Cover A rare, thoughtfully designed layout in Aetas Seputeh where light, space, and flow come together, with dual
balconies and a grand 50-foot social communal expanse
A rare, thoughtfully designed layout in Aetas Seputeh where light, space, and flow come together, with dual balconies and a grand 50-foot social communal expanse
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In Kuala Lumpur’s low-density Seputeh enclave, Avaland's Aetas Seputeh demonstrates that thoughtful design and quiet luxury are more important than ostentation in contemporary urban living
Aetas Seputeh represents Avaland’s second iteration of its Ava Luxe series, following Aetas Damansara. Located in the low-density, freehold enclave of Seputeh, the development entrusts yhsA architects to evolve the design language established in the previous project while adapting to the site’s natural elevation and exclusivity.
The Type B1 show unit offers 3,531 square feet across three en-suite bedrooms and a fourth bedroom with adaptable bathroom configuration, back-of-house zones, and dual kitchens. Residents access units through private lift lobbies with natural ventilation and daylight—a departure from the enclosed elevator cores typical in Malaysian developments.
Functional planning
Units in Aetas Seputeh feature a 15.2-meter open-plan living-dining hall with lighting transitions and furniture composition defining spatial zones, featuring curated artwork and ambient lighting
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The main kitchen connects to a naturally lit yard and maid's quarters, sized and ventilated for everyday cooking. Adjacent to it, a designated flexible space can be customised to suit varying lifestyle choices, such as a show kitchen, wine cellar and bar, or an alternative dining zone. Hackable walls allow for the expansion of the main kitchen area for future reconfiguration.
The communal area, seamlessly connecting the living, dining, and kitchen spaces, embodies the essence of effortless entertaining. This fluid layout fosters a natural flow, encouraging connection between the hosts and guests. The integrated design ensures everyone remains part of the conversation, creating a harmonious, inviting atmosphere.
A multi-functional kitchen boasts an abundance of space, optimised for food preparations, social gatherings, or convivial dining. The serving area features a kitchen island, creating a striking focal point in the layout.
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Designated flexible space adjacent to the serving kitchen that can be customised to suit varying lifestyle choices
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Floor plans incorporate mobility-friendly features as standard, such as wide corridors and flush flooring transitions. One bedroom is specifically designed for ageing in place, featuring an oversized sliding door, a wheelchair-friendly bathroom, and an adaptable layout.
Select walls throughout the unit can be removed for long-term space reconfiguration, including in the master bedroom, where hackable walls allow for layout adaptation—a practical consideration as household needs evolve.
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Warm modernity
Above The main balcony boasts an expansive length, providing a large overhang and enhanced shade, featuring motorised solar protection blinds by Serge Ferrari for UV protection and Low-E glass to reduce heat transmission and UV light penetration
The main balcony boasts an expansive length, providing a large overhang and enhanced shade, featuring motorised solar protection blinds by Serge Ferrari for UV protection and Low-E glass to reduce heat transmission and UV light penetration
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Blu Water Studio, known for its hospitality projects, has developed an interior experience that blends tactility and warmth.
The palette combines dark tropical hardwood with soft sand tones and understated luxury finishes, inspired by resort lifestyle aesthetics.
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Above The main balcony seating area with views towards the city and across Seputeh’s low-density neighbourhoods, demonstrating the development's elevated position and natural setting
The main balcony seating area with views towards the city and across Seputeh’s low-density neighbourhoods, demonstrating the development's elevated position and natural setting
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The entry foyer compresses space and pace before opening into a 15.2-meter living-dining hall. Spatial definition comes through lighting transitions and furniture composition rather than architectural barriers. Sculptural furniture, curated artwork, and ambient lighting frame individual areas within the open plan.
Private sanctuary
Master bedroom featuring dark tropical hardwood finishes and sliding corner doors opening to a balcony, part of Blu Water Studio's resort-inspired interior design
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The master bathroom functions as a private spa, featuring a freestanding tub with skyline views, a double vanity with marble countertops and mirror cabinetry, and Grohe body jets, a rain shower, and a hand shower system. A built-in shower bench provides relaxation and user comfort.
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Above Walk-in wardrobe area with glass-fronted storage and central seating, part of the master bedroom suite configuration
Above Master bathroom featuring freestanding tub with skyline view, double vanity with marble counter, and Grohe body jets, rain shower, and hand shower systems
Walk-in wardrobe area with glass-fronted storage and central seating, part of the master bedroom suite configuration
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The water closet cubicle features a wall-mounted Duravit toilet, a concealed cistern, and a custom niche with power points for bidets, scent diffusers, or grooming tools.
Surfaces throughout use Guocera Microstep tiles, which are selected for their anti-slip properties, stain resistance, and ease of maintenance.
Environmental systems
Above Living area flooring detail showing flush transitions and wide corridors, part of the accessibility features including unobstructed turning radii for mobility aids
Living area flooring detail showing flush transitions and wide corridors, part of the accessibility features including unobstructed turning radii for mobility aids
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Panasonic Nanoe-X air-conditioning systems purify air from allergens, odours, and harmful particles. Seventy per cent of bedrooms and living areas achieve cross-ventilation through sliding corner doors and French balconies. All units face north for optimal daylighting and thermal comfort.
The development holds GreenRE Platinum and EDGE certifications. Each unit includes a private 7kVA electric vehicle charging bay and dedicated car park storage accommodating golf bags, bicycles, and other equipment. Naturally ventilated back-of-house areas, low-E glass, and energy-saving systems reduce operational costs.
Aetas Seputeh’s show unit is more than a home—it’s a vision for multi-generational luxury, design resilience, and lifestyle elevation. Every inch, from the private spa bathroom to the adaptable kitchen and sustainable infrastructure, is crafted to serve the homeowner’s present and future needs—quietly, intelligently, and
beautifully.
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Jennifer Choo is Regional Managing Editor of Tatler Homes, covering architecture, interior design, and art across Asia. Based in Malaysia, she oversees regional content on luxury residential design and contemporary art collections. Legally trained but choosing to pursue her passion for design, she previously led notable design publications and worked as an interior stylist and art consultant for property developers, design firms, and private clients.
