The short version
PJ Section 13 is being rebuilt from its industrial past into a mixed-use office and residential enclave. The LRT is a 25-minute walk, rents are moderate, and you have a lot of crane noise for company. Workable if your commute is flexible or you work locally, or if you value a blank slate over an established neighbourhood.
Getting around
Asia Jaya LRT station is 1,920 metres away, approximately a 25-minute walk from the centre of the section. The walk is on main roads with traffic and is not pleasant enough to do daily without grumbling. Bus routes 780, P701, PJ01, T786, T790 and T815 also stop in the section. A KTM commuter rail station was built in Section 13 and offers connections to other parts of KL, though with fewer frequent routes than the LRT.
Within Section 13 itself, the Urban Design Guideline envisions a walkable enclave connected by sky bridges and linear parks. This is not yet reality. Much of the section is still construction sites with fencing and barriers, and existing walking infrastructure is incomplete. Pedestrian paths exist in some blocks and not in others. The walkability is promised for the future; the present is patchy.
A car is helpful but not essential if you work locally or your employer provides shuttle service. Many of the new developments (Jaya One, PJ Midtown, centreSTAGE) have their own office components, and residents can walk to work within the complex.
What it costs to live here
Rent: Jaya One Residences, the largest serviced apartment complex, rents 1-bedroom units from RM2,000 to RM3,000 per month (fully furnished), and 2-bedroom units from RM3,000 upward depending on size and floor level. Other developments (PJ Midtown, PJ Section 13 Private Lift Residences) fall in a similar range, with smaller units from RM2,000 and larger family units reaching RM4,000 to RM5,000.
Most new residential offerings are serviced apartments, not strata condominiums. This means higher maintenance fees (included in rent), building management is professional and consistent, and you pay for services you may not use. Monthly maintenance is typically RM400 to RM600 on top of rent if you own.
Utilities and parking are usually included in rent for serviced apartments. Parking is abundant and free in most new developments.
The area is cheaper than established PJ sections by RM500 to RM1,000 per month for comparable square footage, reflecting its transitional status and ongoing construction.
Who lives here
Young professionals and corporate tenants dominate. Businesses rent floors or suites in Jaya One, centreSTAGE and other office components, and employees live in the residential units above or adjacent. Expat corporate employees on short-term assignments are common, particularly in Jaya One where furnished serviced apartments suit transient tenants.
Families are fewer and mostly concentrated in low-density new builds (PJ Section 13 Private Lift Residences) rather than in tower serviced apartments. The lack of residential character and the ongoing construction discourage long-term family settlement.
Few residents stay beyond their work contract or lease term. Community is thin. You are living alongside people passing through, not people putting down roots.
Families and schools
Government and international schools lie outside Section 13. The nearest are in surrounding sections (13A, 12, 14) and require a short drive. Families choosing to live here are typically doing so because one or both parents work in the area and need proximity to the office.
Jaya One and other new complexes have childcare facilities and swimming pools, but outdoor play space is limited. The section is not designed for children; it is designed for working adults.
School runs are car-dependent. Walking a child to school through active construction sites and across incomplete pedestrian networks is not feasible.
What people get wrong about it
The construction is continuous and often intrusive. Expect pile-driving, concrete cutting, and truck traffic on weekdays. The redevelopment timeline is measured in years, not months. A lease for two years will see new cranes and new barriers appearing throughout. If you are noise-sensitive or have young children who need quiet, this is not the place.
The walkability promise reads well on paper and is aspirational in practice. Masterplan images show pedestrians strolling through connected plazas and under sky bridges. Today, you walk on Jalan Universiti and Jalan Kemajuan, which are high-traffic main roads with insufficient pavement. Sky bridges are being built, but coverage is still patchy.
“Mixed-use development” does not mean residential. Most ground-floor space is offices, F&B outlets, or retail aimed at workers. The evening atmosphere is not neighbourhood; it is an office park after hours.
Would I live here?
Yes, if you work in Section 13 or nearby, value moderate rent over neighbourhood character, and your stay is 1 to 3 years. Commuting into KLCC or downtown KL via LRT is manageable if you have time for the 25-minute walk or bus ride. The serviced apartments are well-maintained and furnished, and you can move in with luggage.
No, if you need quiet, want a neighbourhood with community, or are staying long-term. The ongoing construction, thin community, and lack of residential amenities make Section 13 a place to live while working, not a place to settle. Also no if you have children and want a walkable, family-oriented area, or if you are planning to buy property and expect neighbourhood stability.