This article first appeared in City & Country, The Edge Malaysia Weekly on July 28, 2025 - August 3, 2025

TSLAW Tower is a busy place during lunch hour on weekdays. When we arrived, there was a trail of hungry office workers outside the popular Thong Kee Plus restaurant on the second floor.

That’s not all the building has to offer. It is also home to wellness and spa centre Hanami Reserve, Hong Kong-style steamboat outlet FU Pot, Japanese barbeque Shinya Yakiniku, dessert café Dona Bakehouse Kuala Lumpur, Thai restaurant Chim by Chef Noom and Japanese fine dining restaurant Kaze Omakase. Yet despite the array of popular eateries and high footfall, the building feels calm and orderly.

The calm is not by accident as the building was designed to ensure the seamless segregation of users, whether they are there to work, dine or visit, allowing each group to enjoy the space without overlap or congestion.

“We had that segregation [of visitors and tenants] in mind during the project’s planning stage because security is top priority. We are also aiming for MNC (multinational company) tenants, banking on the strategic location of this building,” says TSLAW Land Holdings Sdn Bhd executive director Law Wai Cheong.

To achieve that, TSLAW Tower has separate passenger lifts and lobbies for tenants and visitors. Tenants can access their floors as well as all F&B and service levels via the dedicated lift lobby, which is equipped with five passenger lifts. These lifts are buttonless and operated entirely by access card to provide convenience and ensure security. Entry into the tenant lift lobby itself is similarly restricted, accessible only with an authorised access card.

There are two separate passenger lifts that are open to the public connect to all F&B and service floors, as well as the building’s multi-level car park.

“With this set-up, we have effectively segregated foot traffic to ensure a secure environment for both tenants and visitors. It also helps us manage peak-hour flow, [where] visitors won’t affect lift waiting times for our office tenants,” group general manager Adrian Kwa explains.

TSLAW Tower is a modern Grade A office building completed in 2021. It features 48 floors of office and commercial space, including F&B outlets and service-oriented businesses. The building has a contemporary architectural design with column-free layouts for flexibility, and smart and green features that help its tenants run their businesses smoothly and efficiently.

Some of the sustainable design elements to reduce energy consumption include fibre optic infrastructure, a smart water system for recycling and rainwater harvesting. There is also an integrated building management system (BMS) for climate control.

The transit-oriented office tower is a stone’s throw from the Tun Razak Exchange MRT station. It takes less than a hundred steps to reach one of the exits of the underground station, which is the key reason for having only slightly more than 300 car park bays in the building. “In fact, during workdays, our staff would prefer to take the MRT as the station is literally across the street. [It is why] we do have ample car park bays for visitors and tenants. We also built a covered pedestrian walkway that is connected to the station’s entrance to further enhance walkability.”

As at June, the building had a 92% occupancy rate. Its key anchor tenants include energy technologies and services provider TechnipFMC (formerly known as Technip Marine), Japan-based conglomerate Sumitomo, French-based wines and spirits company Moët Hennessy, business consulting company Novel Leap and law firm Luther Corp. The building is also the headquarters of TSLAW Group, which occupies about 50,000 sq ft — or about 16% — of the total 300,000 sq ft of net lettable area (NLA).

“Most of our tenants have signed a 3+3 year-long lease with us, given our very competitive rental rates in this area. Our service charge is also fairly reasonable, maintained at around an average of RM6.50 psf since the first day. The building has a very comfortable cash positioning for monthly maintenance so we have not had to adjust the maintenance fee since the completion of the building,” explains Law.

The rent and service charge collection rates at TSLAW Tower have remained consistently above 80%. To improve on this, the management team has adopted a multi-pronged approach focused on both communication and support.

“We maintain proactive engagement with tenants on billing cycles, send timely reminders and offer flexible payment arrangements when necessary. These flexible options are particularly helpful for tenants facing temporary financial challenges, enabling business continuity while safeguarding the building’s overall cash flow. Our focus is on building long-term relationships and trust as we have really good profile tenants. We want tenants to feel supported but, at the same time, we continue to reinforce the importance of timely financial compliance,” Law shares.

