Developer-grade curtain fabric for high-rise projects across Malaysia. Single dye-lot consistency, 118-inch widths, and bulk pricing structured for 100-unit jobs and above.
Fitting out a condominium is not the same as furnishing a single home. Not even close. When your project has 247 units spread across 38 floors and every living room window faces the same highway, the curtain fabric you pick has to work as a building material — not just a decoration.
That is exactly what we handle at Artwork Fabrics. We are a curtain fabric pembekal based along Jalan Klang Lama in Taman Desaria, PJ, and we have been supplying condominium curtain fabric to Malaysian developers since before the Mont Kiara boom.
Most suppliers won't tell you this, but the biggest headache in condo fabric supply is not pricing. It is colour drift between batches. You order 1,200 metres of a beige sheer for Tower A in March, then reorder the same code for Tower B in June — and the two batches look like different fabrics under the same afternoon sun. That is a facade disaster.
We solve this by reserving full dye lots at the mill before your project timeline even starts. One production run. One colour. Every unit matches.
JMBs and strata management bodies across KL are getting stricter about facade appearance. A condo in Bangsar South recently issued fines for residents who installed dark-coloured curtains visible from the exterior. The by-laws were buried in the SPA appendix and most buyers never read them.
Double-sided fabrics fix this problem before it starts. We carry 47 double-sided options where the street-facing layer is a controlled neutral — off-white, ivory, or pale grey — while the interior side can be any colour the homeowner wants. The developer specifies the exterior standard, the homeowner still gets choice, and nobody argues at the AGM.
And the cost difference? Roughly RM2–4 per metre more than single-sided equivalents at developer volume. For a 200-unit project, that is a tiny premium to avoid years of enforcement complaints.
Two categories dominate condo projects here:
Skip anything below 200gsm if they want real blackout performance. Some suppliers will call a 160gsm fabric "blackout" — it is not. Hold it up to a window and you will see light bleeding through within seconds.
Full production runs reserved from a single dye lot. No colour variance between Unit 1 and Unit 247. Lab-dip approval samples provided before we cut a single metre.
Ready stock ships from our Jalan Klang Lama warehouse within 3–5 working days to anywhere in Peninsular Malaysia. Sabah and Sarawak via freight forwarder, typically 8–12 days.
Pricing drops at 100, 300, and 500-unit thresholds. No cutting charges on rolls above 50 metres. Project quotations valid for 90 days to align with your tender timelines.
Physical sample books delivered to your ID consultant or site office at no charge. Each swatch includes full specs — GSM, width, composition, wash instructions, colour fastness grade.
Confirmed timelines from order to delivery, synced to your VP handover schedule. We buffer extra stock for defect replacements — typically 3–5% overage on each dye lot.
Street-facing side in controlled neutrals, interior in your residents' chosen palette. Satisfies facade by-laws without restricting homeowner choice. Walk in to view the full range.
Standard fabric rolls from the Jalan Ipoh fabric district come in 54-inch width. Fine for a landed house. Terrible for a condo.
Most Malaysian condominiums have ceiling heights between 2.8m and 3.2m. A 54-inch roll forces your tukang jahit to sew horizontal seams — visible lines running across the curtain that catch light and look cheap. For high-rise projects, you need 110-inch (280cm) or 118-inch (300cm) widths that run floor to ceiling without any seam.
We stock 83% of our condo-grade range in 300cm width specifically because of this. The extra material cost is minimal compared to the labour savings and the cleaner finish.
Linen curtain fabric and linen-look polyester are by far the most requested for condo living rooms right now. The texture reads as premium without the maintenance headaches of pure linen — no shrinkage after washing, no wrinkling from humidity.
For bedrooms, developers overwhelmingly specify blackout. But here is where it gets interesting: the trend has shifted away from plain blackout in dark colours. What sells now are textured blackout fabrics in mid-tones — taupe, dusty rose, sage green — with a linen-look face. They perform like blackout, look like a decorative curtain.
