Building Overview
Exchange 106 is the centrepiece office tower of Tun Razak Exchange (TRX) — Malaysia’s first purpose-built international financial district, located approximately 2 km south-east of the KLCC precinct. At 106 storeys and approximately 445 metres tall, Exchange 106 is the tallest building in Malaysia and the third tallest in Southeast Asia. Developed by Mulia Group and completed in 2019, the tower is LEED-certified and forms the anchor of a master-planned precinct that includes The Exchange TRX retail development, hotels, residences and open public space.
Exchange 106 targets the top tier of the office market — large multinational financial institutions, professional services firms and regional headquarters seeking premium specifications, landmark address recognition, and the growing corporate ecosystem of the TRX district. Its principal tenant anchor, Affin Bank, occupies a significant portion of the building, while international law firms and financial services companies fill the upper floors.
Quick Facts
- Address: TRX, Tun Razak Exchange, Kuala Lumpur
- Building Grade: Grade A+ (Premium)
- Completion Year: 2019
- Height: Approximately 445m — tallest building in Malaysia
- Total Floors: 106 storeys
- Developer: Mulia Group
- Green Certification: LEED (certified)
- MSC / Malaysia Digital Status: Available (TRX designated zone)
- Rail Access: TRX MRT station (Putrajaya Line) — direct connection
- Typical Rental Range: RM 9.00 – RM 14.00+ psf/month (2026, subject to market conditions)
- Best For: Financial institutions, international law firms, MNC regional headquarters, investment banks
Quick Answer: The Exchange 106 is the flagship office tower of Tun Razak Exchange (TRX), offering some of the largest Grade A floor plates in Malaysia and Malaysia Digital (MD) status. Asking rents in 2026 generally sit in the premium band for the New CBD — where average rents reached RM7.37 psf per month in late 2025 — with the tower’s high zone commanding well above the submarket mean.
Companies researching Exchange 106 office rental rates are usually weighing one question: is Malaysia’s most visible new business address worth the premium over established KLCC stock? This guide gives you the practical leasing picture for 2026 — rates, floor plates, building systems, incentives, connectivity and how the tower stacks up against its closest competitors — so you can make that call on numbers rather than skyline photographs.
The Building at a Glance
The Exchange 106 is the centrepiece of TRX, Kuala Lumpur’s purpose-built international financial district. Rising 106 storeys with a distinctive illuminated crown, it ranks among the tallest buildings in Southeast Asia and delivers roughly 2.6 million sq ft of net lettable office area — an enormous single-building inventory by Malaysian standards.
Attribute
| Detail | Location |
| Tun Razak Exchange (TRX), Jalan Tun Razak / Maharajalela edge of the city centre | Use |
| Grade A+ offices with retail at podium level | Typical floor plates |
| Approx. 28,000–34,000 sq ft in the low and mid zones; smaller, premium plates in the high zone | Status |
| Malaysia Digital (MD) status building within a special financial district | Rail |
| Direct access to TRX MRT interchange (Kajang Line + Putrajaya Line) | Retail |
| Linked to The Exchange TRX lifestyle quarter (anchored by Seibu) and TRX’s 10-acre rooftop park | Two features define the tenant experience. First, the floor plates: very few Malaysian buildings can house 250–350 staff on a single floor, which lets large occupiers consolidate operations without splitting teams across levels. Second, the district itself: TRX was master-planned with its own MRT interchange, dedicated highway ingress, a retail quarter and a public park — so the tower functions inside a complete ecosystem rather than as a standalone address. |
Exchange 106 Rental Rates in 2026
TRX sits within what Knight Frank’s market monitors classify as KL’s “New CBD,” where average rents rose to RM7.37 psf per month in 4Q2025 — the highest submarket average in the capital — against a KL prime average of RM6.12 psf in Q1 2026. Within that submarket, Exchange 106 pricing varies significantly by zone:
Zone
| Indicative Asking Range (RM psf/month) | Typical Occupier |
| Low zone, large plates | 7.50 – 9.00 |
| Shared services, large consolidations | Mid zone |
| 8.50 – 10.50 | Regional HQs, financial institutions |
| High zone, premium plates | 11.00 – 13.00+ |
| Boardroom-level prestige users | Treat these as indicative asking bands rather than transacted evidence — effective rents after incentives can land 8–15% below asking for substantial commitments. The current market context helps tenants: KL’s prime vacancy of 22.1% (Q1 2026) and a thin completion pipeline mean landlords compete hard for creditworthy anchor tenants, while the flight-to-quality trend keeps the newest towers comparatively resilient. Expect negotiable rent-free periods, fit-out contributions for multi-floor deals, and naming or signage rights conversations for genuinely large occupiers. |
For benchmarking, our KLCC office rental PSF guide tracks asking ranges across every premium tower in the city centre.
