Reviews • 10 min read
Cappella Embassy is the former D'Rapport Residences on Jalan Nipah, off Jalan Ampang (the land sits in Ampang Jaya, Selangor; the postal address uses 55000 Kuala Lumpur), now being refurbished and relaunched by TS Law Developments. The five 38-storey towers were completed in 2022 and hold 1,099 homes from 1,109 to 10,635 sq ft. The price is on request. This review sets out the checked facts, what is nearby, each layout and my view on who it suits.
Read Complete Guide →
Guides • 14 min read
18 new launch listings sit within about 2 km of Suria KLCC in a straight line, led by CloutHaus Residences at about 260 m. This guide sorts them by distance to Suria KLCC, compares price, size, tenure and completion, and says who each one suits. Data checked on 17 October 2026.
Read Complete Guide →
Guides • 10 min read
11 new launch listings sit within about 2 km of Merdeka 118 in a straight line, from MABA Suitez at about 190 m to the Pavilion Square towers at about 1.8 km. This guide sorts them by distance to the tower, compares price, size, tenure and completion, and says who each one suits. Data checked on 17 October 2026.
Read Complete Guide →
Guides • 12 min read
14 new launch listings sit within about 2 km of The Exchange 106 at TRX in a straight line, led by Golden Crown Residence and Core Residence @ TRX at about 230 m and 250 m. This guide sorts them by distance, compares price, size, tenure and completion, and says who each one suits. Data checked on 17 October 2026.
Read Complete Guide →
Reviews • 6 min read
Aetas Seputeh is a freehold Avaland condominium of 126 homes in two towers, every unit a 4-bedroom of 3,500 to 4,000 sq ft, from RM 3,000,000, with completion expected in 2028. This review covers the checked facts, what is nearby, the monthly holding cost and who it suits.
Read Complete Guide →
Reviews • 8 min read
Aetas Taman Desa is a low-density freehold development of 217 large homes by Avaland in Taman Desa, Kuala Lumpur, with only four homes per floor, every one a corner unit, from 2,400 to 7,385 sq ft. Prices are not yet published. This review sets out the checked facts, what is nearby, each layout and my view on who it suits.
Read Complete Guide →
Reviews • 13 min read
Aethera Residences is a 52-storey freehold tower of 786 homes by UOA Group on Jalan Tun Abdul Razak 1/1 in central Johor Bahru, with ten layouts from 650 to 2,547 sq ft, priced from RM 996,200 to RM 4,288,000, and completion expected in 2029. This review sets out the checked facts, what is nearby, each layout, the monthly fee, how it compares with other towers near the Causeway and who it suits.
Read Complete Guide →
Reviews • 12 min read
Amberwood Resort Residences is a two-tower, 26-storey development by Affluent Crafts Sdn Bhd on Jalan Suria Muafakat Utama, Larkin, Johor Bahru, with 824 homes of 560 to 872 sq ft on 3.49 acres, priced from RM 390,000 to RM 696,000 and expected to complete in 2029. This review covers the checked facts, the three layouts, the resort-style facility list, holding costs, how it compares with other Johor Bahru launches and who it suits.
Read Complete Guide →
Reviews • 7 min read
Amika Residence is a two-tower freehold serviced apartment project by Avaland in Taipan, USJ, with 468 homes of 883 to 1,227 sq ft from RM 697,800. This review covers the checked facts, what is nearby, the monthly holding cost, how it compares with nearby launches, and who it suits.
Read Complete Guide →
Reviews • 12 min read
Arden Serviced Residence is a single freehold tower of 618 homes at One Bukit Senyum on Jalan Lingkaran Dalam, Johor Bahru, with three layouts from 797 to 1,700 sq ft, priced from RM 1,078,000. This review sets out the checked project facts, what is nearby, each layout, how its price per square foot sits against other central Johor Bahru launches, and who it suits.
Read Complete Guide →
Reviews • 8 min read
Avalon Cybersouth is a gated and guarded precinct of 343 Balinese-inspired 2-storey link homes beside Cybersouth Lake in Dengkil, Selangor, by a subsidiary of Avaland. Every home has 4 bedrooms and 4 bathrooms, from 2,004 to 2,454 sq ft, priced from RM 1,004,750. This review sets out the checked facts, what is nearby, each layout, the monthly fee and my view on who it suits.
Read Complete Guide →
Reviews • 13 min read
Avéa is a 51-storey, 1,080-home freehold development by Persada Mentari, a subsidiary of Eastern & Oriental Berhad, at Gurney Green on Andaman Island, Penang. Units run from 678 to 1,076 sq ft, 1+1 study to 3 bedrooms, fully furnished, from RM 751,300, with completion estimated in May 2030. This review sets out the checked facts, the five layouts, what the commercial title means, how it compares with Maris and The Lume next door, and who it suits.
Read Complete Guide →
Reviews • 15 min read
Causewayz Square is an EXSIM development on a 7.75-acre freehold site in Johor Bahru City Centre, sold as three residential blocks: Axis (studios and dual-key units), Brixton and Dover (one to three bedrooms). This review compares the three side by side, sets out what is within walking distance, the layouts, the monthly fee and how the pricing sits against other JB launches nearby.
Read Complete Guide →
Guides • 7 min read
The CCC, certificate of completion and compliance, certifies that a building has been completed according to its approved plans and is safe and fit for occupation. Since 2007 it has been issued by the project's principal submitting person, a registered architect, engineer or building draughtsman, after stage-by-stage certifications and clearances from technical agencies, rather than by the local council as with the old certificate of fitness. Under the standard Schedule H agreement, vacant possession must be supported by a CCC, and a partial CCC does not count. This guide explains the CCC in plain words, with a worked example and a checklist.
Read Complete Guide →
Reviews • 12 min read
Celestz @ Kebun Teh is a single 44-storey tower of 735 homes on Jalan Kebun Teh, Johor Bahru, by EXSIM, with three layout groups from 581 to 915 sq ft and prices from RM 543,800 (from about RM 936 psf gross). This review sets out the checked facts, what is nearby, each layout, the monthly fee, how it compares with The Asteriaz next door and who it suits.
Read Complete Guide →
Market Outlook • 2 min read
What changed for Core Residence @ TRX in our project data this month: the building's completion dates, a new starting price of RM 1,500,000 and a wider size range of 622 to 1,572 sq ft.
Read Complete Guide →
Reviews • 10 min read
D'Tessera Residences is a 49-storey EXSIM Group tower of 671 homes in Central Park Damansara, Damansara Perdana, under construction with completion expected in 2027, with 3+1 and 4+1 layouts from 1,100 to 1,331 sq ft, elderly-friendly options and 2 to 3 car parks per unit, priced RM 793,200 to RM 1,098,600. This review covers the checked facts, what is nearby, each layout, the monthly fee and how it compares with neighbouring projects.
Read Complete Guide →
Guides • 5 min read
The defect liability period, or DLP, is the time after handover during which the developer must repair defects at its own cost. Under the statutory sale and purchase agreements for new homes, Schedule G and Schedule H, it runs for 24 months from vacant possession. This guide explains what counts as a defect, the 30-day repair rule, what you can do if the developer does not act, the Tribunal for Homebuyer Claims, and a practical inspection checklist.
Read Complete Guide →
Guides • 5 min read
The downpayment is the part of the price you pay yourself, which is the price minus the bank loan. With a 90% loan it is 10%; on a third housing loan, where Bank Negara Malaysia caps the margin at 70%, it is at least 30%. This guide explains how the booking fee fits in, when the money is due for new and subsale homes, and the other cash you need beside it, with a generic RM 500,000 example.
Read Complete Guide →
Reviews • 7 min read
Dwi Aurora is an Asiapac development of 439 homes in four blocks of 42 to 43 storeys in PJS, Petaling Jaya, with built-ups from 900 to 1,284 sq ft and 2 to 3 bedrooms, priced RM 631K to RM 979K. This review covers the checked facts, what is within reach, the monthly fee and how it compares with nearby launches.
Read Complete Guide →
Reviews • 13 min read
GEN RISE is a 47-storey freehold tower of 732 homes on Jalan Tenteram in central Johor Bahru, about 490 m in a straight line from JB Sentral and about 900 m from the Bukit Chagar RTS Link station, priced from RM 563,000. This review sets out the checked facts, the unusually wide spread of layouts from 497 to 1,930 sq ft, the car park rules, how it compares with the other launches around JB Sentral, and who it suits.
Read Complete Guide →
Reviews • 9 min read
Gen Sphere is a single 50-storey freehold serviced apartment tower of 996 units in Johor Bahru city centre by Majestic Gen, about 430 m in a straight line from JB Sentral, with 1- to 3-bedroom layouts of 459 to 755 sq ft, dual-key designs and a duplex, from RM 609,000. This review covers the checked facts, what is nearby, each layout, facilities and who it suits.
Read Complete Guide →
Market Outlook • 2 min read
Gen Starz Residences on Old Klang Road has moved past the piling stage in our project data. It is now listed as under construction, 48 months from the SPA, with a target completion of September 2028.
Read Complete Guide →
Reviews • 13 min read
Grand Medini is a completed development of 672 homes in three towers on Jalan Medini Utara 8, Medini, Iskandar Puteri, finished in 2018, with studios, 1, 2 and 3-bedroom units and a dual-key layout from 474 to 1,119 sq ft, priced from RM 392,000. This review sets out the checked facts, what is nearby, each layout, the monthly holding cost and who it suits.
Read Complete Guide →
Guides • 10 min read
A side-by-side look at the Johor Bahru projects we cover, grouped by the kind of buyer each one may suit. It lists price ranges as quoted, tenure, completion year, sizes and straight-line distance to Bukit Chagar, the JB station of the RTS Link. It also flags which projects list units at or above RM 1,000,000, the national guideline floor for foreign buyers, so Singaporeans know where to check Johor's current figure.
Read Complete Guide →
Reviews • 11 min read
Keeperz Suites is Exsim's freehold short-stay building in Gelugor, Penang, next to The Lighthauz, with 493 studio and dual-key suites of 484 and 581 sq ft from RM 820,100. This review covers the checked facts, the two layouts, the car park count, the fee, how it compares with other Penang launches, and who should and should not buy it.
Read Complete Guide →
Guides • 10 min read
A bank valuation is the bank's own view of what a property is worth. When it comes in below the price you agreed, most banks work out the loan on the lower figure, so the gap comes out of your pocket. This guide explains why valuations come in low, shows a generic example on a RM 1,000,000 home, and walks through the options, with notes for foreign buyers in Kuala Lumpur.
Read Complete Guide →
Guides • 11 min read
You can complete most of a Kuala Lumpur purchase without being in Malaysia. Documents can be signed abroad in front of a notary public or a Malaysian consular officer, originals sent by courier, and a power of attorney can let someone act for you if it is properly authenticated and registered with the High Court. This guide explains each step, what still needs you personally, and how to collect keys through a trusted person.
Read Complete Guide →
Guides • 9 min read
When you buy a home in Kuala Lumpur from overseas, your lawyer becomes your eyes and hands on the ground. This guide explains the choice between the developer's panel lawyer and your own, how to check a lawyer is real, what fees look like under the Solicitors' Remuneration Order 2023, how to work across time zones, how remote signing works, and the red flags that should stop you, starting with any request to pay into a personal account.
Read Complete Guide →
Guides • 9 min read
A non-citizen can only acquire land in Malaysia with the approval of the State Authority, under section 433B of the National Land Code. In Kuala Lumpur, that means consent from the Federal Territory land authority. This guide explains who decides, what your lawyer typically prepares, why no official processing time is published, how the RM 1 million national floor fits in, and how to protect yourself while you wait.
Read Complete Guide →
Guides • 11 min read
Bank Negara Malaysia's foreign exchange policy lets non-residents invest in property in Malaysia and remit sale proceeds out, provided the money leaves in foreign currency. A non-resident can also borrow in ringgit to buy property, except land only, and needs an external account to receive ringgit. This guide explains how money moves in, how it moves out after a sale, where RPGT fits, and why keeping records matters.
Read Complete Guide →
Guides • 11 min read
Buying a home in Kuala Lumpur as a foreigner follows a fixed order. You book, sign the sale and purchase agreement, your lawyer applies for consent from the land authority, the bank finalises your loan, you pay in stages or in one go, you collect the keys and, finally, the title moves into your name. This guide walks through each step for both new launches and subsales, and shows who does what at each stage.
