MABA

Prices start at RM699,000 on my project record. The sales kit itself prints no price list, so that figure is mine rather than the developer's published range, and it is the entry price — the 657 sq ft Type C sits well above it. Message me on WhatsApp and I will send the current price list for the exact type, tower and floor you want, with the rebate and package as they stand that week.

No. Not one bay comes with any unit, and that is the single most important line on this page. Everything about the development assumes the MRT at the end of the street: Merdeka station is 160 m away, Pasar Seni is one stop and KL Sentral is two. If you drive daily, or you are buying to let to someone who does, ask me first what parking actually exists around the Merdeka 118 precinct and what a monthly bay costs there — I would rather work that out with you now than have you find it after signing.

RM0.99 per square foot a month, with the sinking fund included in that rate rather than charged on top. That works out at about RM320 a month on the 323 sq ft Type A, about RM479 on the 484 sq ft Type B and about RM650 on the 657 sq ft Type C. For a city-centre tower with pools, a gym and a basketball court to run, the rate itself is unremarkable — but this is a commercial-title development, so budget for the utilities on top of it at commercial rates.

Commercial title, and it is sold under the Housing Development Act — the two sit together, and buyers often assume they cannot. Commercial title decides your bills: electricity, water, assessment and quit rent are charged at commercial rather than residential rates, which is the more expensive side. Being sold under the HDA decides your protection: the developer must hold a housing developer's licence, the sale uses the statutory sale and purchase agreement rather than one the developer writes itself, part of your money is held by a stakeholder, there is a defect liability period after handover, and there is compensation if the keys are late. Plenty of serviced and office-suite products in Kuala Lumpur are sold outside the HDA with none of that. Ask me to show you the licence and permit numbers on the sale documents before you pay a booking fee.

Leasehold. The sales kit does not state the tenure at all, so that comes from my own project record — and on a leasehold city plot what matters is the number of years left on the lease, which nobody has published. I will get the title search and the balance of the lease from the developer in writing before you commit to anything.

Three plans and a mirrored fourth. Type A is 323 sq ft and drawn as an office suite: one open room with a pantry, a utility cupboard and a toilet. Type B is 484 sq ft with one bedroom, a study, a bathroom and living, dining and pantry along the window. Type C is 657 sq ft with one bedroom, two bathrooms, a powder room and a foyer, and Type C(M) is the same plan mirrored so it can face the other way. Every typical floor in both towers carries all three.

No, and I will not list it as one. The developer writes it as 1R + 1: one bedroom and a study. The study is a real room and a useful one — it is what makes 484 sq ft workable for two people — but it is not a second bedroom, and counting it as one is how buyers end up comparing this against genuine two-bedroom stock that costs more for a reason. I count true bedrooms only, here and everywhere else on this site.

It is drawn and labelled as an office suite, which is the honest answer. At 323 sq ft with a pantry and a toilet it is the entry unit and the one most rental pitches are built on, and on a commercial title an office use is straightforward. Before you plan on living in it, or letting it to someone who will, ask me what use is approved on the sale documents — that is a question for the developer's lawyers, not for a brochure.

160 m to Merdeka station (SBK17), which the sales kit puts at about a two-minute walk, with the Merdeka 118 precinct between the two. On the Kajang line that is one stop to Pasar Seni for the LRT and Central Market, one stop to Pavilion Bukit Bintang, two to Tun Razak Exchange, and two to Muzium Negara where you change for KL Sentral.

A 3x3 basketball court in the Malaysia Basketball Association's own colours, with tiered seating, The Bench terrace and the Playmaker Hub around it. A gymnasium in two rooms, one of them a running track along the glazing. A luxe pool with a jacuzzi, a sunlit pool and deck, and a kid's pool. Coworking, games, music, loft and sunken lounges. Garden alcoves, a garden lounge and a hanging garden. The arrival floor has the grand lobby and its arcade, with lift lobbies on the residential levels.

EXSIM is the developer — one of the more prolific names in Kuala Lumpur city-centre high-rise — and the Malaysia Basketball Association is the partner whose name is on the building. That is where the 3x3 court and the courtside facilities come from. The sales kit also says the suites are run by a hospitality management company rather than an ordinary management office, and that is the part to read the fine print on: ask what the operator charges, what it takes off a letting, and whether you are obliged to use it at all.

Kuala Lumpur applies a minimum purchase price of RM1 million to foreign buyers, and the entry price here is RM699,000 — so a foreign purchase is not automatic and depends on the unit. Commercial title and leasehold land each add their own steps, and a leasehold transfer needs state consent, which takes time. Tell me which passport you hold and which unit you are looking at, and I will get the position confirmed in writing before you pay anything.

2031 on my project record, which is about five years out — a long build, and normal for a tower of this height in the city centre. The sales kit prints no completion date of its own. Because the development is sold under the Housing Development Act, the completion period and the compensation due if the developer is late are written into the statutory sale agreement rather than left to goodwill, so ask me to point you at that clause when you read the documents.