Building Facilities
- Security: Premium 24-hour security, multi-tier access control, CCTV
- Reception: Grand lobby concierge — among KL’s most prestigious office lobbies
- Retail: The Exchange TRX mall — directly connected to the precinct (one of KL’s largest)
- F&B: Extensive F&B within The Exchange TRX; ground-floor building F&B
- Hotel: Multiple hotels in TRX precinct including Kimpton
- Conference Facilities: Premium in-building conference suites; precinct facilities
- End-of-Trip: Premium shower, locker and bicycle facilities
- EV Charging: Available in building car park
- Parking: Multi-level car park within TRX precinct
Malaysia Digital Status and the TRX Incentive Layer
Exchange 106 carries MD-era designation heritage as a recognised digital-economy premise. Note the 2022 reform: Malaysia Digital status is now activity-based — your company can hold it from any address — so the building is no longer a gating requirement; what its designation pedigree still signals is tech-grade infrastructure, and it positions the tower well as the 2026 MD Location Recognition framework rolls out. Layered on top is TRX’s positioning as a financial district with its own package of government-backed incentives for qualifying financial-sector occupiers, historically including accelerated capital allowances and employment-related deductions for firms locating in the district.
The practical takeaway: if your Malaysia entity is pursuing the Global Services Hub incentive, MD company status, or financial-sector incentives, the building’s certification stack can be worth real money — sometimes enough to neutralise the rent premium over non-status alternatives. Model it before you compare headline rents; our guides to the Principal Hub incentive and MD status application cover the criteria.
Connectivity
* MRT: The TRX interchange station beneath the district connects the Kajang Line and Putrajaya Line — two of the Klang Valley’s three MRT/LRT trunk corridors — with direct underground access to the tower podium.
* Road: Dedicated ramps connect TRX to Jalan Tun Razak, the SMART tunnel and the Maju Expressway (MEX), giving straight runs south toward KLIA and Putrajaya.
* Walkability: The Exchange TRX mall, the rooftop park, hotels and F&B sit within the district; Bukit Bintang is one MRT stop or a 15-minute walk via the connected link.
For employee commutes, the dual-line MRT interchange is the strongest card any KL office building currently holds — see our piece on transit-oriented offices and recruitment.
Floor Plates, Specification and Fit-Out
The tower’s column-free spans and roughly 3-metre finished ceilings allow efficient open-plan layouts; the large plates suit activity-based working models that need variety of settings on one level. Tenants typically take space in one of three conditions:
1. Bare shell — full design freedom, longest fit-out runway. Budget guidance in our KL fit-out cost guide applies at the premium end.
2. Category A / warm shell — ceilings, lighting and primary M&E in place; the most common starting point.
3. Fitted / plug-and-play — previously occupied, refurbished suites; fastest speed-to-operation. Knight Frank notes occupier preference has been shifting toward fitted space precisely to avoid heavy upfront capital expenditure.
Negotiate the fit-out period explicitly: for large plates, a 3–4 month rent-free fit-out window is a reasonable ask in the current market.
Advantages
- Tallest building in Malaysia: Exchange 106 is the defining landmark of KL’s newest premium district — unmatched address prestige.
- Purpose-built financial district: TRX’s master-planned environment delivers a curated corporate ecosystem and premium amenities that older KL districts cannot replicate.
- Direct MRT access: TRX MRT station connects directly to the Putrajaya Line — reaching KL Sentral, Bukit Bintang and beyond.
- LEED certification: Supports ESG reporting requirements for international occupiers with sustainability commitments.
- Newest specification in KL: Column-free floors, highest ceiling heights and smart building infrastructure represent the current benchmark for Grade A office specification in Malaysia.
Disadvantages
- Highest rents in KL: At RM 9.00–14.00+ psf/month, Exchange 106 is the market’s most expensive address — economics are compelling only for organisations that genuinely need the specification and address.
- Developing precinct: TRX is still maturing — some planned hotels, retail and public infrastructure remain under development.
- Distance from established KLCC ecosystem: Approximately 2 km from KLCC — meaningful for organisations whose clients are concentrated in the KLCC core.
- Large minimum floor commitments: Exchange 106’s floor plates are substantial — occupiers needing small suites (below 10,000 sq ft) will find better value elsewhere.
- Limited operating history: As a development completed in 2019, Exchange 106 has less than a decade of track record — vs 20+ years for established KLCC towers.