Read Complete Guide →
Guides • 5 min read
Lawyers' fees for buying property in Peninsular Malaysia follow the Solicitors' Remuneration Order 2023, in force since 15 July 2023. The scale is 1.25% on the first RM 500,000 (minimum RM 500) and 1% on the next RM 7 million, charged once on the price for the SPA and once on the loan amount for the loan agreement. This guide explains the scale, how developer purchases differ, what service tax and disbursements add, and worked examples on generic prices.
Read Complete Guide →
Reviews • 11 min read
The Lighthauz is a single 57-storey freehold tower by Exsim in Gelugor, Penang, with 671 homes of 732 and 1,001 sq ft, two car parks per unit, from RM 864,500. This review covers the checked facts, what is close by, the two size groups, holding costs, how it prices against other Penang launches, and who it suits.
Read Complete Guide →
Reviews • 12 min read
Lightwater Residences is a 34-storey freehold building by IJM Perennial Development in The Light City, Gelugor, with 262 homes of 1,152 to 3,186 sq ft, five per floor, each with a private lift lobby and balcony, from RM 2,055,000. This review covers the checked facts, the twelve layouts, car parks, holding costs, how it compares with other Penang launches, and who it suits.
Read Complete Guide →
Guides • 5 min read
The loan agreement is the contract between you and the bank for your housing loan. It is separate from the sale and purchase agreement, it is stamped at 0.5% of your loan, and it carries its own legal fee under the Solicitors' Remuneration Order 2023. This guide explains how it differs from the letter of offer, what documents come with it, what it costs on a generic RM 450,000 loan, and which clauses to read before you sign.
Read Complete Guide →
Reviews • 8 min read
Loop City @ Puchong is a Glomac serviced apartment project of 980 units in two towers off Jalan Metro 1/11, Puchong, with a 450 sq ft one-bedroom and a 750 sq ft two-bedroom layout, priced RM 365,610 to RM 612,317 (gross). This review covers the checked facts, what is nearby, the two layouts, the monthly fee and how it sits against nearby launches.
Read Complete Guide →
Market Outlook • 2 min read
Our project data for Lucentia Residences at Bukit Bintang City Centre now shows completion in 2022, not 2021, with separate handover dates for its two towers. Here is what changed.
Read Complete Guide →
Reviews • 12 min read
Lumina Residence is a freehold, residential-title development of two 44-storey towers and 596 homes on Pykett Avenue in George Town, Penang, by VST in a joint venture with BSG. Every unit has three bedrooms, from 1,206 to 1,518 sq ft, priced from RM 1,176,450, with completion expected in 2027. This review covers the checked facts, the six layouts, what is within walking distance, how it compares with the Andaman Island launches, and who it suits.
Read Complete Guide →
Market Outlook • 2 min read
Our project data for Lunar Seputeh on Jalan Klang Lama now gives an expected completion of Q2 2030, replacing the earlier 36-to-54-month estimate at piling stage. Here is what changed and how to plan around it.
Read Complete Guide →
Reviews • 13 min read
M Grand Minori is a Mah Sing Group project of 1,733 freehold homes in two 59-storey towers at the junction of Jalan Sri Pelangi and Jalan Kuning in Taman Pelangi, Johor Bahru, with units from a 403 sq ft studio to an 835 sq ft three-bedroom, priced from RM 437,000. This review covers the checked facts, what is nearby, each layout and its monthly fee, how it compares with other Johor Bahru launches, and who it suits.
Read Complete Guide →
Reviews • 13 min read
M Minori is a Mah Sing project of 1,526 freehold homes in three towers of 25 and 26 storeys on a 6.9-acre site off Jalan Dato' Onn in Kempas, Johor Bahru, with eight layouts from 570 to 880 sq ft and completion expected in Q4 2027. This review sets out the checked facts, what is nearby, each layout, how it differs from its sister M Grand Minori, and who it suits.
Read Complete Guide →
Reviews • 16 min read
MABA Suitez is a two-tower development of 914 compact suites on Jalan Hang Jebat in the KL city centre, with studio, 1+1 and dual-key layouts from 323 to 657 sq ft, priced from RM 699,000. This review sets out the checked project facts, what is nearby, each layout, the monthly holding cost and my view on who it suits.
Read Complete Guide →
Guides • 19 min read
In a Malaysian condominium or landed strata scheme you pay two sums every month: the maintenance charge, for the daily running of the common property, and the sinking fund, at least 10% of that charge, saved for repainting, lifts and other big works. This guide sets out what the Strata Management Act 2013 and its 2015 regulations say about how the charge is split by share units, who sets and raises it at each stage, what happens if you do not pay, how to challenge it, and how I compare buildings before a client buys.
Read Complete Guide →
Financing • 7 min read
The margin of finance, also called the loan-to-value ratio or LTV, is the share of a property's value that the bank lends you. Bank Negara Malaysia caps the margin at 70% for an individual's third and later housing loans; for the first and second homes, each bank sets its own margin, often up to 90%. The bank usually works it out on the price or the valuation, whichever is lower, and the maximum loan tenure for a property purchase is 35 years. This guide explains the margin in plain words, with worked examples on a RM 500,000 home.
Read Complete Guide →
Reviews • 12 min read
Maris is a 49-storey tower of 516 freehold homes at No 1 Persiaran Marina on Andaman Island, Penang, by Persada Mentari of the E&O Group. Layouts run from 979 to 1,356 sq ft with 2 or 3 bedrooms, from RM 904,000, with completion expected in 2029. This review covers the checked facts, the five layouts, the furnishing and green features, how it stacks up against Avéa and The Lume on the same island, and who it suits.
Read Complete Guide →
Guides • 7 min read
The MOT, or memorandum of transfer, is the document that moves the legal title of a property from the seller to you at the land office. It is the document that carries the main stamp duty on a purchase: tiered at 1%, 2%, 3% and 4% for Malaysian citizens and permanent residents, and a flat 8% on residential property for foreign buyers from 1 January 2026. This guide explains what the MOT does, when it is signed for subsale and new homes, a worked example on a RM 500,000 home, and what to check.
Read Complete Guide →
Reviews • 9 min read
Mosaic is a freehold serviced apartment development of 924 homes in USJ 1, Subang Jaya, by SCP, with seven layouts from a 557 sq ft 1-bedroom to a 1,509 sq ft 3-bedroom, priced from RM 577,000 to about RM 1.2 million and expected to be completed in 2029. This review covers the checked facts, what is nearby, each layout, the monthly fee and who it suits.
Read Complete Guide →
Financing • 9 min read
MRTA (mortgage reducing term assurance) and MLTA (mortgage level term assurance) both pay off your home loan if you die or become totally and permanently disabled, but they work differently. MRTA cover falls as your loan balance falls and is usually paid once, often added to the loan. MLTA cover stays level, is paid monthly or yearly, and can be worth more than the loan. This guide explains the difference, what happens when you sell or refinance, a worked example on a RM 500,000 home, and what to check in the policy.
Read Complete Guide →
Reviews • 13 min read
Noordinz Suites @ George Town is a 29-storey, 603-unit freehold development on Gat Lebuh Noordin in central George Town, Penang, by Exsim Noordinz Sdn Bhd. It offers only two layouts, a 377 sq ft studio and a 603 sq ft dual-key 1+1, from RM 682,870, with completion expected in Q3 2027. This review covers the checked facts, both layouts, what is within walking distance, the car park question, the holding cost and who it suits.
Read Complete Guide →
Reviews • 7 min read
One Seputeh is a freehold serviced apartment project on Jalan Syed Putra, Seputeh, with 383 homes including 5 penthouses, from 657 to 1,611 sq ft and from RM 595,000. This review covers the checked facts, what is nearby, the monthly holding cost, how it compares with nearby launches, and who it suits.
Read Complete Guide →
Guides • 5 min read
The OPR, or Overnight Policy Rate, is the benchmark interest rate set by Bank Negara Malaysia's Monetary Policy Committee. It does not set your home loan rate directly, but floating home loans are priced off a reference rate that follows it. This guide explains who decides the OPR, how a change travels to your monthly instalment, what it does not affect, and a worked example on a RM 450,000 loan.
Read Complete Guide →
Reviews • 7 min read
Papyrus is a freehold condominium of 454 homes in two 38-storey towers in North Kiara, by Kerjaya Prospek, with 3- to 5-bedroom homes from 1,141 to 2,304 sq ft, from RM 1,000,000 and completion expected in 2027. This review covers the checked facts, what is nearby, the monthly holding cost and who it suits.
Read Complete Guide →
Reviews • 14 min read
Princess Cove Phase 2 is the completed part of R&F's freehold waterfront township on Jalan Tanjung Puteri, Johor Bahru, next to the Causeway: 3,724 homes in 50-storey towers on 8.9 acres, from studios of 468 sq ft to four-bedroom units of 1,471 sq ft, priced from RM 690,000. This review looks at what buying into a finished building here really means, the layouts, the costs of holding a unit, how it compares with the new launches around it, and who it suits.
Read Complete Guide →
Reviews • 13 min read
Princess Cove Phase 3, marketed as New Casa Suites, is the under-construction stage of R&F's freehold waterfront township in Tanjung Puteri, Johor Bahru. It has 4,385 homes in five blocks of 30 to 56 storeys on 11.44 acres, from 313 sq ft studios to penthouses of 3,979 sq ft, priced from RM 430,000 with completion expected in 2029. This review covers the facts, the wide spread of layouts, the car park rules that catch buyers out, holding costs, nearby launches and who each part of the building suits.
Read Complete Guide →
Guides • 5 min read
When you buy a home that is still being built, you do not pay the full price at once. Under the statutory sale and purchase agreements, Schedule G for landed homes and Schedule H for strata homes, the developer bills in stages as work is certified, and the bank releases the loan stage by stage. This guide explains the stages in plain words, why your interest starts small, what the developer must show before billing, the deadlines that protect you, and a generic worked example.
Read Complete Guide →
Reviews • 7 min read
Radium Arena is a two-block freehold serviced apartment project by Radium Development Berhad off Jalan Klang Lama, with 988 homes of 658 to 920 sq ft from RM 390,000. This review covers the checked facts, what is nearby, the monthly holding cost, how it compares with nearby launches, and who it suits.
Read Complete Guide →
Guides • 5 min read
Rental yield is the yearly rent as a share of the property price. Gross yield uses rent alone; net yield subtracts the yearly costs of owning and letting the unit first. This guide explains both formulas step by step with a made-up round-number example, lists the costs that belong in the net figure, and shows the common mistakes. It gives no yield figures for any project or area.
Read Complete Guide →
Reviews • 7 min read
Riverville Residences 2 is a two-block freehold serviced apartment project by Alzac Development on Old Klang Road, with 660 three-bedroom homes of 803 to 915 sq ft from RM 430,000. This review covers the checked facts, what is nearby, the monthly holding cost, how it compares with nearby launches, and who it suits.
Read Complete Guide →
Guides • 9 min read
Singapore's Land Transport Authority said on 2 October 2026 that RTS Link passenger service is now expected to start in February 2027, subject to independent safety certification and final regulatory approvals. This guide sets out what has been officially said, what has not, and how to use the station location when you compare homes in Johor Bahru, with straight-line distances to Bukit Chagar.
Read Complete Guide →
Guides • 5 min read
Every floating home loan in Malaysia is priced as a reference rate plus a spread. Since 1 August 2022, new retail floating-rate loans use the Standardised Base Rate (SBR), which Bank Negara Malaysia links solely to the OPR. Older loans stay on each bank's Base Rate (BR) or Base Lending Rate (BLR). This guide explains the difference, what the spread is, and how to read and compare a loan offer.
Read Complete Guide →
Reviews • 8 min read
Seri Embun is a gated and guarded precinct of 360 freehold 3-storey superlink homes in the City of Elmina, Shah Alam, beside a 2,700-acre forest reserve. Every home has 5 bedrooms and 4 bathrooms, from 2,982 to 3,339 sq ft, priced from RM 1,583,000. This review sets out the checked facts, what is nearby, each layout, the monthly fee and my view on who it suits.
Read Complete Guide →
Guides • 10 min read
A Singaporean buying a home in Johor Bahru pays several costs on top of the price. The biggest is the 8% stamp duty on the transfer for non-citizens from 1 January 2026, paid by the buyer. Add legal fees under the 2023 scale, 0.5% of your loan for loan stamp duty, a State consent levy of 3% of the price or RM 30,000, whichever is higher, maintenance fees after handover, and real property gains tax when you sell. This guide works through each cost on a generic RM 1,000,000 home.
