Ukay Spring

From RM1,920,000. That figure is from my own project record, not the brochure — the brochure prints no price at all. On the 3,136 sq ft intermediate link villa, which is almost certainly what the entry price buys, RM1,920,000 works out at about RM612 per square foot of built-up, before you count the 22 ft by 80 ft lot it stands on. There is no published top of the range for the corner link villas or the 4,734 sq ft semi-detached, so I am not going to invent one. WhatsApp me and I will send the live price list for the exact lot you want, with that week's rebate and package.

Leasehold. The brochure does not say so anywhere — this comes from my own project record — which is exactly why it is worth asking about in writing. On a leasehold landed home the two questions that matter are how many years are left on the lease at the point you buy, and what the state's consent process and fee look like when you eventually sell. Ask me to get the balance of the lease confirmed on paper before you pay a booking fee, because a number quoted verbally by a sales agent is not the number on the title.

It means you own a house on its own lot, but the roads inside the gate, the 6.3-acre private forest, the linear park, the clubhouse and the guardhouse are common property shared by all 142 owners — so the development is run by a management body and you pay a monthly maintenance charge, the way an apartment owner does. That surprises people who assume a landed house means no monthly bill. The trade is real: strata is what pays for the guards, the gate and the landscaping that makes a gated enclave worth living in, and it is what stops a neighbour fencing off the jogging path. What it also means is that the condition of the common property, the state of the sinking fund and the quality of the management body are your problem as much as your own roof is. Ask me who will manage it and what the handover arrangement with the developer is.

About RM500 a month for a link villa and about RM1,000 a month for a semi-detached, as confirmed to me — the brochure does not print it. On the 3,136 sq ft link villa that is roughly RM0.16 per square foot of built-up, and on the 4,734 sq ft semi-detached roughly RM0.21, which is low by Klang Valley standards because 142 homes are sharing one clubhouse rather than eight hundred apartments sharing three facility decks. Treat both as approximate until you see the figure in the sale documents, and ask specifically whether the sinking fund is inside that number or billed on top — on a strata scheme with a pool, a pickleball court and 6.3 acres of forest to maintain, the sinking fund is where the real long-term cost sits.

Three plans across two house types. The link villa is 2.5 storeys on a 22 ft by 80 ft lot: 3,136 sq ft on an intermediate lot and 3,453 sq ft on a corner or end lot, each with five bedrooms, a maid room, five bathrooms plus a maid bath, and a two-car porch. The semi-detached is 3 storeys on a 40 ft by 90 ft lot: 4,734 sq ft with six bedrooms, a maid room, six bathrooms plus a maid bath, a four-car porch and a home lift. Every plan is published in full on this page and in the brochure, and all three are marked subject to local authority approval.

Five, plus a maid room. The developer writes it as “5 Rooms + 1 Maid Room”, and I count it the same way — five true bedrooms, with the maid room named separately rather than rolled in to make a six. The semi-detached is six bedrooms plus a maid room on the same basis. This matters when you are comparing: a listing that calls the link villa a six-bedroom is counting the maid room, and you will end up weighing it against genuine six-bedroom stock that costs more for a reason. I count true bedrooms only, here and everywhere else on this site.

The plans draw four cars in the semi-detached car porch and two in the link villa's, both under cover. Nobody has published a formal allocation beyond what the drawings show, so that is what the page states rather than a number I would be guessing at. On a 22 ft frontage, two covered bays is the honest capacity — if your household runs three cars, work out now whether the third goes on the apron or on the street inside the gate, and ask what the management rules will say about parking on internal roads. Both house types get an isolator for EV car charging as standard, and there is a community EV charging area at the clubhouse.

Eighteen, numbered on the clubhouse plan: a swimming pool and a separate wading pool, a sun deck, an outdoor shower and a gazebo; a gymnasium, a multi-purpose hall that doubles as a pickleball court, a games area and a playground; a waiting lounge and lobby, a BBQ area, a preparation area, a prayer room and a management office; and a drop-off area, a loading zone, changing rooms and toilets, and a community EV charging area. Outside the clubhouse, the site plan numbers nine landscape features across the development — entrance signage, a botanical arrival, an avenue of greens, a green belt, a green lawn, a pocket garden, a linear park and jogging path, and a reflexology path — plus the 6.3-acre private forest along the northern boundary.

Not within walking distance, and I would rather lead with that. Ukay Perdana is a car-first landed address: the brochure's own case is six highways, not a station, and the stations its map shows — Wangsa Maju, Sri Rampai, Setiawangsa and Jelatek on the Kelana Jaya LRT line — sit across the valley with no distance printed against any of them. What you get instead is the Ukay Perdana interchange straight onto the MRR2 and the Ampang interchange onto the SUKE, which between them reach the city centre, the airport highway and the East Klang Valley without going through Ampang town. If a station you can walk to is on your list, this is not that project, and you should tell me so early.

The brochure gives no figure for the city centre itself, so I will not put one on the page. What it does measure is Titiwangsa Lake Park at 16.9 km, which sits just north of the city centre and is the closest thing to an honest marker — call the KLCC area a little beyond that by road, depending on which highway you take. The brochure's map marks the route in via AKLEH and the SPE. I would rather you drove it at eight in the morning before you buy than took anybody's kilometre figure, mine included, as a proxy for the journey.

More than the price gap suggests. The link villa is 2.5 storeys on a 22 ft frontage, sharing both party walls on an intermediate lot; the semi-detached is 3 storeys on a 40 ft frontage, sharing one, which is what puts windows on three sides. The semi-detached adds a home lift, a double-volume living and dining room, a bathtub and dual sinks in the master bath and compressed stone floors in the living area, none of which the link villa gets. The link villa gets a digital lockset and engineered wood flooring in the bathrooms; both get the EV charging isolator, the centralised solar water heating and the same premium sanitary fittings. And there are only 26 semi-detached against 116 link villas, so choice runs out faster at the top.

Malton. The brochure carries no developer's licence number or advertising and sales permit number — there is no statutory block in it at all, which is unusual and worth knowing before you treat the document as a complete record. Both numbers must exist for the development to be sold legally, so ask for them, check them against the Ministry of Housing and Local Government's register, and read them on the sale documents rather than taking them off a flyer. Ask me and I will put that request to the developer in writing for you.

2029, from my own project record — the brochure gives no completion date. On a landed strata scheme the completion period and the compensation payable if the developer is late are written into the statutory sale and purchase agreement, so the date that binds anyone is the one in your contract, not the one in a brochure or on this page. Ask me to walk you through that clause, and through the defect liability period, when you read the documents.

Phase 1A is the 116 link villas and Phase 1B the 26 semi-detached — together 21.52 acres and everything on sale now, including the clubhouse. The masterplan key shows Phase 1C, Phase 2, Phase 3 and Phase 4 still to come across the balance of the 56 acres, with parcels of 21.75, 6.36 and 1.74 acres marked “future development”, and the brochure notes that the land sizes exclude the road to be surrendered. No dates, product types or densities are given for any of them. That is the open question on this site: you are buying into a masterplan whose later phases are undrawn, and what gets built next door over the following decade is not something the brochure commits to. Ask what is approved rather than what is proposed.

Selangor sets a minimum purchase price for foreign buyers and applies tighter rules to landed residential property than to high-rise — in several categories landed homes are restricted outright, and leasehold land adds a state consent step on both the purchase and any future sale. The entry price here is above the usual threshold, but that is not the whole test on a landed strata title. Tell me which passport you hold and which house type you are after, and I will get the position confirmed in writing before you pay anything.