Interior designer at Kapas Heights
On a lease at Kapas Heights, home can still be yours.
What you bring is what makes it feel like you: the sofa, the rugs, the lamps, the art. We’ll help you choose and place each piece, sized for rooms this generous.
Two chairs, a rug and a lamp you can carry: in a let home, comfort comes from pieces that leave with you when the lease ends.
- Developer
Kapas Heights Sdn Bhd, the family company that, as last reported, owns and lets every home
- Architect
Domaine Architects
- Completed
2020, two towers of 12 storeys
- Homes
32, each with a private lift lobby; lease-only, as EdgeProp described it in mid-2025
- Sizes
2,336 to 5,216 sq ft: two-bedrooms, 3+1s and one duplex
Kapas Heights floor plans, and what is yours to change on a lease
At Kapas Heights, all 32 homes were owned by the family company that built them and let, as last reported in 2025.
They are very large, so we help you fill them well with pieces that move with you.
Moving into a rented home usually means living with somebody else’s choices. Here most of those choices were made with care, so your part is what you add: the things you sit on, sleep on and switch on.
We’re Sundays in Bed, a Kuala Lumpur studio that designs and looks after homes. Our studio is a few minutes away, in Damansara Heights. Tell us which rooms you’d like help with, and our fee for them goes into writing before we start.
Kapas Heights sits on Jalan Kapas in Bukit Bandaraya: two low towers by Domaine Architects, on four acres of family-owned land 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
Space and kitchens
If you’re renting here, the brief is a little different. The kitchens, bathrooms and built-ins belong to the landlord, so check your tenancy first: we expect its written consent for anything permanent. Everything that moves is yours to shape, and we’ll help you with all of it.
If you've come from a smaller home, the space may surprise you. Even the smallest home here is 2,336 sq ft, and ordinary furniture can look a little lost in it. We'll choose sofas, tables and rugs to fit the room, so the long living areas feel welcoming at any hour.
The building already gives you a lot: teak floors and poured terrazzo inside, louvred windows and vent blocks that let the breeze through, and deep balconies under wide overhangs. That design won the Green Excellence Award at The Edge Malaysia Property Excellence Awards 2023, and we’ll plan your rooms to let it show.
The shared spaces are few and gentle: a pool with a summer house and deck, a garden, a residents’ lounge and library, meeting rooms, a yoga deck, a retention pond and an edible garden the residents tend themselves. The top floors, once a penthouse, have housed the ĀMANÏ Biohacking Club since early 2025.
Kapas Heights interior design for however long you call it home
At Kapas Heights, we begin with what your tenancy lets you change and how long you’ll stay.
Then we work out how to make very large rooms feel lived in, and the rest follows.
If you're renting
Every home here is let, so we start with what your tenancy allows. Before paint, picture hooks or a new ceiling light, we'll help you ask Kapas Heights Sdn Bhd in writing. Freestanding pieces are yours to choose freely.
If your rooms feel too big
A 3+1 here runs from 3,680 to 3,925 sq ft, and a standard three-seater can float in a room that size. We'll size the sofa, rug and dining table to suit the room, and give long spaces gentle zones so each part has a purpose.
If you'd love an outdoor room
The deep balconies were designed for shade, under generous overhangs. With weatherproof fabric and a table you'd actually eat at, one can become the room you reach for through most of the year.
If you want your deposit back
Teak, laid herringbone in at least one 3+1, and poured terrazzo come with the home you rent. We'll plan felt pads and rugs under heavy pieces, so nothing gets dragged. The floors stay as you found them, which matters when the lease ends.
If you're wondering what stays
Homes are let partly furnished: European kitchen and wardrobe cabinets at launch, and listings mention an oven and white goods. We'll keep all of it, so your budget goes to the things you'll live with: seating, beds, lighting, curtains and art.
If yours is a Tower 2 two-bedroom
Agents list the Tower 2 homes of 2,336 and 2,742 sq ft as two bedrooms, two bathrooms and a further room, which one listing lets as a third bedroom. That room can be a study by day with a sofa bed for guests, and nothing about it needs a wall moved.
If yours is the duplex
Type C in Tower 1 is the one duplex, 5,216 sq ft over two floors, with four bedrooms, an extra room and five bathrooms. A stair changes how a home is furnished: the lower floor carries the day, the upper one the night, and the landing between them deserves a chair and a lamp of its own.
What interior design costs at Kapas Heights
At Kapas Heights, the Sundays in Bed design fee for a 3+1 is an estimated RM34,005–41,135, and for the 4+1 duplex RM41,135–48,265.
It is a fee per room, agreed in writing before we begin.