Read Complete Guide →
Guides • 11 min read
In Johor, a Singaporean is treated as a foreign buyer. That means approval from the Johor State Authority, a minimum price of RM 1,000,000 under Johor's own rules, a State consent levy, and the 8% foreign-buyer stamp duty on a home bought from 1 January 2026. This guide walks through each step from shortlist to keys, and shows what to confirm with the land office and your lawyer before you pay a booking fee.
Read Complete Guide →
Guides • 8 min read
The SPA, or sale and purchase agreement, is the contract between you and the seller. For a new home bought from a licensed developer in Peninsular Malaysia, the SPA must follow a standard form set by law, Schedule G for landed homes and Schedule H for strata homes, which fixes the payment schedule, the handover deadline, damages for late delivery and the defect liability period. This guide explains what the SPA covers, the Schedule H payment stages, a worked example on a RM 500,000 home, and what to check before you sign.
Read Complete Guide →
Market Outlook • 2 min read
SWNK Houze in Bukit Bintang City Centre is now listed as completed in our project data, with its CCC dated 23 February 2026 and vacant possession on 31 March 2026. Here is what changed and what it means.
Read Complete Guide →
Reviews • 12 min read
The Asteriaz is a 42-storey Exsim tower of 848 serviced homes on Jalan Kebun Teh in Johor Bahru, with only two sizes, a 560 sq ft 1 + 1 bedroom and a 915 sq ft 3 bedroom, priced from RM 474,900. This review covers the checked facts, what is close by, the two layouts, monthly fees, how it compares with its next-door sister Celestz and other nearby launches, and who should look at it.
Read Complete Guide →
Reviews • 13 min read
The Capehauz is a freehold, 52-storey tower of 596 homes beside the Tun Dr Lim Chong Eu Expressway in Gelugor, Penang, with only two sizes, 700 sq ft (1+1 bedrooms) and 947 sq ft (2+1 bedrooms), from RM 859,000. This review covers the checked facts, what is close by, how the two sizes differ, how it compares with the other launches on the same stretch of coast, and who it suits.
Read Complete Guide →
Reviews • 12 min read
The Lume is a 48-storey freehold tower by Eastern & Oriental (E&O) on Andaman Island, George Town, with 261 homes of 1,722 to 2,874 sq ft, six per floor, three or four car parks each, from RM 2,250,000. This review covers the checked facts, the four layouts, the furnishing package, car park details, holding costs, how it compares with other Penang launches, and who it suits.
Read Complete Guide →
Guides • 7 min read
VP, vacant possession, is the day the developer hands you the keys to an empty, completed home. Under the standard Schedule H agreement for strata homes in Peninsular Malaysia, VP must come within 36 months of the SPA, with a certificate of completion and compliance and water and electricity ready for connection; the landed-home form sets 24 months. If VP is late, the developer pays damages at 10% a year of the price. This guide explains what VP means, what starts on that day, a worked example on a RM 500,000 home and a handover checklist.
Read Complete Guide →
Reviews • 7 min read
Veridian is a Masteron serviced apartment project of 1,167 units in three 43-storey towers in PJS, Petaling Jaya, with built-ups from 947 to 1,302 sq ft and 3 to 4 bedrooms, priced RM 661K to RM 933K and expected in 2029. This review covers the checked facts, what is nearby, the monthly fee and how it lines up against nearby launches.
Read Complete Guide →
Guides • 11 min read
DSR, the debt service ratio, is your total monthly debt repayments divided by your net monthly income. Bank Negara Malaysia expects banks to judge affordability on income after statutory deductions such as tax and EPF, and to count all your debts, but it does not set one DSR limit for home loans; each bank sets its own. This guide explains what counts as a debt, how CCRIS and CTOS fit in, a worked example on a RM 500,000 home, and how to bring your DSR down before you apply.
Read Complete Guide →
Guides • 5 min read
Each review on this site can carry a data score out of 10. It is worked out from six categories that add up to 100 points, using only figures that have been checked, and the same rules for every project. A category with no figures is not scored. The score says nothing about future prices, and my own view stays separate from it.
Read Complete Guide →
Reviews • 11 min read
Accent Residences is a single 38-storey tower on Jalan Kemajuan in Section 13, Petaling Jaya, by Leisure Event Sdn Bhd of the Ayala Land group, with 231 serviced apartments of 1,165 to 1,880 sq ft, eight to a floor, each with a private lift lobby. Completion is expected in 2030 and prices are not yet published. This review sets out the checked project facts, what is nearby, each layout, and my view on who it suits.
Read Complete Guide →
Reviews • 11 min read
AKASA Cheras South is Hap Seng Land's completed three-tower development of 998 homes on Jalan Balakong, finished in 2021, with 2- to 4-bedroom layouts from 850 to 2,048 sq ft, about 150,000 sq ft of facilities and a man-made sandy beach pool. This review sets out the checked project facts, what is nearby, each layout, the monthly fee, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 8 min read
Alamanda Heights is Multiplex Land's single 36-storey tower of 440 homes in Taman Bukit Serdang, Seri Kembangan, where the main layouts are 3 + 1 bedroom units of 971 and 1,050 sq ft, from RM 565,000, expected in 2030. This review sets out the checked project facts, what is nearby, each layout, the monthly fee, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 10 min read
Alora Residences is Avaland's two-tower, 770-home pioneer phase of Avenue25 in USJ 25, Subang Jaya, about 420 m in a straight line from USJ 21 LRT station. Most homes are 3 or 4 bedrooms, from a 568 sq ft 1-bedroom up, from RM 470,800, with completion expected in 2027. This review sets out the checked project facts, what is nearby, each layout, the monthly holding cost, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 9 min read
Alstonia Hilltop Homes in Bukit Rahman Putra, Sungai Buloh, is a completed development of 214 condominiums in one 24-storey block and 31 three-storey villas on 4.11 acres. This review sets out the checked project facts, what is nearby, each layout, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 11 min read
Amara Residences is Puncakdana Group's single-tower, 412-home serviced apartment project in Ara Damansara, Petaling Jaya, directly next to Citta Mall, with 2- to 4-bedroom homes from 655 to 1,272 sq ft and completion expected in Q4 2028. This review sets out the checked project facts, what is nearby, each layout, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 14 min read
Amaya Residences is TA Global's two-tower, 1,268-home serviced apartment project in Damansara Avenue, Bandar Sri Damansara, with linkways to DA Central Mall and a link bridge to Sri Damansara Sentral MRT station, about 480 m away in a straight line. Homes run from a 539 sq ft one-bedroom to a 1,230 sq ft three-bedroom, from RM 561,000, with completion expected in Q1 2028. This review sets out the checked project facts, what is nearby, each layout, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 8 min read
Amaya Residences and Damansara Livista are two serviced apartment projects in Bandar Sri Damansara about 0.5 km apart, from RM 561,000 and RM 515,000. This comparison puts their checked facts, layouts, price per square foot and monthly cost side by side.
Read Complete Guide →
Reviews • 12 min read
Ambience Residence is Faithview Group's single 31-storey tower of 482 serviced apartments in Sungai Besi, with 2-, 3- and 4-bedroom layouts of 669 to 1,080 sq ft from RM 448,230, about 650 m in a straight line from Taman Naga Emas MRT and expected in 2027. This review sets out the checked project facts, what is nearby, each layout, what similar homes nearby sold for, and my view on who it suits.
Read Complete Guide →
Reviews • 11 min read
Anya at Shorea Park is OSK Property's two-tower, 33-storey serviced apartment project in the Shorea Park township in south Puchong, with 750 homes of 560 to 1,389 sq ft, including a dual-key layout, from RM 504,000, completed in 2025. This review sets out the checked project facts, what is nearby, each layout, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 9 min read
Anya and NARA are two neighbouring phases of the Shorea Park township in south Puchong, about 65 m apart, from RM 504,000 and RM 460,000. This comparison puts their checked facts, layouts, price per square foot and monthly cost side by side.
Read Complete Guide →
Reviews • 14 min read
Aricia Residences is a two-tower, 787-unit serviced apartment project on Jalan Sungai Besi near Chan Sow Lin, with layouts from a 550 sq ft 1+1 bedroom to 1,420 sq ft duplexes, priced from RM 461,000 and expected in 2029. This review sets out the checked project facts, what is nearby, each layout, what similar homes nearby sold for, and my view on who it suits.
Read Complete Guide →
Reviews • 9 min read
Aricia Residences and Ambience Residence are two new serviced apartment projects in the Sungai Besi area, about 4.6 km apart, from RM 461,000 and RM 448,230. This comparison puts their checked facts, layouts, price per square foot and monthly cost side by side.
Read Complete Guide →
Reviews • 12 min read
ARRA Residences is Puncakdana Group's three-tower, 1,275-home serviced apartment project in Ara Damansara, Petaling Jaya, about 440 m in a straight line from Ara Damansara LRT station, with a retail park in its base. Homes run from a 721 sq ft two-bedroom to a 1,285 sq ft four-bedroom, from RM 554,000, with completion expected in 2030. This review sets out the checked project facts, what is nearby, each layout, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 8 min read
ARRA Residences and Amara Residences are two Puncakdana Group projects about 0.2 km apart in Ara Damansara. ARRA is three towers about 440 m in a straight line from the LRT station, from RM 554,000, expected in 2030; Amara is a single tower beside Citta Mall, from RM 574,200, expected in Q4 2028.
Read Complete Guide →
Reviews • 14 min read
Arte Star is Suriamega Development's transit-oriented SOHO development beside KTM Salak Selatan in Sungai Besi, with 2,705 units in three themed editions, 2- and 3-room units of 527 to 1,185 sq ft from RM 396,000, and the first edition expected in Q4 2028. This review sets out the checked project facts, what is nearby, each unit type, what similar units nearby sold for, and my view on who it suits.
Read Complete Guide →
Reviews • 10 min read
Arte Star and Ambience Residence are two new projects in Sungai Besi about 1.7 km apart, from RM 396,000 and RM 448,230. This comparison puts their checked facts, layouts, price per square foot and monthly cost side by side.
Read Complete Guide →
Reviews • 13 min read
Arunya Residences KL North is a two-tower, 631-unit serviced residence on Pintasan Segambut, about 820 m in a straight line from Jinjang MRT, with layouts from a 743 sq ft 1 + 1 to a 1,399 sq ft 3 + 1, from RM 602,800. This review sets out the checked project facts, what is nearby, each layout, what similar homes nearby sold for, and my view on who it suits.
Read Complete Guide →
Reviews • 9 min read
Arunya Residences KL North and Stellaris @ Riana Dutamas are two serviced residences in Segambut about 2.1 km apart, from RM 602,800 and RM 519,000. This comparison puts their checked facts, layouts, price per square foot and monthly cost side by side.
Read Complete Guide →
Reviews • 9 min read
Ascott Star Residence and SO Kuala Lumpur Residences are two completed towers near the Petronas Twin Towers, about 0.5 km apart, from RM 1,655,704 and RM 1,449,000. This comparison puts their checked facts, layouts, price per square foot and monthly cost side by side.
Read Complete Guide →
Reviews • 9 min read
Aster Hill and Aurum Suites are two new Sri Petaling projects about 1.2 km apart, from RM 569,000 and RM 417,545. This comparison puts their checked facts, layouts, price per square foot and monthly cost side by side.
Read Complete Guide →
Reviews • 11 min read
Astrum Shah Alam is a three-tower, 1,252-unit serviced apartment development in Seksyen 14, Shah Alam, beside the Dato' Menteri LRT station and close to Taman Tasik Shah Alam, with units from 570 to 1,065 sq ft from RM 456,000 and completion expected in Q3 2028. This review sets out the checked project facts, what is nearby, each layout, the monthly holding cost, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 8 min read
Astrum Shah Alam and Bayu @ Mori Park are two serviced apartment developments on the LRT 3 line in Shah Alam, about 3.8 km apart. Astrum is in Seksyen 14 beside Dato' Menteri station, from RM 456,000; Bayu is in Seksyen 13, from RM 349,000, with two car parks for its family layouts.
Read Complete Guide →
Reviews • 13 min read
The Atas Residences is a three-tower condominium of 624 homes on Jalan Desa Utama in Taman Desa, with family layouts from 1,156 to 1,518 sq ft, 8 units per floor, from RM 825,000 and completion expected in Q3 2028. This review sets out the checked project facts, what is nearby, each layout, what similar homes nearby sold for, and my view on who it suits.
