
- 2,336–2,742 sq ftTwo bedrooms and two bathrooms
- 3,680–3,925 sq ftThree bedrooms plus a helper’s room, four bathrooms, and dry and wet kitchens
- 5,216 sq ftA duplex on two floors: four bedrooms plus one more room, and five bathrooms
So most people who ask about a home here rent it, and that changes the brief. Kitchens, bathrooms and built-ins belong to the landlord; altering them needs its written yes. What you can shape freely is everything that moves.
Size is the other half. Even the smallest home here is 2,336 sq ft, so ordinary furniture looks lost. Sofas, tables and rugs are chosen for the room, and long living spaces become places to sit, eat and read.
The building already does a lot: teak floors and poured terrazzo inside, louvred windows and vent blocks that let the breeze through, deep balconies under wide overhangs. A good brief works with all of that rather than covering it up.
What should you settle before furnishing a rented Kapas Heights home?
Two things: what your tenancy lets you change, then how to make very large rooms feel lived in. Those shape almost every choice that follows.
The lease. Every home here is let, so begin with what yours allows. Before paint, picture hooks or a new ceiling light, check your tenancy and ask Kapas Heights Sdn Bhd in writing. Freestanding pieces are yours to choose.
The scale. A 3+1 here runs from 3,680 to 3,925 sq ft. A standard three-seater floats in a room that size, so we size the sofa, rug and dining table to the room and split long spaces into zones.
The balcony. The deep balconies were designed for shade, under generous overhangs. Furnished properly, with weatherproof fabric and a table you’d actually eat at, one becomes the best room in the home for much of the year.
The floors. Teak, laid herringbone in at least one 3+1, and poured terrazzo are part of what you rent. Felt pads, rugs under heavy pieces and nothing dragged protect them, and your deposit, as much as anything we choose.
What’s already there. Homes are let partly furnished: European kitchen and wardrobe cabinets at launch, and listings mention an oven and white goods. We keep every bit of it and put the money where it stops: seating, beds, lighting, curtains and art.
What does it cost to design and furnish a Kapas Heights 3+1?
Our design fee for a Kapas Heights 3+1 is estimated at RM34,005–41,135, and for the 4+1 duplex at RM41,135–48,265. Your final fee depends on the rooms you choose, and is agreed in writing before we begin. Renting and furnishing only? We count just the rooms you furnish: for the living and dining and three bedrooms, the fee is estimated from RM16,180, more if you add the helper’s room as a study.
With our fee and Curated finishes (Commune, Cellini, Poet Living), a full fit-out of a 3+1 here, works included, comes to about RM310k–543k. Furnishing only, with no works? Your spend sits well below that, and on the first call we price just the rooms you’ll furnish.
Spend where it matters. Skip what doesn’t. In a rented home here, that means what leaves with you: seating, beds, rugs and lamps. Fixed works in these ranges apply only with the landlord’s agreement. Every figure is an estimate until quotes arrive.
3 bedrooms, 3 bathrooms and the dry and wet kitchens: 8 rooms at RM3,565, plus the open-plan living and dining at RM5,485. The foyer and utility yard are designed free.
Within each level, the low end is the essentials; the high end adds extras such as a feature wall, LED strips and a kitchen island.
What the two levels mean
Curated. Melamine and laminate, sintered stone, a plaster ceiling. Furniture from Commune, Cellini, Fella Design, Dezign District, Poet Living, Big Brain, Gudang, Crown Livin and Dadswood.
Bespoke. Bespoke laminate, detailed joinery, a ceiling with cornice. Furniture from Space Furniture, Tekni, BoConcept, King Living, Ambient Living, Stanzo, Forest Furniture, Roche Bobois, XTRA, Urban Edge, Molteni&C, Nostaloft, Flexform, Janine and Chesters Collection.
| Home | Curated | Bespoke |
|---|---|---|
| 3+1 3,680–3,925 sq ft Estimated fee RM34,005–41,135 | RM276k–509k | RM514k–1.05M |
| 2-bed 2,336–2,742 sq ft Estimated fee RM23,310–30,440 | RM210k–378k | RM404k–812k |
| 4+1 duplex 5,216 sq ft, on two floors Estimated fee RM41,135–48,265 | RM324k–625k | RM595k–1.28M |
The lower figure is a usual brief: living and dining, the dry and wet kitchen, each bedroom and all but one bathroom. The higher one adds a room or two, perhaps the helper’s room as a study, or that last bathroom.
At Curated, furniture comes from Commune, Cellini and Poet Living; at Bespoke, from Space Furniture, BoConcept and Molteni&C.
Bathrooms: two in the two-bedroom, four in a 3+1 and five in the duplex, each counted one fewer, because not every bathroom needs designing. We’ve assumed a dry and a wet kitchen in every type; listings confirm it only for the three-bedrooms.
The ranges include new kitchen cabinets, wardrobes, appliances and air-conditioners. These homes arrive with most of them, and in a let home they stay the landlord’s, so a tenant’s spend sits mostly on the furniture side. October 2026 guides; only contractors and suppliers quote.
Furnishing to let? This note is for the landlord, Kapas Heights Sdn Bhd. A lighter, hard-wearing fit-out at our Essential level, quicker to finish and easy to keep tenant-ready, is one possibility, with furniture from Ikea, SSF Home and Harvey Norman. The design fee is the same at every level.