- Each room we design
- RM3,565
- Living and dining
- RM5,485
The Kapas Heights design fee counts the rooms you furnish. If you’re furnishing and changing nothing permanent, we count only the rooms you furnish. For the living and dining and three bedrooms, that is an estimated RM16,180, a little more if the helper’s room becomes a study.
If you’re wondering where to begin, the long living room is usually it, because it looks emptiest on the first night. A sofa and rug sized to it, two or three lamps at different heights, and the room settles.
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 lower figure covers the essentials; the upper figure adds extras such as a feature wall, LED strips and a kitchen island.
What the two levels mean
Curated. Melamine or laminate carpentry, quartz or sintered stone tops, the existing ceiling kept or a new plaster ceiling. Furniture from Commune, Cellini, Fella Design, Dezign District, Poet Living, Big Brain, Gudang, Crown Livin and Dadswood.
Bespoke. Detailed joinery, sintered stone tops, a plaster ceiling with detailing. 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.
How the fee works
Before any work starts you'll have our total in writing, and you pay it in stages. A larger rug or a dearer sofa changes the supplier's bill, and our fee stays as agreed.
A full fit-out of a 3+1 at the Curated level, works and our fee included, comes to about RM310k–551k. If you're only furnishing, with no works, your spend sits well below that, and on our first call we'll price just the rooms you'll furnish.
What moves with you. In a rented home here, the pieces that matter most are the ones you can take: seating, beds, rugs and lamps. Any building work in these ranges happens only with the landlord’s agreement. Every figure is an estimate until quotes arrive.
| Home | Our fee | Curated | Bespoke |
|---|---|---|---|
| 3+1 3,680–3,925 sq ft | RM34,005–41,135 | RM276k–509k | RM514k–1.05M |
| 2-bed 2,336–2,742 sq ft | RM23,310–30,440 | RM210k–378k | RM404k–812k |
| 4+1 duplex 5,216 sq ft, on two floors | 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.
October 2026 guides; only contractors and suppliers quote.
How these figures are worked out
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.
Furnishing to let?
This note is for the landlord, Kapas Heights Sdn Bhd. Readying a home between tenancies is the job our Essential level is made for: Ikea, SSF Home and Harvey Norman furniture, simple to replace piece by piece, and a quicker finish. Whatever the level, our design fee for each room is unchanged.
Renovation and furniture at Essential, before our fee
- 3+1
- RM157k–262k
- 2-bed
- RM118k–191k
- 4+1 duplex
- RM185k–323k
Begin with a conversation
Tell us how long your lease runs, who lives with you and what came with the home. On that call, you’ll hear what designing those rooms would cost.
Or begin with a figure
Answer a few questions about your space, and you’ll have an estimate to consider in your own time.
A Kapas Heights interior designer between you and the landlord
At Kapas Heights, the designer on your first call is the one who places the last lamp.
If any building is needed, contractors you choose do it, from quotes we compare with you, once the landlord agrees.
At Kapas Heights the first conversation usually has three sides: you, the landlord and us. Kapas Heights Sdn Bhd still owns all 32 homes, and EdgeProp quotes its director, Ng Ping Ho, saying the lease-only idea came from his father, so the family could manage and maintain the units well. The landlord’s standards are part of the brief from the first sketch.
The building asks for a light touch. Domaine Architects designed it to cool itself: Breezway glass louvres in every home, frosted blade louvres in the bathrooms, ventilation blocks, exposed brick and a double roof with an air gap. Curtains and blinds have to work with that airflow rather than seal it, so we choose fabrics that breathe and mount them where the louvres can still open fully.
There is no guardhouse or gate, Tatler noted at launch, and the ground and first floors hold cafés and studios, among them Kopenhagen Cafe and FlyProject. Large deliveries are timed with the management around that daytime coming and going.
- The first call FreeYour tower and type, how long the lease runs, the inventory you signed, who lives with you, and the rough sum you have in mind for furnishing.
- 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 designingThe rooms and our fee are agreed on paper first. Then each room gets its plan: furniture sized to the floor, lighting that plugs in, curtains that let the louvres breathe.
- Orders, and any quotesWe place the furniture orders. Only if the landlord has approved works do contractors price the drawings, and we go through their quotes with you before you pick one.
- 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: a home this size has more moving parts than it looks. We'll keep track of each one and tell you what comes next, so you're never left wondering. The full process
The landlord’s consent
Kapas Heights Sdn Bhd owns every apartment, as last reported, so before anything permanent, from a new light point to a shelf on the wall, we check your tenancy and ask for its agreement in writing.
If works do go ahead, a 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.
Design ideas for Kapas Heights: what you bring to make it yours
At Kapas Heights, 32 homes share a handful of plans and much the same partial furnishing, so what sets yours apart is what you bring and how your days run.
That is where we start.