Read Complete Guide →
Reviews • 11 min read
Atwater Corporate Office Towers are two completed Grade A strata office towers in Paramount Property's 5.09-acre ATWATER development on Jalan Profesor Diraja Ungku Aziz, Section 13, Petaling Jaya, with office suites from 1,384 sq ft to whole floors of 30,077 sq ft, from RM 1,236,100. This review sets out the checked project facts, what is nearby, each unit size, what it costs to hold, and my view on which buyers it suits.
Read Complete Guide →
Reviews • 7 min read
Atwater Corporate Office Towers in Section 13, Petaling Jaya, and The Arden at Damansara Avenue are two strata office developments about 9.3 km apart. Atwater is completed, with suites from 1,384 sq ft to whole floors, from RM 1,236,100; The Arden has smaller suites from 495 sq ft, from RM 542,000, linked to the MRT and targeted for Q1 2028.
Read Complete Guide →
Reviews • 12 min read
Avantro Residences is Chin Hin Group Property's two-tower serviced apartment project on Jalan BK5A/2D, Bandar Kinrara, about 250 m in a straight line from Kinrara BK5 LRT station, with 842 homes from RM 664,000 and completion expected in 2028. This review sets out the checked project facts, what is nearby, each layout, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 9 min read
Avantro Residences and Trinity Rainfora are two new serviced apartment projects near Kinrara BK5 LRT station in Bandar Kinrara, about 0.2 km apart, from RM 664,000 and RM 531,000. This comparison puts their checked facts, layouts, prices and monthly cost side by side.
Read Complete Guide →
Reviews • 13 min read
Bamboo Hills Residences is UOA's three-tower, 2,517-unit development off Jalan Ipoh, with a link bridge to Kentonmen MRT station, 2- and 3-bedroom layouts from 603 to 904 sq ft, from RM 486,000, and completion expected in August 2029. This review sets out the checked project facts, what is nearby, each layout, what similar homes nearby sold for, and my view on who it suits.
Read Complete Guide →
Reviews • 9 min read
Bamboo Hills Residences off Jalan Ipoh and EkoTitiwangsa on Jalan Pahang are two new developments about 2.8 km apart, from RM 486,000 and RM 434,700. This comparison puts their checked facts, layouts, price per square foot and monthly cost side by side.
Read Complete Guide →
Reviews • 10 min read
Bayu @ Mori Park is OSK Property's two-tower, 36-storey development in Seksyen 13, Shah Alam, with 841 serviced apartments and 187 flexi suites from 549 to 958 sq ft, from RM 349,000, about 670 m in a straight line from the LRT 3 Stadium Shah Alam station. This review sets out the checked project facts, what is nearby, each layout, the monthly holding cost, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 10 min read
Bayu Timur Residences is a gated and guarded condominium by Pakar Angsana, a Berjaya Land subsidiary, with 518 units in four blocks on 8.51 acres in Seksyen 32, Shah Alam. Every unit has three bedrooms, from 1,000 to 1,280 sq ft, including dual-key layouts, from RM 528,000, with completion expected in September 2029. This review sets out the checked project facts, what is nearby, each layout, the monthly holding cost, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 9 min read
Botanica Hills is a terrace-house development in Templer, beside the Rawang Bypass, with 231 homes in its first two phases. This review sets out the checked project facts, what is nearby, each house type, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 7 min read
Botanica Hills and Jimbaran @ Gaia Gardens are two landed developments in the Templer part of Rawang, about 7.3 km apart. Botanica Hills has four-bedroom terraces from RM 802,000 with no maintenance fee, expected in 2028; Jimbaran has semi-Ds and link villas from RM 1,509,000 in a gated enclave of 70 homes, completed in 2026.
Read Complete Guide →
Guides • 8 min read
A buyer from Taiwan can own a home in Kuala Lumpur in their own name. As at October 2026 the minimum price for a foreign buyer in Kuala Lumpur is RM 1,000,000, the stamp duty on the transfer of a home is a flat 8%, and every purchase needs state approval. This guide covers the thresholds, the taxes, loans for non-residents, how payments are staged for a home under construction, and how to convert ping to square feet. Prices are in ringgit throughout.
Read Complete Guide →
Reviews • 9 min read
Casa D'Arcadia is a low-density enclave of semi-Ds and villas in the Cinematic Arts Precinct of Alam Impian, Shah Alam, planned for 172 homes. Its current phase has 40 two- and three-storey semi-Ds. This review sets out the checked project facts, what is nearby, each house type, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Guides • 6 min read
I track 9 projects in Cheras, Sungai Besi, Sri Petaling, OUG and Cheras South, from RM 396,000 at Arte Star to RM 765,900 at The Maple Residences. 2 are completed and the rest are expected between 2027 and 2029. This guide compares every one on starting price, price per square foot, size, number of units, completion and distance to the nearest station, with figures checked and updated in October 2026.
Read Complete Guide →
Reviews • 9 min read
Colonial Infinite is HCK's block of 260 simplex and duplex office suites at edumetro in USJ 1, Subang Jaya, beside the KESAS highway, from 280 sq ft to 1,001 sq ft and from RM 253,000, with completion expected in Q3 2028. This review is written for investors and business buyers: the checked project facts, what is nearby, each unit type, the monthly holding cost, price per square foot against nearby projects, and my view on who it suits.
Read Complete Guide →
Reviews • 8 min read
Core Residence @ TRX and Pavilion Square are about 0.8 km apart, one completed inside Tun Razak Exchange and one expected in Q3 2029 beside Pavilion Kuala Lumpur, from RM 1.5 million and RM 1,319,000. This comparison puts their checked facts, layouts, price per square foot and monthly cost side by side.
Read Complete Guide →
Reviews • 9 min read
DAWN KL City Centre and DIVINE KL City Centre are two new towers about 0.1 km apart, roughly 400 m from the Petronas Twin Towers, from RM 717,000 and RM 997,000. This comparison puts their checked facts, layouts, price per square foot and monthly cost side by side.
Read Complete Guide →
Reviews • 13 min read
Daya Residence is TSR Development's gated and guarded development of 260 homes on 6.52 acres in Kwasa Damansara, opposite the 42-acre Taman Bandar Kwasa Damansara. Phase 1 has 34 three-storey semi-detached homes and one bungalow, from RM 2,657,000; Phase 2 has 7 town villas and 218 three-bedroom condominium units, from RM 631,800. This review sets out the checked project facts, what is nearby, each house and unit type, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 11 min read
D'Evia Residences is EXSIM's 32-storey, 440-home tower on Jalan Sungai Buloh in Kwasa Damansara, about 350 m in a straight line from Kwasa Sentral MRT station. Homes run from a 657 sq ft two-bedroom to a 1,109 sq ft four-bedroom, from RM 498,100. This review sets out the checked project facts, what is nearby, each layout, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 8 min read
D'Evia Residences and Tujuh Residences are two towers about 0.7 km apart in Kwasa Damansara, both near Kwasa Sentral MRT and both from about RM 500,000. D'Evia has more bedrooms for the money; Tujuh is in Kwasa Damansara City Centre and is expected to be completed in Q4 2026.
Read Complete Guide →
Reviews • 8 min read
D'Nuri Residences is EXSIM's 28-storey, 492-home affordable scheme in Kwasa Damansara, where every home is a 550 sq ft two-bedroom priced at RM 270,000 and a covered walkway leads about 400 m to Kwasa Sentral MRT station. All units are Bumiputera lots under a Selangor state affordable housing scheme. This review sets out the checked project facts, who can buy, what is nearby, the layout, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 11 min read
Duo Tower @ Bangsar South is UOA's new Grade A office development on Jalan Kerinchi, with 239 strata offices in Tower A from RM 2,088,000, expected in Q4 2027. This review sets out the checked project facts, what is nearby, each unit size, recorded office sales nearby, and my view on which buyers it suits.
Read Complete Guide →
Reviews • 9 min read
Duo Tower @ Bangsar South and Pavilion Square Office are two new strata office towers in Kuala Lumpur, about 7.1 km apart, both expected in late 2027. Duo Tower is priced from RM 2,088,000 in the Bangsar South business district; Pavilion Square Office, linked by bridge to Pavilion Kuala Lumpur, has no published unit price.
Read Complete Guide →
Reviews • 13 min read
EkoTitiwangsa is Ekovest's mixed development on Jalan Pahang, Setapak, with 500 serviced apartments in two blocks beside a 115-unit office tower, homes from 690 to 1,120 sq ft, from RM 434,700, and completion expected in Q1 2028. This review sets out the checked project facts, what is nearby, each layout, what similar homes nearby sold for, and my view on who it suits.
Read Complete Guide →
Reviews • 10 min read
Enlace Suites II in Pantai Sentral Park and The Goodwood Residence in Bangsar South are about 1.3 km apart, from RM 758,400 and RM 874,000. This comparison puts their checked facts, layouts, price per square foot and monthly cost side by side.
Read Complete Guide →
Reviews • 9 min read
Erat Residence is a 27-storey block of 269 condominiums on 4.5 acres in Alam Impian, Shah Alam, built around universal design for multigenerational living and ageing in place. This review sets out the checked project facts, what is nearby, each layout, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 9 min read
Erica Residence is AYER's scheme of 68 three-storey semi-detached homes in Bandar Bukit Puchong, each with 3,399 sq ft of built-up on lots from 35 ft by 70 ft, from RM 2,142,000, with completion expected in 2026. This review sets out the checked project facts, what is nearby, each house type, price per square foot against nearby projects, and my view on who it suits.
Read Complete Guide →
Reviews • 11 min read
Est8 @ Seputeh and Lunar Seputeh are two new developments on the Seputeh side of Mid Valley, about 0.9 km apart, from RM 529,000 and RM 607,800. This comparison puts their checked facts, layouts, price per square foot and monthly cost side by side.
Read Complete Guide →
Guides • 30 min read
As at October 2026, the federal guideline sets RM 1,000,000 per unit for a foreign buyer. Most states publish their own figure, from RM 500,000 for strata homes in Seberang Perai and outer Perak to RM 2,000,000 in most of Selangor and RM 3,000,000 for landed homes on Penang island. Kuala Lumpur, Labuan and four states publish none of their own, so the federal figure is the line there.
Read Complete Guide →
Reviews • 12 min read
Forest Hill Residences is Ehsan Bina Group's two-tower, 618-home condominium in Damansara Perdana, Petaling Jaya, next to a forest and a lake, with 3- and 4-bedroom homes from 953 to 1,527 sq ft and completion expected in Q1 2027. This review sets out the checked project facts, what is nearby, each layout, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 12 min read
Helix 2 is Eupe Corporation's 33-storey, 500-unit serviced apartment tower on Jalan PJS 5/27 in Petaling Jaya South, about 3 km from Bandar Sunway, with direct access from the NPE. Units run from a 572 sq ft two-bedroom to a 1,065 sq ft three-plus-one, from RM 385,000, and the building was completed in 2025. This review sets out the checked project facts, what is nearby, each layout, what it costs to hold, and my view on who it suits.
Read Complete Guide →
Guides • 9 min read
On a 90% loan over 30 years at an assumed 4.2% a year, the monthly instalment is about RM 1,760 for a RM 400,000 home, RM 2,200 for RM 500,000, RM 3,080 for RM 700,000 and RM 4,400 for RM 1,000,000. If the instalment is your only debt, that points to a net income of roughly RM 2,520 to RM 2,930 a month at the low end and RM 6,290 to RM 7,340 at the top, and more if you have a car loan or other commitments. The rate and the ratios are assumptions for illustration; this page shows the maths so you can redo it with your own numbers.
Read Complete Guide →
Reviews • 12 min read
Jardin Residences 2 (Precinct 6A1) is the second phase of Jardin Residences, 237 two-storey terrace homes on Jalan BSC 6A in KLK Land's Bandar Seri Coalfields township, Sungai Buloh. Eight house types run from 1,961 to 2,611 sq ft, all with 4 bedrooms. This review sets out the checked project facts, what is nearby, each house type, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 8 min read
Jardin Residences 2 in Bandar Seri Coalfields and Kamelia 1 @ Caledonia are two KLK Land enclaves of four-bedroom, two-storey terrace homes, about 7.9 km apart. Jardin 2 has larger houses on 75 ft lots from RM 778,800; Kamelia 1 starts from RM 597,800 on 65 ft lots, with completion expected in 2027.
