111 MenerungONE ELEVEN MENERUNG

On Jalan Menerung, in the pocket between Bangsar and Bukit Damansara in Kuala Lumpur — the developer markets it as Bangsar, and OpenStreetMap files the road under Bukit Damansara, because the plot sits on that boundary. Bangsar Shopping Centre is about 350 metres away in a straight line, Pavilion Damansara Heights about 230 metres, and Pusat Bandar Damansara MRT station (KG13, Kajang line) about 270 metres. Bangsar Village and the Jalan Telawi restaurants are roughly 1.8 km, Bangsar LRT about 2.5 km, Pantai Hospital about 2.8 km, Garden International School about 3.0 km, Publika about 3.0 km, and Mid Valley Megamall and Mont' Kiara International School both about 3.3 km. Menerung Park is immediately east of the building and gives the eastern homes their name and their outlook.

From RM1,700,000 for the smallest layout, the 1,001 sq ft Type M1. That is the net entry price on the developer's current package, and it sits below the registered price schedule printed on the back of the brochure, which prices each type separately: Type M1 RM2,255,150 to RM2,674,900, Type M1-A RM2,374,750 to RM2,553,000, Type M1-B RM2,661,100 to RM2,822,100, Type M2 RM2,541,500 to RM2,731,250, Type M3 RM2,802,550 to RM3,216,550, and Type L RM7,256,500 to RM7,325,500. Both figures are shown here rather than one of them quietly replacing the other, because the registered schedule is the document you will be shown at the gallery. There is also a 5% Bumiputera discount. Prices move with level and facing, and this is a small building where the good stacks go early, so message me for the price list current on the day and for which levels are still open in the type you want.

Freehold, with the developer's registered particulars recording no land restriction. The registered development type is serviced apartments rather than residential-title condominiums, which is normal for a building of this kind in Kuala Lumpur and means the utility tariffs and the assessment rates are the commercial ones — worth putting a figure on before you budget, because on a home of this size the difference is not small. The developer is BRDB Developments Sdn Bhd (5521-A), the approving authority is Dewan Bandaraya Kuala Lumpur, and the building plan was approved under reference BP T2 OSC 2021 1494.

Six, and none of them is small. Type M1 is 1,001 sq ft with two bedrooms and two bathrooms, and there are forty of them. Type M1-A is 1,012 sq ft, twelve units, the same plan pulled wider. Type M1-B is 1,087 sq ft with a much deeper balcony, twenty-four units. Type M2 is 1,163 sq ft, fourteen units, with the two bedrooms at opposite ends of the plan and a balcony running the full width. Type M3 is a 1,378 sq ft duplex, fourteen units, with the second bedroom downstairs and the main bedroom and bathroom alone on a private upper floor above a double-height living room. Type L is a 3,714 sq ft duplex with four bedrooms, five bathrooms including a powder room, a study, a pantry, a yard and two private lift lobbies — one on each of its floors — and there are only seven in the building. Car parks come with the home: one bay with an M1, two with a Type M2 or M3, and three with a Type L.

Fourteen residential levels, numbered 1, 2, 3, 3A, 5, 6, 7, 8, 9, 10, 11, 12, 13 and 13A — 4 and 14 are skipped. Below them are eight parking and service levels, B2 through P2, with the residential lobby on SB3. Above them, the entire roof is the facility deck. The developer's own storey plan sorts every home by facing under four headings: Pavilion / LRT on the west side, where the Type M1-A and Type M1 stacks look towards Pavilion Damansara Heights and the MRT line; D28 and Taman-Sa across the middle, carrying the Type M3, M2, M1-B and M1 stacks; and Menerung Park on the east, which is the Type L column — one 3,714 sq ft duplex to a level, seven in all. Level 13A also carries the management office and plant rooms.

Ten, and all of them are on the roof rather than on a podium deck with homes looking down into it. The legend on the developer's facility plan lists a swimming pool, a second smaller pool, a jacuzzi, a BBQ terrace, rooftop gardens, a gymnasium, a surau, a changing room and washroom, the lift lobby, and a space set aside for a multipurpose hall. The renders show the pool screened on both long sides by timber battens, the gym glazed on two sides and opening onto a deck built around a mature tree, and the gardens laid out as lawn, stone paving and a pergola between the pool and the lifts. For 111 homes that is a generous ratio — this is a small building, and the deck will not be busy.

Car parks go by unit type: one bay with the M1 layouts, two with the Type M2 and Type M3, and three with the 3,714 sq ft Type L. That is what the eight full levels of parking beneath the homes are for — B2, B1, SB3, SB2, SB1, G, P1 and P2, all of it serving only 111 homes, which is an unusually deep provision for a building this size. Maintenance is RM0.95 per square foot a month with the sinking fund already inside that rate rather than billed separately on top. On the six layouts that works out at about RM951 a month for a 1,001 sq ft Type M1, RM961 for an M1-A, RM1,033 for an M1-B, RM1,105 for a Type M2, RM1,309 for a Type M3 and RM3,528 for the Type L. That is a high rate by Kuala Lumpur standards and it should be — 111 homes are carrying a whole rooftop deck, eight levels of parking and a Bangsar address between them, with no economies of scale from a thousand neighbours to spread it across. Budget for it as part of the cost of owning here, not as an afterthought.

January 2027 — sixty months from the start — as stated on the back of the developer's own e-brochure. You are buying off-plan under the progressive payment schedule, paying in stages as the building rises rather than in one sum on signing. Before you sign, check that the completion date written into your sale and purchase agreement matches the one you were quoted: the date in the agreement is the one that binds the developer, and the date in a brochure is not. Ask for the liquidated damages clause at the same time, which is what you are owed if handover runs late.

The specification schedule lists compressed marble to the foyer, living, dining and master bedroom — and to the pantry, store and yard in the larger types — timber to the other bedrooms, stone to the kitchen, master bath, Bath 1 and Bath 2, and tiles to Bath 3 and the study in the Type L. Walls are stone in the kitchen and the master bath. Windows are aluminium-framed glass, the main door is fire-rated and the internal doors are timber flush. The three brand partners printed on the back cover are Miele, Technogym and Villeroy & Boch. Electrically, a Type M1 is specified with twenty lighting points, twenty-one 13A power points and four air-conditioner points; a Type L with sixty-one lighting points, forty-seven 13A points and eleven air-conditioner points.

BRDB Developments Sdn Bhd (5521-A) — Bandar Raya Developments Berhad as was — one of the older Kuala Lumpur developers and the name behind much of modern Bangsar, including Bangsar Shopping Centre itself. Its head office is at Level 11, Menara BRDB, 285 Jalan Maarof, Bukit Bandaraya, which is the BSC address about 350 metres from this site. That matters more than it usually would: the developer is not arriving in the neighbourhood to build and leave, it has been the landlord across the road for decades.

Because it is finished. Bangsar was a rubber estate, then it was built out, and what is left is a low-rise, tree-lined enclave with almost no land to add to it — which is why a plot on Jalan Menerung produces 111 homes rather than a thousand. Everything is already there: Bangsar Shopping Centre and Bangsar Village for the daily shop, Jalan Telawi for the restaurants and cafés, Pantai Hospital, two international schools within about three kilometres, Bukit Kiara and the golf club to the west, and both an MRT and an LRT station within reach. Scarcity is the whole argument for the address, and a 111-unit freehold building is scarcity twice over.