Velvet curtain fabric appears in maybe 1 out of every 15 condo projects we supply. It skews towards luxury developments — the kind of project in KLCC or Damansara Heights where unit prices start above RM1.5 million. Beautiful material, but the weight demands heavier tracks and the pile needs periodic brushing. Not practical for mass-market condos.
We get asked this constantly, so here is the straightforward answer.
A typical condo unit needs roughly 14–18 metres of fabric for a standard 3-bedroom layout (living room + 3 bedrooms, day and night curtains). Multiply that by your unit count.
For a 200-unit project, you are looking at approximately 3,200 metres total. At that volume, pricing for our mid-range polyester sheer sits around RM9 per metre. Our standard blackout runs RM15 per metre. Blended across a typical day+night combination, the fabric cost averages RM11–13 per metre.
That works out to roughly RM154–234 per unit in fabric cost alone. The track, sewing, and installation are separate — we can refer you to contractors who handle high-rise curtain installation if you need them.
Quotes are valid for 90 days. But be warned: stock runs low before Raya and container delays from China ports during CNY can push lead times by 2–3 weeks. If your handover falls in Q1, confirm your order by October the previous year.
West-facing condo units in KL get hammered by afternoon sun. A fabric with poor colour fastness will fade within 18 months — and in a condo where every window is visible from the outside, faded curtains on floors 12 and 14 while floor 13 looks fine creates an ugly patchwork effect on your building facade.
Every fabric in our condo developer range is tested to a minimum colour fastness of Grade 4 on the ISO 105-B02 scale (xenon arc method). Grade 4 means minimal fading after 80+ hours of accelerated light exposure. Some of our premium hotel-grade fabrics hit Grade 5, which is near-zero fading.
Ask any pembekal for their test certificates. If they cannot produce them, walk away.
Here is how a typical developer project flows with us:
The whole process from first meeting to first delivery typically takes 6–8 weeks for ready-stock fabrics, or 10–14 weeks for custom dye-lot orders.
And one more thing. We keep 3–5% buffer stock from every developer dye lot for at least 12 months after the last delivery. That covers the inevitable damage during renovation, defective pieces discovered during installation, or the few units where the owner wants replacements during defect liability period. Most kedai kain suppliers do not do this. We do, because we have been burned by the alternative.
Our developer packages start from 100 units. For projects of 200 units and above, we offer additional tiered pricing and priority dye-lot reservation. Minimum order per fabric design is 50 metres to ensure colour consistency across all units.
Yes. We reserve full dye lots from a single production run for developer projects. Each batch is tested for colour fastness (Grade 4–5 on the grey scale) and we provide lab-dip approval samples before bulk production proceeds. Fabric from the same dye lot ensures uniform appearance across every unit and every floor.
We carry over 45 double-sided fabric options where the street-facing side is a consistent neutral tone (off-white, ivory, or light grey) while residents choose from various colours on the interior side. This satisfies JMB and developer facade requirements without limiting homeowner preferences.
We stock widths of 110 inches (280cm) and 118 inches (300cm) for most condo fabrics. These extra-wide rolls allow floor-to-ceiling installation without horizontal seams — critical for units with 2.8m to 3.2m ceiling heights commonly found in Malaysian condominiums.
For ready-stock fabrics, we can deliver within 5–7 working days. Custom dye-lot orders for 200+ units typically take 4–6 weeks from confirmation. During peak season (before CNY and Raya), add an extra 1–2 weeks. We recommend confirming orders at least 8 weeks before your handover schedule.
We are primarily a fabric pembekal (supplier), not an installer. However, we work with a network of trusted tukang jahit and curtain contractors experienced in high-rise projects. We can refer you to vetted installers and coordinate measurement schedules for multi-floor projects.
Send us your unit count and floor plan — we will prepare a fabric recommendation with tiered pricing within 2 working days.