Read Complete Guide →
Reviews • 8 min read
Jimbaran is the second residential phase of Gaia Gardens in Setia Eco Templer, Rawang, a gated enclave of 70 two-storey semi-Ds and link villas with a Balinese theme. This review sets out the checked project facts, what is nearby, each house type, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 11 min read
Kamelia 1 (P3A) is a guarded enclave of 238 two-storey terrace homes in Caledonia, KLK Land's township off Jalan Kuala Selangor near Ijok, Selangor. Every home has 4 bedrooms, from 1,696 to 2,254 sq ft, with completion expected in 2027. This review sets out the checked project facts, what is nearby, each house type, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Guides • 37 min read
This is the full list of 66 new launch listings I track in Kuala Lumpur, in 7 areas from KL City Centre to Bukit Jalil, from RM 339,000 at M Aurora to RM 7,900,000 at EDEN Taman Duta. One table carries every project with its area, starting price, price per square foot, tenure, completion and the nearest station with its straight-line distance, and links to the review and the project page. Sections below filter the list by area, budget and completion year, then explain how to choose. Data checked on 17 October 2026.
Read Complete Guide →
Reviews • 13 min read
Laverra Seri Damansara Residences is Land & General's 1,008-home serviced apartment project on Persiaran Perdana, Bandar Sri Damansara, beside Senses Park and The FLO, with layouts from a 725 sq ft two-bedroom to a 1,150 sq ft four-bedroom, from RM 696,700. Completion is estimated for Q4 2031. This review sets out the checked project facts, what is nearby, each layout, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 8 min read
Laverra and Damansara Livista are two Land & General serviced apartment projects on Persiaran Perdana, Bandar Sri Damansara, about 0.1 km apart, from RM 696,700 and RM 515,000. This comparison puts their checked facts, layouts, prices and monthly cost side by side.
Read Complete Guide →
Reviews • 13 min read
Levia Residence is Matrix Concepts' two-tower condominium of 778 homes on 4.71 acres in Cheras, selling 3, 3+1 and 4+1 bedroom units of 938 to 1,364 sq ft from RM 684,000, expected in Q4 2027. This review sets out the checked project facts, what is nearby, each layout, what similar homes nearby sold for, and my view on who it suits.
Read Complete Guide →
Reviews • 10 min read
Levia Residence in Cheras and AKASA Cheras South on Jalan Balakong are about 14.3 km apart, one expected in Q4 2027 from RM 684,000 and one completed in 2021 from RM 570,888. This comparison puts their checked facts, layouts, price per square foot and monthly cost side by side.
Read Complete Guide →
Reviews • 11 min read
Linari Kwasa Damansara is a 496-home development on 8.79 acres beside Kwasa Damansara MRT station, with 480 Skyvilla condominiums in two 25-storey towers and 16 Parkhomes, from RM 784,000. A private gateway leads to the station. This review sets out the checked project facts, what is nearby, each layout, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 7 min read
Linari and Tujuh Residences are about 0.7 km apart in Kwasa Damansara, near its two MRT stations. Linari has large Skyvillas of 1,168 to 1,637 sq ft from RM 784,000 on a low-density site, expected in Q2 2028; Tujuh has compact homes of 550 to 909 sq ft from RM 501,000, expected in Q4 2026.
Read Complete Guide →
Reviews • 12 min read
Damansara Livista is Land & General's 700-home serviced apartment project on Persiaran Perdana, Bandar Sri Damansara, next to The FLO and a covered walk from Sri Damansara Barat MRT station. It offers a 690 sq ft two-bedroom and two 3-bedroom layouts of about 1,012 to 1,035 sq ft, from RM 515,000, with completion targeted for Q4 2026. This review sets out the checked project facts, what is nearby, each layout, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 8 min read
Lucentia Residences and SWNK HOUZE are two serviced-residence towers by the same developer inside Bukit Bintang City Centre, about 0.2 km apart, from RM 782,000 and RM 705,000. This comparison puts their checked facts, layouts, price per square foot and monthly cost side by side.
Read Complete Guide →
Reviews • 9 min read
Lucentia Residences and Times Square 2 are neighbours in Bukit Bintang, about 0.1 km apart, one completed in 2022 and one expected in October 2027, from RM 782,000 and RM 688,000. This comparison puts their checked facts, layouts, price per square foot and monthly cost side by side.
Read Complete Guide →
Reviews • 10 min read
Luminar Residence is the first residential phase of Federal Avenue in Subang Jaya: 751 serviced apartments in two 48-storey towers beside the Federal Highway, from a 549 sq ft 1 + 1 to a 1,389 sq ft 3-bedroom, from RM 356,000. This review sets out the checked project facts, what is nearby, each layout, the monthly holding cost, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 8 min read
Luminar Residence and Alora Residences are two new serviced apartment projects in Subang Jaya, about 5.9 km apart. Luminar is on the Federal Highway, from RM 356,000, targeted for Q4 2029; Alora is about 420 m in a straight line from USJ 21 LRT, from RM 470,800, expected in 2027.
Read Complete Guide →
Reviews • 13 min read
M Aspira is Mah Sing's two-tower serviced apartment project in Taman Desa, with 1,618 homes in three layouts from a 706 sq ft two-bedroom to a 1,006 sq ft four-bedroom, from RM 538,800 and completion expected in 2029. This review sets out the checked project facts, what is nearby, each layout, what similar homes nearby sold for, and my view on who it suits.
Read Complete Guide →
Reviews • 9 min read
M Aspira and The Atas Residences are two new Taman Desa projects about 1.5 km apart, from RM 538,800 and RM 825,000. This comparison puts their checked facts, layouts, price per square foot and monthly cost side by side.
Read Complete Guide →
Reviews • 14 min read
The Maple Residences is WCT's completed three-tower condominium in WCity OUG, with 940 homes from 808 to 1,378 sq ft, every one with at least three bedrooms. This review sets out the checked project facts, what is nearby, each layout, what units here and nearby have actually sold for, and my view on who it suits.
Read Complete Guide →
Reviews • 10 min read
The Maple Residences and Aras Residences are WCT's two residential projects in WCity OUG, about 0.2 km apart: one completed in 2025, the other expected in Q4 2029. This comparison puts their checked facts, layouts, price per square foot and monthly cost side by side.
Read Complete Guide →
Guides • 7 min read
I track 9 listings in Mont Kiara, Solaris, North Kiara, Segambut, Taman Duta and Damansara Heights, from RM 519,000 at Stellaris @ Riana Dutamas to RM 7,900,000 at EDEN Taman Duta. Arunya Residences and two Pavilion Damansara Heights towers are completed, and the rest are expected between 2026 and 2030. This guide compares every one on starting price, price per square foot, size, number of units, completion and distance to the nearest station, with figures checked and updated in October 2026.
Read Complete Guide →
Reviews • 10 min read
Myra Cove is a gated lakeside residential enclave of 700 homes in two phases in Cyberjaya, with high-rise and low-rise blocks, a 4-acre private park and layouts from 877 to 2,060 sq ft, from RM 630,000. This review sets out the checked project facts, what is nearby, each layout, the monthly fee, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 10 min read
Myra Embun is OIB Properties' mixed development in Dengkil, near Putrajaya: two 27-floor towers with 594 serviced apartments from 700 to 1,490 sq ft, about 60,000 sq ft of ground-floor retail and a boutique hotel, from RM 460,700, expected in 2029. This review sets out the checked project facts, what is nearby, each layout, the monthly fee, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 10 min read
Myra Senja is Myra Land's low-density serviced apartment development in Subang 2, Shah Alam, with 576 homes in three 20-storey blocks of 192 units each and only 12 units on a floor. Most homes are 3 or 4 bedrooms of 1,101 to 1,420 sq ft, from RM 658,600, with completion expected in 2028. This review sets out the checked project facts, what is nearby, each layout, the holding cost, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 11 min read
NARA at Shorea Park is OSK Property's two-tower serviced apartment project in the Shorea Park township in south Puchong, beside a 1-acre central park, with 709 homes of 807 to 1,055 sq ft from RM 460,000 and completion expected in 2028. This review sets out the checked project facts, what is nearby, each layout, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 22 min read
Pavilion Damansara Heights is the Pavilion Group and CPP Investments development on Jalan Damanlela, with a mall, offices and four residential towers, connected to its own MRT station. Two towers (Regent Suites and Crown Residences) are being handed over and two (Royal Suites and Imperial Residences) are on sale, expected in 2030. This review sets out the checked facts for each tower, what is nearby, recorded sales, each layout, holding costs and my view on which tower suits whom.
Read Complete Guide →
Reviews • 10 min read
Pavilion Damansara Heights and 111 Menerung are neighbours about 0.3 km apart between Damansara Heights and Bangsar: one a large development of four residential towers over a mall and an MRT station, the other a single tower of 111 suites. This comparison puts their checked facts, layouts, price per square foot and monthly cost side by side.
Read Complete Guide →
Reviews • 11 min read
Pavilion Square Office is the corporate tower of Pavilion Square on Jalan Raja Chulan, with 106 strata office units and a dedicated link bridge to Pavilion Kuala Lumpur, expected to complete at the end of 2027. This review sets out the checked project facts, what is nearby, each unit type, recorded office sales nearby, and my view on which buyers it suits.
Read Complete Guide →
Guides • 14 min read
I track 23 projects in Petaling Jaya, Damansara Perdana, Ara Damansara, Damansara Damai, Bandar Sri Damansara and Kwasa Damansara, from RM 250,000 at Residensi Kamelia to RM 2,657,000 at Daya Residence (semi-detached and bungalow). 3 are completed and the rest are expected between 2026 and 2031. This guide compares every one on starting price, price per square foot, size, number of units, completion and distance to the nearest station, with figures checked and updated in October 2026.
Read Complete Guide →
Guides • 8 min read
I track 13 projects in Puchong, Bandar Kinrara, Seri Kembangan, Cyberjaya and Dengkil, from RM 452,780 at Residensi Danau to RM 2,142,000 at Erica Residence. One, Anya at Shorea Park, was completed in 2025; the rest are expected between 2026 and 2030. This guide compares every one on starting price, price per square foot, size, number of units, completion and distance to the nearest station, with figures checked and updated in October 2026.
Read Complete Guide →
Reviews • 10 min read
Quaver Residence is Chin Hin Group Property's two-tower project of 684 homes off Persiaran Serdang Perdana in Seri Kembangan, about 590 m in a straight line from Serdang Raya Utara MRT, with 3-bedroom serviced apartments and 3 + 1 duplexes from 1,023 to 1,851 sq ft. This review sets out the checked project facts, what is nearby, each layout, the monthly fee, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 9 min read
Quaver Residence and Trinity Nordic Residences are two new family-sized projects in Seri Kembangan about 3.8 km apart, from RM 555,000 and RM 588,888. This comparison puts their checked facts, layouts, price per square foot and monthly cost side by side.
Read Complete Guide →
Reviews • 10 min read
Quinton Residences is a guarded enclave of 128 two-storey cluster semi-detached homes on Jalan BSC 6B in KLK Land's Bandar Seri Coalfields township, Sungai Buloh, completed in 2025. Every home has 4 bedrooms and 4 bathrooms, from 2,016 to 2,418 sq ft. This review sets out the checked project facts, what is nearby, each house type, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 7 min read
Quinton Residences and The Walden 2 are two KLK Land landed enclaves about 0.9 km apart in Bandar Seri Coalfields. Quinton has completed cluster semi-detached homes of 2,016 to 2,418 sq ft from RM 1,092,800; The Walden 2 has bungalows of 2,938 to 4,088 sq ft from RM 2,143,800, expected in Q1 2027.
Read Complete Guide →
Reviews • 9 min read
Residensi Danau, marketed as Danau Puchong, is YTL Land's two-tower, 32-storey serviced apartment project beside a lake near Pusat Bandar Puchong, with 428 homes of 566 to 999 sq ft from RM 452,780 and completion expected in October 2027. This review sets out the checked project facts, what is nearby, each layout, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 11 min read
Residensi Kamelia is Land & General's 602-home affordable serviced apartment block in Bandar Sri Damansara, under the Selangor housing board's scheme, with every unit a 553 sq ft two-bedroom priced at RM 250,000 to RM 270,000. It is about 470 m in a straight line from Sri Damansara Barat MRT station, with a covered walkway, with completion expected in Q1 2028. This review sets out the checked project facts, who can apply, what is nearby, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Guides • 8 min read
As at October 2026, a Malaysian citizen or permanent resident pays Real Property Gains Tax of 30% on a sale within the first three years, 20% in the fourth year, 15% in the fifth and 0% from the sixth year. Foreign owners pay 30% in the first five years and 10% after that. A Malaysian company pays 30% in the first three years, 20% in the fourth, 15% in the fifth and 10% from the sixth year. This guide has the full table, the exemptions, and how the tax is filed and paid under self-assessment.