In recognition of the effort and achievement of the property owner and manager, TSLAW Tower was awarded Bronze in the Below 10 Years — Non-strata Office category in The Edge Malaysia Best Managed & Sustainable Property Awards 2025.

The efficient building management at TSLAW Tower can be credited to thoughtful project planning from the outset. The group incorporated future-proof design elements and technologies aimed at minimising long-term maintenance costs while unlocking opportunities for revenue generation.

For example, the tower features a 360-degree integrated façade lighting design that not only enhances the building’s visibility at night but also serves as a source of advertising revenue. The lighting system is designed to illuminate key architectural elements, including the façade, roofline, glass entrance, driveway and surrounding landscape, ensuring a cohesive visual presentation.

Static lighting highlights structural details, while programmable dynamic lights allow for colour adjustments to mark seasonal events or corporate occasions. Internally, the lighting scheme has been calibrated to balance ambient brightness with accent illumination, contributing to a refined and professional indoor environment.

“The building façade lighting features double-protection LED rectangular lights mounted on the curtain wall system, meeting Protect Grade IP68 and fireproof Grade V-0 standards. These lights can self-extinguish after deviation from fire and can be controlled offline or online for real-time display of images, text, videos and other signals,” Kwa notes.

He adds that while the investment for the façade lighting system is not small, it requires minimal maintenance and is more than just for aesthetic purposes, bringing value to the building and tenants.

“The façade lighting typically operates from 7pm to midnight but the monthly electricity costs to run it is minimal because we picked the right technology and invested in the quality upfront for long-term energy saving and maintenance. It is also easy to maintain as the lighting [was] mounted on the curtain wall from the building design stage, so it would not affect the façade cleaning or block natural sunlight at all,” Kwa explains.

The striking 360-degree façade lighting makes TSLAW Tower one of the most eye-catching buildings at night. Although not originally intended for this purpose, the lighting has attracted interest from brands seeking advertising space. “It has been consistently generating income that is self-sustaining for us.”

Some of the upgrading projects in the pipeline are a licence plate recognition (LPR) system and the launch of a dedicated community app.

“At TSLAW Tower, we actively leverage technology to create a smarter, more efficient and cost-effective building environment. One of our key initiatives is the development of a dedicated community app, which is targeted for launch by year-end. We are digitising rental billings and payments for tenants’ easy access to their accounts and payment history, enabling real-time tracking of billing status so we can reduce reliance on manual follow-ups. It also allows tenants to submit maintenance requests or report defects directly, speeding up response times and improving service quality,” says Law.

He adds that this transition away from manual processes helps to reduce administrative workload, minimise errors and enhance operational transparency, ultimately leading to lower operating costs and a better tenant experience.

In addition, the company is also looking to implement an integrated BMS, which plays a critical role in the cost management strategy.

“Through BMS, we can monitor real-time energy usage, especially electricity consumption, which is typically the largest monthly expense in high-rise buildings. We are also able to identify and address inefficiencies quickly, avoiding wastage and optimising system performance,” he shares.

Law emphasises that a major challenge in managing the building is ensuring efficient centralised control and clear responsibility across leasing, maintenance, upgrades and community management, all of which are essential for maintaining consistent service quality.

“It is key to finding the balance between cost efficiency and tenant expectations, especially when we are managing diverse tenant profiles, from corporate to F&B. We overcome this by maintaining a clear asset strategy and continuous stakeholder engagement, and continuously benchmarking against top-performing properties. Together, these technologies help us run the building more efficiently, support our sustainability goals and make things easier for both tenants and management,” says Law.

Looking ahead, TSLAW Land is committed to constantly improving the tower.

“Our goal is for TSLAW Tower to set the standard in redefining Kuala Lumpur’s office space skyline. It’s built to attract progressive businesses and stay ahead in a dynamic, fast-evolving market. This award is a meaningful recognition of our team’s commitment — from innovation and service excellence to the way we support our tenants. It drives us to keep pushing boundaries and delivering exceptional value,” says Law.

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