Maybe you’ve signed for a couple of years. Maybe you’re settling in for much longer. Either way, the same 3+1 will be lived in differently, so we start with you: who works from home, who comes to stay, and what travelled with you.
Your neighbours are a mix. The Edge reported every home let, with a waiting list, in 2023, and roughly 30 to 40% of tenants Malaysian; EdgeProp put locals at about a quarter in 2025. Knight Frank’s listings ask RM8,000–11,000 a month for a two-bedroom, RM12,000–15,000 for a 3+1 and RM16,000–21,000 for the duplex. For a household here on a posting of a few years, furniture that travels or sells on well earns its place.
What a Kapas Heights home comes with
- 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 Bangsar homes this large have cost to finish
We haven't designed a home at Kapas Heights yet, though we have at Bangsar Hill Park. The closest published Bangsar renovations: a 3,300 sq ft Serai Bangsar home at RM650,000, and a 3,500 sq ft home at The Estate at RM400,000.
Nine Bangsar fit-outs published by other firms give both a cost and a floor area, and their middle value is RM114 per sq ft. For a 3,737 sq ft 3+1, that would put full works and furniture near RM426,000; furnishing alone comes to far less. The records are on the Bangsar renovation cost page.
FAQ
Furnishing a Kapas Heights home on a lease
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 permanent, even a picture hook or a new light point, check your tenancy and get Kapas Heights Sdn Bhd’s written consent first.
The landlord’s stated aim is to manage and maintain every unit well, so a written request that shows the item, how it is attached and how it will be made good at the end of the lease is the easiest kind to agree.
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.
One 3,600 sq ft listing gives a fuller picture: a dry and a wet kitchen, two en-suite bedrooms plus a powder room, herringbone floors, an oven and white goods.
What would a 3+1 here cost to furnish and renovate?
For a 3,737 sq ft 3+1, a full renovation with furniture is estimated at RM276k–509k at Curated or RM514k–1.05M at Bespoke, before our fee. A tenant furnishing only spends far less, and any building work needs the landlord’s consent first.
We have found no recorded sale of a Kapas Heights home, so these estimates matter mostly to the landlord, or to a tenant on a long lease who agrees the works in writing.
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.
Domaine Architects drew the overhangs to shade the glass behind them, so a balcony left open keeps the living room cooler too; blinds that seal it would undo that.
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.
Because each lobby belongs to one home, it is also yours to furnish: a console, a mirror and somewhere for shoes, all freestanding, so the lease asks nothing of the walls.
What can the helper’s room in a 3+1 become?
On a lease, anything that stands on its own: a desk and a good lamp for a study, open shelving for a store, a rail and a mirror for a dressing room. None of it touches the walls, so the room goes back as you found it.
Who developed Kapas Heights, and can you buy a home there?
Kapas Heights was built by a family company, Kapas Heights Sdn Bhd, on four acres of family-owned land held since 2010, to a design by Domaine Architects. As last reported, that company owns all 32 homes and lets them: in mid-2025 EdgeProp still described it as lease-only, and we have found no recorded sale of a Kapas Heights home.
What are the floor plans at Kapas Heights?
Kapas Heights has three home types, from 2,336 to 5,216 sq ft built-up: two-bedrooms of 2,336–2,742 sq ft in Tower 2, 3+1s of 3,680–3,925 sq ft in both towers with four bathrooms and dry and wet kitchens, and Type C, the one duplex, of 5,216 sq ft in Tower 1. Agents list the Tower 2 homes with a further room, which one listing lets as a third bedroom.
How much is the rent at Kapas Heights?
Knight Frank’s listings ask RM8,000–11,000 a month for a two-bedroom at Kapas Heights, RM12,000–15,000 for a 3+1 and RM16,000–21,000 for the duplex. Homes are let partly furnished, and The Edge reported every home let, with a waiting list, in 2023.
Is there a café at Kapas Heights?
Yes: at Kapas Heights the ground and first floors hold cafés and studios, among them Kopenhagen Cafe and FlyProject. Residents also share a pool with a summer house and deck, a garden, a residents’ lounge and library, meeting rooms, a yoga deck and an edible garden they tend themselves.
What interior design services do you offer at Kapas Heights?
At Kapas Heights, we offer condo interior design for two- and three-bedroom homes and duplexes of 2,336 to 5,216 sq ft, renovation design included. We draw the plans, compare contractors’ quotes with you and manage the works on site, and contractors do the building. We also offer interior styling, furnishing through our Procurement Concierge, and Virtual Design for homes outside Kuala Lumpur and Selangor.
Interior design Interior styling Condo interior design Virtual Design
However long your lease, we’d be glad to make it home.
Send your tower and type, the inventory that came with the home, and a sense of what you’d like to spend on furnishing. The first conversation is on us, and our estimated fee comes in writing before you decide.
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