Read Complete Guide →
Reviews • 10 min read
Sanderling 2 is the last phase of Lakefront Residence in Cyberjaya, built by an Avaland subsidiary: two 28-storey towers with 606 homes from 958 to 1,711 sq ft, from RM 496,000, expected in Q4 2028. This review sets out the checked project facts, what is nearby, each layout, the monthly fee, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 9 min read
Sanderling 2 and Myra Cove are two lakeside projects in Cyberjaya about 2 km apart, from RM 496,000 and RM 630,000. This comparison puts their checked facts, layouts, price per square foot and monthly cost side by side.
Read Complete Guide →
Reviews • 12 min read
Senna Heights is a two-tower, 780-home development in Damansara Damai, Petaling Jaya, by a member of Kerjaya Prospek Property Berhad. Most homes are 1,023 sq ft with two bedrooms and a study, with a 1,464 sq ft three-bedroom-plus-study type, forest-reserve views and completion expected in Q4 2029. This review sets out the checked project facts, what is nearby, each layout, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 7 min read
Senna Heights in Damansara Damai and The Aldenz in Damansara Perdana are two new Petaling Jaya developments about 3.3 km apart, both due in 2029. Senna Heights has larger homes with a study from RM 672,800; The Aldenz has compact 2- and 3-bedroom homes from RM 622,200, nearer Empire City.
Read Complete Guide →
Guides • 8 min read
I track 3 projects in Sentul, Jalan Ipoh and Setapak, from RM 434,700 at EkoTitiwangsa to RM 523,200 at Vox Residence. None is completed yet; they are expected between 2028 and 2029. This guide compares every one on starting price, price per square foot, size, number of units, completion and distance to the nearest station, with figures checked and updated in October 2026.
Read Complete Guide →
Reviews • 13 min read
SO Kuala Lumpur Residences is the 78-storey SO/ Sofitel tower of Oxley Towers on Jalan Ampang, with 590 fully furnished homes, completed in 2025, from RM 1,449,000. This review sets out the checked project facts, what is nearby, each layout, price per square foot against recorded sales nearby, and my view on who it suits.
Read Complete Guide →
Reviews • 8 min read
SO Kuala Lumpur Residences and Pavilion Square are two fully furnished city-centre towers about 1.2 km apart, from RM 1,449,000 and RM 1,319,000. This comparison puts their checked facts, layouts, price per square foot and monthly cost side by side.
Read Complete Guide →
Guides • 10 min read
As at October 2026, stamp duty on a property transfer is tiered at 1%, 2%, 3% and 4% for Malaysian citizens and permanent residents, plus 0.5% of the loan on the loan agreement. A foreign buyer of a residential property pays a flat 8% on the transfer. This guide sets out the tiers, the first-home exemption and worked examples at RM 500,000, RM 700,000, RM 1,000,000 and RM 1,500,000.
Read Complete Guide →
Reviews • 12 min read
Stellar Damansara is OCR's low-density condominium in Damansara Jaya, Petaling Jaya: 88 homes of 2,028 to 2,530 sq ft in two towers, with only two to four homes a floor, private lift lobbies, 11 ft ceilings and dual frontage. Prices start from RM 1,858,800 and completion is expected in 2027. This review sets out the checked project facts, what is nearby, each layout, what it costs to hold, and my view on who it suits.
Read Complete Guide →
Reviews • 16 min read
Stellaris is the final phase of Riana Dutamas in Segambut, a two-tower serviced residence of 1,143 homes by IJM Land and FCW Holdings, from a 766 sq ft two-bedroom to a 1,206 sq ft dual-key, with a covered walkway to Segambut KTM, from RM 519,000 and completion expected in Q3 2029. This review sets out the checked project facts, what is nearby, each layout, what similar homes nearby sold for, and my view on who it suits.
Read Complete Guide →
Guides • 7 min read
I track 9 projects in Subang Jaya, USJ, Subang 2, Shah Alam and Alam Impian, from RM 253,000 at Colonial Infinite @ edumetro to RM 3,235,800 at Casa D'Arcadia. None is completed yet; they are expected between 2027 and 2029. This guide compares every one on starting price, price per square foot, size, number of units, completion and distance to the nearest station, with figures checked and updated in October 2026.
Read Complete Guide →
Reviews • 9 min read
Tangen Residences in North Kiara and Arte Solaris in Solaris, Mont Kiara are about 2.1 km apart: one a tower of 3- and 4-bedroom family homes from RM 659,000, the other a tower of office suites from RM 580,000 with duplex homes above. This comparison puts the homes side by side on checked facts, layouts, price per square foot and monthly cost.
Read Complete Guide →
Reviews • 11 min read
The Aldenz is EXSIM's single-tower, 662-home serviced apartment project in Damansara Perdana, Petaling Jaya, with 2-bedroom homes of 775 sq ft and 3-bedroom homes of 926 sq ft, and completion expected in July 2029. This review sets out the checked project facts, what is nearby, each layout, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 7 min read
The Aldenz and Forest Hill Residences are two new developments in Damansara Perdana, about 0.6 km apart. The Aldenz has compact 2- and 3-bedroom homes from RM 622,200, expected in July 2029; Forest Hill has 3- and 4-bedroom homes from RM 643,300, estimated for Q1 2027.
Read Complete Guide →
Reviews • 11 min read
The Arden is TA Global's 38-storey strata office tower at Damansara Avenue, Bandar Sri Damansara, with 455 office suites, a direct link to DA Central mall and a link bridge to the MRT, targeted for completion in Q1 2028. This review sets out the checked facts, what is nearby, each unit type, holding costs and my view on which buyers and businesses it suits.
Read Complete Guide →
Reviews • 12 min read
The Atera is Paramount Property's transit-oriented development in Section 14, Petaling Jaya, linked to Asia Jaya LRT by a covered walkway, about 340 m away in a straight line. Phase 2 is a 52-storey tower of serviced apartments of 775 to 1,420 sq ft, two to four bedrooms, with completion expected in 2028; prices run from RM 691,400. This review sets out the checked project facts, what is nearby, each layout, what it costs to hold, and my view on who it suits.
Read Complete Guide →
Reviews • 7 min read
The Atera and Accent Residences are two new serviced apartment towers in central Petaling Jaya, about 1.0 km apart. The Atera is priced from RM 691,400 beside Asia Jaya LRT; Accent Residences has larger homes at 8 a floor, and its prices are not yet published.
Read Complete Guide →
Reviews • 8 min read
The Atera and Helix 2 PJ South are two serviced apartment developments in Petaling Jaya, about 3.2 km apart. The Atera is beside Asia Jaya LRT, from RM 691,400, expected in 2028; Helix 2 is a completed tower near Sunway, from RM 385,000.
Read Complete Guide →
Reviews • 14 min read
The Goodwood Residence is a completed 40-storey tower of 678 three- to five-bedroom homes in Bangsar South, built for multi-generational families, from RM 874,000. This review sets out the checked project facts, what is nearby, each layout, price per square foot against recorded sales nearby, and my view on who it suits.
Read Complete Guide →
Reviews • 11 min read
The Walden 2 (P4C1) is the second chapter of The Walden, a gated bungalow enclave in the North Haven part of KLK Land's Bandar Seri Coalfields township, Sungai Buloh. It has 69 single- and double-storey bungalows on lots of 60 x 100 ft and larger, from 2,938 to 4,088 sq ft, with completion expected in 2027. This review sets out the checked project facts, what is nearby, each house type, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 10 min read
The Wyn Residences is Land & General Berhad's three-tower, 56-storey serviced apartment project in Bandar Puchong Jaya, about 150 m from IOI Mall Puchong and about 350 m in a straight line from IOI Puchong Jaya LRT station, with 1,546 homes of 700 and 850 sq ft from RM 516,700 and completion expected in Q2 2027. This review sets out the checked project facts, what is nearby, both layouts, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 8 min read
The Wyn Residences and Residensi Danau are two new serviced apartment projects in Puchong about 800 m apart, from RM 516,700 and RM 452,780. This comparison puts their checked facts, layouts, price and monthly cost side by side.
Read Complete Guide →
Reviews • 10 min read
TRIA Seputeh and Lunar Seputeh are two phases of the same 9 Seputeh development off Old Klang Road, about 0.3 km apart, from RM 736,800 and RM 607,800. This comparison puts their checked facts, layouts, price per square foot and monthly cost side by side.
Read Complete Guide →
Reviews • 10 min read
Trinity Nordic Residences is Trinity Group's three-tower condominium of 714 homes in Taman Bukit Serdang, Seri Kembangan, with 3- to 5-bedroom layouts from 937 to 2,014 sq ft and a 1.38-acre facility deck, expected in 2029. This review sets out the checked project facts, what is nearby, each layout, the monthly fee, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 11 min read
Trinity Rainfora is Trinity Group's two-block, 31-storey serviced apartment project in Bandar Kinrara 5, about 440 m in a straight line from Kinrara BK5 LRT station, with 535 homes of 739 to 1,184 sq ft from RM 531,000 and completion expected in August 2028. This review sets out the checked project facts, what is nearby, each layout, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 11 min read
Tujuh Residences is a 573-home serviced residence in Kwasa Damansara City Centre, jointly developed by MRCB Land and Kwasa Land, between Kwasa Sentral and Kwasa Damansara MRT stations. Homes run from a 550 sq ft one-bedroom to a 909 sq ft dual-key unit, from RM 501,000, with completion expected in Q4 2026. This review sets out the checked project facts, what is nearby, each layout, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 12 min read
Vox Residence is a single 52-storey tower of 587 homes off Jalan Sentul Pasar in Sentul, with 2- and 3-bedroom layouts from 667 to 947 sq ft, every unit with a balcony, from RM 523,200. This review sets out the checked project facts, what is nearby, each layout, what similar homes nearby sold for, and my view on who it suits.
Read Complete Guide →
Reviews • 8 min read
Vox Residence in Sentul and Bamboo Hills Residences off Jalan Ipoh are two new 2- and 3-bedroom developments about 1.6 km apart, from RM 523,200 and RM 486,000. This comparison puts their checked facts, layouts, prices and monthly cost side by side.
Read Complete Guide →
Reviews • 13 min read
Zenia is ParkCity's 55-acre development in ParkCity Damansara, Petaling Jaya, near Kota Damansara: 442 three-storey Parkhomes of 3,150 to 3,980 sq ft and 643 Condovillas of 1,691 to 4,247 sq ft in five low- and mid-rise blocks, at about 20 homes an acre. Condovillas start from RM 1.3 million and Parkhomes from RM 2.5 million, with completion expected in 2030. This review sets out the checked project facts, what is nearby, each home type, and my view on who it suits.
Read Complete Guide →
Reviews • 8 min read
Zenia @ ParkCity Damansara and Stellar Damansara are two large-home, low-density projects in Petaling Jaya, about 4.7 km apart. Zenia is a 55-acre development with Condovillas from RM 1.3 million, expected in 2030; Stellar is an 88-home condominium near Kayu Ara LRT from RM 1,858,800, expected in 2027.
Read Complete Guide →
Reviews • 12 min read
111 Menerung is a 23-storey tower of 111 suites on Jalan Damansara, Bangsar, next to Bangsar Shopping Centre and about 280 m in a straight line from Pusat Bandar Damansara MRT, with completion expected in 2027. This review sets out the checked project facts, what is nearby, each layout, price per square foot against recorded sales nearby, and my view on who it suits.
Read Complete Guide →
Reviews • 8 min read
111 Menerung and EDEN Taman Duta are two BRDB launches about 1.6 km apart. 111 Menerung is a 23-storey tower of 111 suites next to Bangsar Shopping Centre and about 280 m in a straight line from the MRT; EDEN is 146 very large homes in low-rise blocks on 12.25 acres, at a similar price per square foot.
Read Complete Guide →
Reviews • 13 min read
Aras Residences is WCT's two-tower, 1,272-home serviced apartment project in WCity OUG, next to The Maple Residences, with an 850 sq ft two-bedroom and a 1,062 sq ft three-bedroom from RM 666,000 and completion expected in Q4 2029. This review sets out the checked project facts, what is nearby, both layouts, what similar homes nearby sold for, and my view on who it suits.
