TheQUEENSWOODZ@ BUKIT JALIL

On Jalan Jalil Perkasa 1 in Bukit Jalil, Kuala Lumpur, on a 3.44-acre plot between two other EXSIM developments on the same road — Kingswoodz Residence about 95 metres north and The Treez Jalil Residence about 200 metres south. The nearest station is Awan Besar on the LRT Sri Petaling line: the developer's own map prints 900 metres, and the plot sits about 570 metres from the platform in a straight line. On that same map SJK(C) Lai Meng is 650 metres, Pavilion Bukit Jalil is 1 kilometre and the International Medical University is 2.7 kilometres. Measured straight-line from the plot, the Bukit Jalil Recreational Park starts about 600 metres away, the Bukit Jalil Golf & Country Resort boundary about 500 metres, Aurora Place about 600 metres, KL Wellness City about 1.3 kilometres and Columbia Asia Hospital Bukit Jalil about 1.6 kilometres. Muhibbah LRT is roughly 1.3 kilometres, Sri Petaling 1.6, Alam Sutera 1.9 and Bukit Jalil 2.1. KESAS, the Bukit Jalil Highway, the KL–Puchong Highway and the KL–Seremban Expressway all serve the area.

From RM723,300, which is the floor of the developer's published price schedule and buys the 807 sq ft Type A. Across the range that schedule runs RM723,300 to RM787,300 for the 807 sq ft Type A, RM821,000 to RM876,000 for the 936 sq ft Type B, RM1,071,800 to RM1,094,300 for the 1,206 sq ft Type C, RM1,202,600 to RM1,225,100 for the 1,410 sq ft Type D1 and RM1,223,800 to RM1,241,300 for the 1,410 sq ft Type D2 dual key. The spread within each type is floor level and facing — the park and golf-course elevations and the higher floors sit at the top of each band. Two EXSIM marketing pages tease a lower headline figure, which would be a rebate or package net price rather than a different schedule, so work from the current price list rather than from any advertised number, mine included. Budget for maintenance on top at RM0.42 per square foot a month with the sinking fund already inside that rate.

Leasehold, and the title is commercial — it is sold as a serviced residence under the Housing Development Act, which is the same arrangement EXSIM uses on its neighbouring Bukit Jalil projects. What that means in practice is worth knowing before you sign. Commercial title normally puts utilities and assessment on commercial rather than residential rates, so ask for an indication of what that costs a month. Being sold under the Housing Development Act is the reassuring half of it: that brings the statutory sale and purchase agreement, the stakeholder account that holds your progress payments while the tower goes up, the defect liability period after handover and the liquidated damages clause, all in the standard statutory form rather than one the developer writes itself.

Five layouts across eight plans, from 807 to 1,410 square feet. Type A is 807 sq ft (75 sq m) with 2+1 bedrooms, 2 bathrooms and a study, and comes as A1 with a balcony or A2 without. Type B is 936 sq ft (87 sq m) with 3 bedrooms and 2 bathrooms, again as B1 with a balcony or B2 without. Type C is 1,206 sq ft (112 sq m) with 3+1 bedrooms, 3 bathrooms, a study and a balcony, and comes as two different arrangements of the same area — C1 measures 15,075 by 9,700 mm, C2 the same width by 9,340 mm, with the master and the living room at opposite ends of the plan. Type D1 is 1,410 sq ft (131 sq m) with 4 bedrooms and 3 bathrooms, the only genuine four-bedroom here. Type D2 is the same 1,410 sq ft as a dual key: a self-contained studio with its own bathroom and its own entrance beside a 3+1 bedroom home. On the typical floor of either tower there are five Type A, five Type B, two Type C and two Type D.

Twenty-five, spread over four levels, and the brochure prints the whole legend. At ground level: the Grand Arrival, the Queen's Drop-Off and a Queen's Lounge to each tower. On the Level 8 podium deck, sixteen: Outdoor Wellness, the Regal Hall, the Leisure Lawn, the Grace Foot Garden, Queens Court, the Wellness Garden, the Jacuzzi Retreat, the Sun Deck, the Biopond, the Leisure Pool, the Queen's Pavilion, Kid's Wonderland, the Shallow Splash, the Green Terrace, the Inspired Lounge and the Queen's Hall. On Level 9, the Momentum Studio gymnasium. And on the roof of each tower — Level 50 in Tower A and Level 51 in Tower B — a Sky Bbq and a Moonlight Sip sky lounge. The development also carries the GreenRE green-building mark. Between them that covers a main pool with a sun deck and a children's splash pool, a jacuzzi, a gym, an indoor hall marked out for badminton, an enclosed half-court, a games room, two lounges, a children's play structure and four separate gardens.

1,004 homes in two towers: Tower A holds 494 over 50 storeys, Tower B holds 510 over 51. The floor plate is shared and the brochure draws it twice, identically — fourteen homes a floor, numbered 01, 02, 03, 3A, 05, 06, 07, 08, 09, 10, 11, 12, 13 and 13A, with no 04 and no 14. The shape is a T: a straight north wing of six homes off a single corridor, and a splayed southern fan of eight, with the two lift cores at the junction. That splay is deliberate. The plate is printed with its orientation on it, and the fan opens south towards the Bukit Jalil Recreational Park with the golf and country resort to the east, while the north wing looks over OUG towards the Kuala Lumpur skyline. Each tower has six lifts — five passenger and one service — which for fourteen doors a floor is a better ratio than most towers of this height.

RM0.42 per square foot a month, and the sinking fund is already inside that rate rather than billed on top — worth checking, because many Kuala Lumpur developments quote the two separately and buyers only discover it at handover. On the built-up that is about RM339 a month for an 807 sq ft Type A, RM393 for a 936 sq ft Type B, RM507 for a 1,206 sq ft Type C and RM592 for either 1,410 sq ft Type D. For twenty-five facilities across four levels, including two rooftop decks fifty storeys up, RM0.42 all-in is on the low side. Every unit comes with two car park bays, tandem or side by side depending on the type — generous for an entry unit of 807 square feet, where one bay is the norm. Neither figure is printed in the brochure, so ask for both in writing with your price list.

2029. Construction is under way on Jalan Jalil Perkasa 1, and The Queenswoodz is EXSIM's third development on that stretch of road — The Treez Jalil Residence about 200 metres south and Kingswoodz Residence immediately north came before it, so you can walk the earlier phases and see for yourself how they were built and handed over before you commit to this one. Message me for the current construction progress and for the handover schedule on the tower and floor you are looking at.

EXSIM Bukit Jalil Link Sdn Bhd, a company within the EXSIM Group, whose registered office is on Level 35 of EXSIM Tower at Millerz Square on Old Klang Road. EXSIM is one of the more active high-rise developers in this corridor and The Queenswoodz is its third project on this stretch of Jalan Jalil Perkasa 1, after The Treez Jalil Residence about 200 metres south and Kingswoodz Residence immediately north — which is the most useful thing to know about the delivery risk, since you can walk the earlier phases before you buy. The group markets itself on green building and this development carries the GreenRE mark. The sales gallery is the EXSIM Millerz Square Sales Gallery at G-08, Ground Floor, Megan Legasi, No. 357 Jalan Kelang Lama, 58000 Kuala Lumpur.