Who the Building Suits — and Who It Doesn’t
Strong fit: financial institutions wanting district credibility; MNCs consolidating several hundred staff onto few floors; technology companies monetising MD incentives; firms whose brand benefits from a landmark address in client perception.
Weaker fit: occupiers under ~8,000 sq ft for whom the premium buys little functional advantage (boutique buildings on Jalan Ampang or in the KLCC core often serve them better); cost-led operations such as pure back-office processing, which price more sensibly in Bangsar South or KL Sentral.
Exchange 106 vs the Alternatives
Consideration
| Exchange 106 | Menara IQ (TRX) |
| Merdeka 118 | Premium KLCC Core |
| Floor plates | Very large |
| Large, campus-style | Large |
| Mostly mid-size | Rail |
| MRT interchange on site | MRT interchange on site |
| Merdeka MRT adjacent | KLCC LRT |
| District ecosystem | Complete (mall, park, hotels) |
| Same district | Developing |
| Mature | Indicative band (RM psf) |
| 7.50 – 13.00+ | Premium band |
| Premium band | 7.00 – 12.00+ |
| Detailed head-to-heads: KLCC vs TRX and TRX vs Merdeka 118. |
Frequently Asked Questions
How much does office space cost at The Exchange 106?Indicative asking rents in 2026 run from roughly RM7.50 psf per month in the low zone to RM13.00+ psf in the premium high zone, before incentives. Effective rents for substantial tenancies typically land below asking.
Does my company need to be in Exchange 106 for MD (Malaysia Digital) status?No — MD status has been activity-based since 2022 and is valid anywhere in Malaysia. The building’s designated-premise heritage still signals strong digital infrastructure, and TRX adds financial-district incentives for qualifying occupiers.
What is the minimum space I can lease?Subdivided suites appear from time to time, but the building’s economics favour occupiers from around 8,000–10,000 sq ft upward; whole floors run roughly 28,000–34,000 sq ft in the main zones.
Is there direct MRT access?Yes — the TRX interchange station (Kajang and Putrajaya lines) connects to the district podium, giving covered access to the tower.
Is parking adequate for a large headcount?TRX provides substantial basement parking across the district. Confirm your allocated ratio and season-pass pricing during negotiation, as allocations are deal-specific.
The Leasing Process at Exchange 106: What to Expect
Article 36
1. Requirement definition. For Exchange 106, the critical inputs are contiguity (how many staff must sit on connected floors), zone preference (low-zone value versus high-zone prestige) and your incentive position — MD status or financial-district eligibility changes the whole business case.
2. Test-fit before you negotiate. On 28,000–34,000 sq ft plates, a space planner’s test-fit tells you whether your 400-person operation needs 1.5 floors or 2 — a difference worth seven figures over a term. Most major landlords will commission a test-fit for serious prospects; ask.
3. Proposal and counter-proposal. Expect a structured request-for-proposal process for larger requirements. Negotiate rent-free (one to three months per three-year term remains achievable for strong covenants), fit-out contribution or landlord-fitted options, signage and naming rights where headcount justifies it, and expansion rights over adjacent floors — cheap to ask for now, expensive to need later.
4. Documentation and fit-out. Premium towers enforce fit-out guides, approved-contractor lists and authority approvals rigorously; build three to five months into your programme for a full bare-shell fit-out, less for Category A or fitted space.
A realistic end-to-end timeline for a multi-floor tenancy is six to nine months from brief to occupation — start earlier than feels necessary.
Outlook: TRX Through 2027
The supply picture is unambiguous: with roughly 0.12 million sq ft completing citywide in 2026 and 0.27 million in 2027, no meaningful competitive stock arrives to challenge TRX’s newest towers in the near term. Meanwhile the flight-to-quality pattern Knight Frank has tracked through 2025–2026 keeps channelling demand toward exactly this specification tier — the New CBD’s RM7.37 psf average is both KL’s highest and its firmest.
For tenants, the implication is timing: 2026 conditions (22.1% citywide prime vacancy, landlords competing on incentives) likely represent the most tenant-favourable window this cycle for premium TRX space. Occupiers signing now should bank the leverage in their renewal mechanics — fixed-step escalations or capped market reviews — because the district’s pricing power strengthens as its hotel, residential and retail layers complete.
The Bottom Line
Exchange 106 is the address you choose when floor-plate scale, district infrastructure and incentive status all carry weight in your business case — and in a tenant-favourable 2026 market, the gap between asking and achievable terms makes it more attainable than its skyline status suggests.
Considering TRX for your next lease? We track live availability, asking rents and incentive packages at Exchange 106 and every TRX tower. Enquire now for current options matched to your headcount and budget.