Read Complete Guide →
Reviews • 12 min read
Arte Solaris is a palace-themed, 52-level tower at the entrance to Solaris, Mont Kiara, with 433 office suites and 170 duplex serviced apartments, and completion expected in Q4 2026. This review sets out the checked project facts, what is nearby, each layout, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 15 min read
Ascott Star Residence is the upper part, Levels 35 to 56, of the completed third tower of Star Residences on Jalan Yap Kwan Seng, with The Ascott Limited running serviced residences on the floors below. This review sets out the checked project facts, what is nearby, recorded sales, each layout, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 12 min read
Aster Hill is UOA Development's two-block, 1,150-unit project in Sri Petaling, where every home is a 3-bedroom, 2-bathroom suite of 846 to 1,077 sq ft, from RM 569,000, expected in 2027. This review sets out the checked project facts, what is nearby, each layout, what similar homes nearby sold for, and my view on who it suits.
Read Complete Guide →
Reviews • 11 min read
Aurum Suites is a single 49-storey block of 456 suites in Sri Petaling, part of the Aurum Business Centre, with a 527 sq ft one-bedroom and a 679 sq ft two-bedroom from RM 417,545 and a covered walkway of about 600 m to Taman Naga Emas MRT. This review sets out the checked project facts, what is nearby, both layouts, what similar homes nearby sold for, and my view on who it suits.
Read Complete Guide →
Reviews • 14 min read
Bangsar Hill Park is a three-phase development on Lorong Maarof, Bangsar. Phase 1, Verdura (Towers D and E), was completed in 2025; Phase 2, Talisa (Towers B and C), is under construction and expected in 2028. This review sets out the checked facts for each phase, what is nearby, the layouts, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 10 min read
Bangsar Hill Park and Khaya Residences are two Bangsar projects about 1.5 to 1.6 km apart, from RM 1,123,000 (Talisa) and RM 785,000. This comparison puts their checked facts, layouts, price per square foot and monthly cost side by side.
Read Complete Guide →
Guides • 6 min read
I track 9 projects in Bangsar and Bangsar South: 8 residential projects from RM 450,000 at Laurel Residence to RM 1,745,000 at 111 Menerung, plus one office tower. Three are completed and the rest are expected between 2026 and 2030. This guide compares every one on starting price, price per square foot, size, units, completion and distance to the nearest station, with figures checked and updated in September 2026.
Read Complete Guide →
Reviews • 9 min read
Branniganz and Phoeniz Suites are two furnished EXSIM short-stay (Airbnb) investment towers in the KL city centre, about 2.2 km apart. This comparison puts their prices, layouts, monthly fees, transit and nearby sales side by side, and says which suits which investor.
Read Complete Guide →
Guides • 9 min read
I track 7 new condominium projects in Bukit Jalil, from RM 422,500 at The Kingswoodz to RM 1,209,100 at Park Green Pavilion, all expected to complete between 2027 and 2029. This guide compares every one on starting price, price per square foot, size, number of units, completion and distance to the LRT, with figures checked and updated in September 2026.
Read Complete Guide →
Reviews • 8 min read
Centrix The Station is an 857-home tower built above Dang Wangi LRT, and Phoeniz Suites is a 394-suite short-stay (Airbnb) investment tower near Ampang Park MRT, about 1.7 km apart. This comparison puts their prices, layouts, monthly fees, transit and nearby sales side by side.
Read Complete Guide →
Reviews • 8 min read
Conlay is a completed 491-home tower about 230 m in a straight line from Conlay MRT; Pavilion Square is a 960-home launch with a link bridge to Pavilion KL, expected in Q3 2029. This comparison puts their checked facts, layouts, price per square foot, monthly fees and nearby sales and rents side by side.
Read Complete Guide →
Reviews • 13 min read
DAWN KL City Centre is a 69-storey development of 960 units about 385 m from the Petronas Twin Towers, with 468 lifestyle suites on the lower floors and 492 serviced apartments above, expected in April 2029. This review sets out the checked project facts, what is nearby, each layout, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 14 min read
DIVINE KL City Centre is a new 83-storey serviced-apartment tower of 1,033 homes off Jalan Saloma, about 400 m from the Petronas Twin Towers, with a pool on Level 80 and a proposed rooftop bar above it. This review sets out the checked project facts, what is nearby, each layout, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 14 min read
Eaton Residences is a completed 52-storey tower of 632 serviced residences at 28 Jalan Kia Peng, with a cantilevered sky pool on Level 51. This review sets out the checked project facts, what is nearby, recorded sales, each layout, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 9 min read
Eaton Residences and Conlay are completed towers about 0.1 km apart in KL City Centre, both a short walk from Conlay MRT. Eaton has the lower price per square foot, its own resale record and homes up to 2,982 sq ft; Conlay is newer, smaller at 491 homes, and has the lower entry price.
Read Complete Guide →
Reviews • 12 min read
EDEN Taman Duta is BRDB's low-density development of 146 homes in eight blocks of 5 to 7 storeys on 12.25 acres, from 5,296 to 19,041 sq ft and RM 7.9 million to RM 28 million. This review sets out the checked project facts, what is nearby, each layout, what large homes nearby sold for, and my view on who it suits.
Read Complete Guide →
Reviews • 15 min read
Enlace Suites II is IJM Land's 38-storey tower of 290 serviced suites in Pantai Sentral Park, beside the Bukit Kerinchi Forest Reserve, with twelve layouts from a 506 sq ft studio to a 2,034 sq ft five-bedroom roof terrace duplex, from RM 758,400. This review sets out the checked project facts, what is nearby, each layout, what similar homes nearby sold for, and my view on who it suits.
Read Complete Guide →
Reviews • 15 min read
Est8 @ Seputeh is Eupe's 821-unit serviced apartment development on Jalan Syed Putra, about 300 m from Mid Valley Megamall and about 360 m in a straight line from Mid Valley KTM, with homes from 543 to 1,947 sq ft from RM 529,000, completed in 2026. This review sets out the checked project facts, what is nearby, each layout, what similar homes nearby sold for, and my view on who it suits.
Read Complete Guide →
Reviews • 12 min read
Gen Starz Residences is a single 44-storey block of 360 serviced apartments on Old Klang Road, 650 to 874 sq ft, from RM 593,000, with 10 units on each floor. This review sets out the checked project facts, what is nearby, each layout, what similar homes next door sold for, and my view on who it suits.
Read Complete Guide →
Reviews • 9 min read
Golden Crown and Core Residence @ TRX both connect to the TRX MRT interchange and sit about 0.5 km apart: one is under construction with completion expected in 2026, the other was completed in 2024. This comparison puts their prices, layouts, monthly fees, location and nearby sales side by side.
Read Complete Guide →
Reviews • 8 min read
Jewel by Oxley and CloutHaus are two city-centre towers about 0.8 km apart near the Twin Towers: one completed in 2025 with 267 homes, the other expected in 2029 with 615 homes facing the Twin Towers. This comparison puts their checked facts, layouts, price per square foot and monthly cost side by side.
Read Complete Guide →
Reviews • 9 min read
Khaya Residences and Parkside Residence are two new Bangsar towers about 2.0 km apart, from RM 785,000 and RM 665,000. This comparison puts their checked facts, layouts, price per square foot and monthly cost side by side.
Read Complete Guide →
Guides • 11 min read
I track 20 projects in KL City Centre, including Bukit Bintang, TRX, Jalan Ampang and Jalan Sultan Ismail: 19 residential and serviced-suite projects from RM 688,000 to RM 1,897,000, plus one office tower. Nine are already completed and the rest are expected between 2026 and 2032. This guide compares every one on starting price, price per square foot, size, units, completion and distance to the nearest station, with figures checked and updated in September 2026.
Read Complete Guide →
Reviews • 12 min read
Laurel Residence is a pair of 42-storey towers with 1,260 homes on Jalan Kerinchi in Bangsar South, beside Nexus and the 6-acre park, from RM 450,000. This review sets out the checked project facts, what is nearby, each layout, price per square foot against recorded sales nearby, and my view on who it suits.
Read Complete Guide →
Reviews • 9 min read
Laurel Residence and River Park are two Bangsar South projects about 1.1 km apart, from RM 450,000 and RM 604,000. This comparison puts their checked facts, layouts, price per square foot and monthly cost side by side.
Read Complete Guide →
Reviews • 13 min read
Lucentia Residences is the completed first residential project in Bukit Bintang City Centre (BBCC): two conjoined towers of 47 and 35 storeys with 668 serviced suites, beside LaLaport and the BBCC transit hub. This review sets out the checked project facts, what is nearby, recorded sales, each layout, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 14 min read
Lunar Seputeh is the third phase of MRCB's 9 Seputeh development off Old Klang Road: one 50-storey tower of 483 homes from 683 to 1,646 sq ft, from RM 607,800, expected in 2030. This review sets out the checked project facts, what is nearby, each layout, what similar homes next door sold for, and my view on who it suits.
Read Complete Guide →
Reviews • 13 min read
M Aurora is Mah Sing's two-tower, 1,544-unit serviced residence on Old Klang Road, from RM 339,000 for 556 to 1,019 sq ft, about 410 m in a straight line from Jalan Templer KTM. This review sets out the checked project facts, what is nearby, each layout, what similar homes next door sold for, and my view on who it suits.
Read Complete Guide →
Reviews • 9 min read
M Aurora and Gen Starz Residences are new serviced residences about 1.8 km apart on Old Klang Road. M Aurora is the big, lower-priced Mah Sing project with up to 4 bedrooms; Gen Starz is a single block of 360 homes, 10 per floor, expected sooner, in September 2028.
Read Complete Guide →
Reviews • 8 min read
OAKA Residences and Park Green are two lower-density Bukit Jalil launches about 1.3 km apart. OAKA has 350 homes at 7 per floor, about 840 m in a straight line from Sri Petaling LRT; Park Green has larger homes and a bridge into Pavilion Bukit Jalil.
Read Complete Guide →
Guides • 6 min read
I track 9 residential projects around Old Klang Road, Seputeh, OUG and Taman Desa, from RM 339,000 at M Aurora to RM 825,000 at The Atas Residences. Two are completed and the rest are expected between 2026 and 2030. This guide compares every one on starting price, price per square foot, size, units, completion and distance to the nearest station, with figures checked and updated in September 2026.
Read Complete Guide →
Reviews • 8 min read
Orion Residence is a completed 298-home tower in Bukit Bintang; Pavilion Square is a 960-home launch about 0.3 km away, expected in Q3 2029. This comparison puts their checked facts, layouts, price per square foot, monthly fees and nearby sales and rents side by side.
Read Complete Guide →
Reviews • 9 min read
Orion Residence in Bukit Bintang and Royal Lexis on Jalan Sultan Ismail are about 1.5 km apart: one a completed, fully furnished tower of 298 homes, the other a hotel-managed tower expected in 2029 where every residence has a private pool. This comparison puts their checked facts, layouts, price per square foot and monthly cost side by side.
Read Complete Guide →
Reviews • 7 min read
Park Green and The Queenswoodz are two Bukit Jalil launches about 0.9 km apart. Park Green is the larger-home building with its own bridge into Pavilion Bukit Jalil; The Queenswoodz starts lower and is closer to the LRT.
Read Complete Guide →
Reviews • 8 min read
Pavilion Square and CloutHaus are two city-centre towers expected in 2029, about 1.2 km apart. This comparison puts their checked facts, layouts, price per square foot, monthly fees and nearby sales and rents side by side.
Read Complete Guide →
Reviews • 8 min read
The Queenswoodz and The Kingswoodz are neighbouring EXSIM launches in Bukit Jalil, about 590 m and about 470 m in a straight line from Awan Besar LRT. Kingswoodz is the cheaper, smaller-unit building; Queenswoodz starts at 2 + 1 bedrooms and runs to 1,410 sq ft.
Read Complete Guide →
Reviews • 8 min read
Ren Residence and Ayanna are two family-sized Bukit Jalil launches about 1.5 km apart. Ren has the lower price per square foot and is closer to Alam Sutera LRT; Ayanna has the bigger homes, the lower fee and the earlier completion.
Read Complete Guide →
Reviews • 12 min read
River Park is Malton's three-tower, 1,332-home condominium on Jalan Pantai Dalam at the Bangsar South end, with 2- and 3-bedroom homes from 812 to 1,180 sq ft and a target completion of Q3 2026. This review sets out the checked project facts, what is nearby, each layout, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 9 min read
River Park and Khaya Residences are about 1.0 km apart in a straight line, from RM 604,000 and RM 785,000. This comparison puts their checked facts, layouts, price per square foot and monthly cost side by side.