Renovation and furniture at Essential, before our fee: 3+1 RM157k–262k · 2-bed RM118k–191k · 4+1 duplex RM185k–323k.
Our fee counts rooms, not invoices: RM3,565 for each bedroom, bathroom, kitchen or study we design, and RM5,485 for the living and dining together. Furnish only the living room and two bedrooms, and that is all you pay for.
The total is written down before any drawing starts, then paid in stages. Picking a larger rug or a dearer sofa changes the supplier’s bill, never ours.
Your number comes first. Tell us what you’d like to spend on a home you’ll hold for the length of a lease, and we shape the rooms around it.
What happens from the first call to the day you move in?
The designer on your first call is the one who places the last lamp. We design and manage; anything built is done by contractors you choose, from quotes we gather and compare with you, and only once the landlord has agreed.
- The first call FreeWhich tower and type, how long your lease runs, what came with the home, who lives in it, and roughly what you’d like to spend.
- The site visit RM200, waived if you go ahead with usWe measure every room and balcony, the private lift and its doors, list what the landlord supplied, and photograph the floors before anything arrives.
- Agreeing the scope, then designingRooms, budget and fee go on paper first. Then come layouts sized to these large rooms, lighting that plugs in, fabrics, and each piece of furniture.
- Orders, and any quotesWe order the furniture. Where the landlord has approved works, we gather contractors’ quotes and go through each with you; which builder is your call.
- Delivery, then moving inDeliveries are booked with the building, each piece is checked as it arrives and placed, curtains and art go up, and the rooms are dressed before you unpack.
A landlord, a private lift, several suppliers and a moving date: furnishing a home this size has more parts than it looks. Keeping them in order is our job, not yours. The full process
Renting at Kapas Heights? Kapas Heights Sdn Bhd owns every apartment, so before anything fixed, from a new light point to a shelf on the wall, we check your tenancy and get its agreement in writing.
If works do go ahead, a licensed contractor applies to DBKL for the permit. The building’s hours for deliveries and works aren’t published, so we ask management for them at the outset.
Will my home look like the other lets in the building?
It shouldn’t. Thirty-two homes share a handful of plans and much the same partial furnishing. What you bring, and how you live, is what makes one of them yours.
A family here on a three-year posting and a couple settling in for the long run want different things from the same 3+1. We start with yours: who works from home, who comes to stay, what travelled with you from the last home.
What a Kapas Heights handover gives you
- KeepFloors, cabinetsTeak and poured terrazzo, European kitchen and wardrobe cabinets, an oven and white goods
- AdaptBalcony, lift lobbyA deep, shaded balcony and a private lift lobby, both waiting to be furnished
- AddEverything that movesSofas, beds, rugs, lamps, curtains and art, sized for large rooms
From press descriptions at launch and recent listings. Your tenancy inventory says what your home actually includes.
What large Bangsar homes have cost
We haven’t designed a home at Kapas Heights yet; in Bangsar, we have at Bangsar Hill Park. For homes this size, the evidence is Bangsar’s published renovation records. Closest in size: a 3,300 sq ft Serai Bangsar home at RM650,000, and a 3,500 sq ft home at The Estate at RM400,000.
Across 11 Bangsar records the median is RM114 per sq ft, which puts full works and furniture for a 3,737 sq ft 3+1 near RM426,000. Furnishing alone, with no works, sits well below that. See our Bangsar renovation cost index.
Nearby, with their own pages: Bangsar · Bangsar Hill Park · The Lantern · Residensi 38
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Kapas Heights questions, answered
Can I hire an interior designer for a home I rent at Kapas Heights?
Yes. Most of what makes a home feel yours moves with you: furniture, rugs, lamps, curtains and art. We design those room by room. For anything fixed, even a picture hook or a new light point, check your tenancy and get Kapas Heights Sdn Bhd’s written consent first.
What comes with a partially furnished Kapas Heights home?
Listings mention an oven, white goods and fittings, and the building was finished with European kitchen and wardrobe cabinets, teak floors and poured terrazzo. Your tenancy inventory is the real list. We read it before suggesting anything, so nothing gets bought twice.
What would a 3+1 here cost to furnish and renovate?
For a 3,737 sq ft 3+1, renovation and furniture are estimated at RM276k–509k at Curated (Commune, Cellini, Poet Living) or RM514k–1.05M at Bespoke (Space Furniture, BoConcept, Molteni&C), before our fee. Fixed works need the landlord’s consent.
How should I furnish the balcony?
As an outdoor room. The balconies here are deep and shaded by wide overhangs, so a dining table, lounge chairs and an outdoor rug all work. Choose fabrics that dry quickly, and leave it open: the shade and the breeze are the point of it.
Will a large sofa fit in the private lift?
Measure before you buy. Every home has its own lift lobby, but the lift and door sizes aren’t published. We measure both on the site visit and, where a one-piece sofa won’t go, choose pieces that arrive flat or come apart.
What can the helper’s room in a 3+1 become?
Whatever your household needs: a helper’s room, a study, a store or a walk-in wardrobe. In a rented home, freestanding shelving, a desk and a good lamp turn it into a study without a single change to the walls.
Holding a lease at Kapas Heights, or about to?
Whether the keys came last year or arrive next month, send your tower and type, the inventory that came with it and what you’d like to spend. The first call costs nothing, and your estimated fee is set out in writing before you agree to anything.
Free · your fee is agreed in writing before we start