Read Complete Guide →
Reviews • 8 min read
Royal Lexis and CloutHaus are two KL City Centre towers expected in 2029: one with a private pool in every unit, the other directly facing the Petronas Twin Towers. This comparison puts their checked facts, layouts, price per square foot, monthly fees and nearby sales and rents side by side.
Read Complete Guide →
Reviews • 13 min read
SWNK HOUZE is a 441-unit serviced-residence tower in Bukit Bintang City Centre (BBCC), with pedestrian links to the BBCC transit hub and LaLaport. This review sets out the checked project facts, what is nearby, each layout, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 13 min read
Tangen Residences is a single 49-storey tower of 413 condominium homes in Taman Sri Sinar, North Kiara, with 3- and 4-bedroom layouts from 1,033 to 1,582 sq ft, from RM 659,000, and completion expected in Q4 2027. This review sets out the checked project facts, what is nearby, each layout, what homes next door sold for, and my view on who it suits.
Read Complete Guide →
Reviews • 14 min read
Times Square 2 is a single tower of 629 serviced residences on Jalan Imbi, next to Berjaya Times Square, with link bridges to the mall and to LaLaport BBCC. This review sets out the checked project facts, what is nearby, each layout, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 10 min read
Times Square 2 and Branniganz are two new towers on Jalan Imbi, Bukit Bintang, about 0.4 km apart, from RM 688,000 and RM 803,500. Times Square 2 is a home or long-let buy; Branniganz is built as a short-stay (Airbnb) investment. This comparison puts their checked facts side by side.
Read Complete Guide →
Reviews • 10 min read
Times Square 2 and SWNK HOUZE are two new Bukit Bintang towers about 0.3 km apart, from RM 688,000 and RM 705,000. This comparison puts their checked facts, layouts, price per square foot and monthly cost side by side.
Read Complete Guide →
Reviews • 15 min read
TRIA Seputeh is MRCB's completed second phase of 9 Seputeh off Old Klang Road: three towers and a block of riverfront villas, 734 homes from 764 to 4,575 sq ft, from RM 736,800. This review sets out the checked project facts, what is nearby, each layout, what units in the building actually sold for, and my view on who it suits.
Read Complete Guide →
Reviews • 12 min read
The Vividz @ Bukit Jalil is EXSIM's two-tower, 1,138-home development in KL Wellness City, with 1-, 2- and 3-bedroom homes from 484 to 915 sq ft and completion expected in 2029. This review sets out the checked project facts, what is nearby, each layout, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 8 min read
The Vividz and The Kingswoodz are EXSIM launches in Bukit Jalil with almost matching 1-, 2- and 3-bedroom layouts. The Kingswoodz is cheaper, about 470 m in a straight line from Awan Besar LRT and expected in 2028; The Vividz sits inside KL Wellness City, closer to Pavilion Bukit Jalil, and is expected in 2029.
Read Complete Guide →
Reviews • 8 min read
The Vividz and The Queenswoodz are EXSIM launches in Bukit Jalil, both expected around 2029 and within about RM 12 psf of each other at their starting figures. The Vividz starts lower, with 1-bedroom homes, inside KL Wellness City; The Queenswoodz starts at 2 + 1 bedrooms, runs to 1,410 sq ft and is about 590 m in a straight line from Awan Besar LRT.
Read Complete Guide →
Reviews • 12 min read
Jewel by Oxley is the lowest-density of the three towers at Oxley Towers on Jalan Ampang: 267 homes over 49 floors, completed in 2025, from RM 1,784,000. This review sets out the checked project facts, what is nearby, each layout, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 11 min read
Royal Lexis is a hotel-managed, 66-storey tower on Jalan Sultan Ismail where each of the 371 residences has a private pool on its balcony, from RM 1,897,000 for 573 to 1,225 sq ft and about 70 m in a straight line from Bukit Nanas monorail. This review sets out the checked project facts, what is nearby, each layout, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 16 min read
Conlay, which most buyers search for as The Conlay, is a completed 52-storey tower of 491 homes on Jalan Conlay by Eastern & Oriental and Mitsui Fudosan, designed by Kerry Hill Architects, with units from 743 to 1,335 sq ft from RM 1,460,000. This review sets out the checked project facts, what is nearby, each layout, monthly holding costs, what a foreign buyer needs to check, how it compares with Eaton Residences next door, and my view on who it suits.
Read Complete Guide →
Reviews • 11 min read
Parkside Residence is the first residential tower at Setia Federal Hill, with 693 homes from 485 to 1,325 sq ft, from RM 665,000, a five-acre central park at its feet and Bangsar LRT about 470 m away in a straight line. This review sets out the checked project facts, what is nearby, each layout, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 11 min read
Ayanna Resort Residences is a pair of 42 and 44-storey towers on Jalan Mas, Bukit Jalil, with 824 homes from 1,155 to 2,453 sq ft, from RM 753,000. This review sets out the checked project facts, what is nearby, each layout, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 13 min read
Branniganz Suites is EXSIM's 50-storey, 759-unit tower on Jalan Imbi in Bukit Bintang, from RM 803,500 for 344 to 678 sq ft. This review sets out the checked project facts, what is nearby, each layout, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 11 min read
Centrix The Station is a 47-storey tower of 857 homes on Jalan Ampang, built directly above Dang Wangi LRT station, with units from 564 to 1,187 sq ft from RM 907,800. This review sets out the checked project facts, what is nearby, each layout, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 11 min read
CloutHaus is a 66-storey tower of 615 residences on Jalan P. Ramlee, directly facing the Petronas Twin Towers, with 18 layouts from 549 to 1,216 sq ft from RM 1,548,800. This review sets out the checked project facts, what is nearby, each layout, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 12 min read
Core Residence @ TRX is a completed development of 580 homes in Towers 1 and 2 inside Tun Razak Exchange, from RM 1.5 million. This review sets out the checked project facts, what is nearby, each layout, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 11 min read
Golden Crown Residence is a 60-storey tower of 490 homes on Jalan Tun Razak, next door to Tun Razak Exchange, with a basement tunnel into the TRX MRT interchange and units from 624 to 1,238 sq ft from RM 1,280,000. This review sets out the checked project facts, what is nearby, each layout, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 10 min read
Khaya Residences is a 61-storey tower of 795 homes on Jalan Bangsar, from RM 785,000, with 19 layouts from 630 to 1,321 sq ft and Kerinchi and Abdullah Hukum LRT within a short walk. This review sets out the checked project facts, what is nearby, each layout, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 10 min read
The Kingswoodz is EXSIM's three-tower, 1,558-unit development in Bukit Jalil, from RM 422,500 for 474 to 904 sq ft. This review sets out the checked project facts, what is nearby, each layout, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 11 min read
OAKA Residences is a 350-unit condominium of two 30-storey blocks on 2.2 acres in Bukit Jalil, by Berjaya Hartanah, from RM 836,000 for 882 to 1,509 sq ft. This review sets out the checked project facts, what is nearby, each layout, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 10 min read
Orion Residence is a completed 46-storey tower of only 298 fully furnished homes on Jalan Gading, off Jalan Bukit Bintang, from RM 1,450,000 for 491 to 1,329 sq ft. This review sets out the checked project facts, what is nearby, each layout, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 11 min read
Park Green is a 47-storey, two-tower development of 453 large homes inside Pavilion Bukit Jalil, from RM 1,209,100 for 1,201 to 1,905 sq ft, with its own bridge into the mall. This review sets out the checked project facts, what is nearby, each layout, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 13 min read
Pavilion Square is a 67-storey tower of 960 residences on Jalan Raja Chulan, with its own link bridge into Pavilion Kuala Lumpur. This review sets out the checked project facts, what is nearby, each layout, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 10 min read
Phoeniz Suites is EXSIM's 53-storey tower of 394 suites from 484 to 678 sq ft in the KL city centre, from RM 1,016,400 (about RM 2,100 psf) and about 350 m in a straight line from Ampang Park MRT. This review sets out the checked project facts, what is nearby, each layout, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 11 min read
The Queenswoodz is EXSIM's two-tower, 1,004-unit development in Bukit Jalil, from RM 723,300 for 807 to 1,410 sq ft, with nothing smaller than a 2 + 1 bedroom. This review sets out the checked project facts, what is nearby, each layout, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Reviews • 10 min read
Ren Residence is a pair of 52-storey towers in Bukit Jalil with 1,260 family homes of 920 to 1,680 sq ft, from RM 537,000 (from about RM 584 psf) and about 650 m in a straight line from Alam Sutera LRT. This review sets out the checked project facts, what is nearby, each layout, price per square foot against its neighbours, and my view on who it suits.
Read Complete Guide →
Investment • 19 min read
As at October 2026, both Kuala Lumpur and Johor set RM 1,000,000 as the minimum price for a foreign buyer, but Johor adds a state levy of 3% of the price or RM 30,000, whichever is higher. NAPIC's Q2 2026 (preliminary) figures put the average home in Kuala Lumpur at RM 825,282 and in Johor at RM 489,881, while Johor carries the most unsold completed serviced apartments in the country. This guide compares prices, supply, rules, taxes, the RTS Link and the JS-SEZ, with new-launch examples from both cities.
Read Complete Guide →
Guides • 25 min read
A Singapore citizen or a Singapore PR who is not a Malaysian citizen buys in Malaysia as a foreign buyer. Each state sets its own minimum price, property types and approval fee, so the same RM 1,200,000 condominium costs a different amount to approve in Johor and in Penang. This guide puts Kuala Lumpur, Selangor, Johor and Penang side by side, then covers what Singapore's own rules (ABSD, HDB, CPF, tax on overseas income) say, the 8% stamp duty, RPGT, rental tax, borrowing, moving money under Bank Negara's rules, MM2H and the RTS Link, with my view on who should buy where.
Read Complete Guide →
Guides • 22 min read
As at October 2026, Malaysia My Second Home has four federal categories, from a USD 32,000 deposit (SEZ, age 50+) to USD 1,000,000 (Platinum). Every category must buy a home, cannot sell it for 10 years, and may bring a spouse, children and parents. This guide sets out the deposits, family rules, stay rules, fees, work rights, tax, the Sarawak and Sabah versions, and how the state minimum price for foreigners still applies.
Read Complete Guide →
Guides • 18 min read
As at October 2026, a home in Malaysia meets a tax or government charge at four points. Buying brings stamp duty on the transfer and on the loan. Owning brings quit rent to the state land office and assessment tax to the local council. Renting out brings income tax on the net rent and stamp duty on the tenancy. Selling brings Real Property Gains Tax, part of which the buyer withholds from your price. This guide maps all of them, shows how the yearly charges are worked out with official council rates, and sets out what is different for a foreign owner.
Read Complete Guide →
Guides • 5 min read
A comprehensive analysis describing ownership titles, eligibility filters, minimum pricing, MM2H tiers, stamp duties, and progressive steps for international buyers in Malaysia.
Read Complete Guide →
Market Outlook • 4 min read
The definitive guide to the Johor-Singapore RTS Link, assessing capacity, timelines, terminal hubs, customs integration, and real estate investments within the close corridor.
Read Complete Guide →
Market Outlook • 3 min read
What the RTS Link and the Johor-Singapore Special Economic Zone mean for Johor property, where unsold stock is still a concern, and what foreign buyers need to know.
Read Complete Guide →
Investment • 4 min read
How I think about property investment in Malaysia: dual-key layouts, buying near transport, financing and RPGT, and where branded residences fit.
Read Complete Guide →
Guides • 4 min read
A practical guide comparing the legal definitions, transactional delays, bank financing approvals, and long-term resale valuations of both titles.
Read Complete Guide →
Financing • 3 min read
How foreign buyers can prepare for a mortgage from a Malaysian bank: what decides the margin of finance, a document checklist, and the costs around the loan.
Read Complete Guide →
Investment • 3 min read
Five areas I show buyers first: what drives demand in each, who buys there, and what to check before you commit.
Read Complete Guide →
Investment • 3 min read
An objective deep dive comparing past oversupply narratives with the current economic reality. We analyze demand factors, transport nodes, and risk mitigation.
Read Complete Guide →
Market Outlook • 3 min read
The JS-SEZ agreement was signed on 7 January 2025. How QR-code clearance, tax incentives for companies and knowledge workers, and corporate relocations could drive housing demand in Johor.
Read Complete Guide →
Financials • 4 min read
Should you rent your property to a secure, long-term corporate tenant, or should you operate a high-yield short-term vacation rental on Airbnb? We compare the final net profits side-by-side.
Read Complete Guide →