PhoenizSUITES @ KL CITY CENTREJALAN YAP KWAN SENG · BY EXSIM

On Jalan Yap Kwan Seng in the Kuala Lumpur city centre, immediately beside Hugoz Suites and a short way east of EXSIM's completed Scarletz Suites — which is why the market calls it Hugoz 2. It fronts Jalan Yap Kwan Seng itself, with the Ampang Elevated Highway running past the north end of the street and Jalan Ampang and Jalan Tun Razak both a couple of minutes out. The transit case is the strong one: MRT Ampang Park on the Putrajaya line sits about 390 metres away in a straight line, which is what makes the agent's "450 m walk" claim stand up, and MRT Raja Uda is about 630 m. The Kelana Jaya LRT is a little further at roughly 600 metres to either KLCC or Ampang Park. On foot from the plot it is about 570 metres to Avenue K, 605 to The Intermark, 830 to Suria KLCC, 840 to the Petronas Twin Towers and 960 to KLCC Park. Every one of those metric figures is a straight-line measurement from the plot to the mapped position of the place, taken for this page — real walking routes run longer, so treat them as the floor rather than the number.

From RM1,016,400 for a 484 sq ft Type A, RM1,314,000 for a 657 sq ft Type B1 dual key and RM1,375,600 for a 678 sq ft Type B2 corner dual key. Read those per square foot rather than as headline numbers, because they invert what you would expect: Type A works out at about RM2,100 psf, Type B1 at about RM2,000 and Type B2 at about RM2,029. The smallest home is the most expensive per square foot and the dual keys are the better value on that measure — which matters, since a dual key is also the one you can let as two units. Around RM2,000 to RM2,100 psf is the going rate for a freehold city-centre address inside walking distance of an MRT station, and it sits above the leasehold towers on the KLCC fringe for exactly that reason. Now budget the monthly cost properly, because it is high. Maintenance is RM1.21 per square foot a month with the sinking fund included — about RM586 on a Type A, RM795 on a Type B1 and RM820 on a Type B2. The title is commercial, so utilities and local assessment are billed at commercial rates on top of that again. And no suite comes with a car park bay, so if you need one, price a rented bay nearby into the same monthly figure. Ask for the current price list with the floor and unit number written on it — the figures above are the entry price for each type, and the floor and the band move them.

Freehold land on commercial title, sold under the Housing Development (Control and Licensing) Act — all three at once, which is a genuinely good combination. The freehold half is the unusual one. Most of what launches on the KLCC fringe sits on leasehold land, where the balance of the term is a live question at resale and an extension premium waits at the end of it. Phoeniz has neither, and on a city-centre plot that is a real structural advantage rather than a marketing line. Being sold under the Housing Development Act is the half that protects you while the tower is still being built: you get the statutory sale and purchase agreement rather than a private one the developer drafts, the liquidated damages clause that pays you if handover runs late, and a ring-fenced housing development account holding your progress payments. Plenty of serviced suites on commercial title are sold outside that Act and carry none of it, so having it here matters — on a 2029 completion your money is committed for years. The commercial title is the half that changes your monthly cost. Electricity, water, gas and indoor internet are billed at commercial tariffs rather than residential ones, and your local assessment is set at the commercial rate — on a 484 sq ft suite that is realistically a couple of hundred ringgit a month more than an identical residential-titled home, so build it into your figure beside the RM1.21 psf maintenance. In exchange it is what makes short-stay and serviced letting straightforward here, which is the whole design intent of the building.

Three plans, all published in full, running 484 to 678 sq ft. Type A is 484 square feet at 5,925 by 8,130 mm — one bedroom on the window wall with the living and dining beside it, a pantry and a study across the back, and a bathroom plus a separate WC off the hall so a guest never has to cross the bedroom. Type B1 is 657 square feet at 8,030 by 7,588 mm and is a dual key: one entrance foyer opening onto two halves that share nothing else, a bedroom with its own bathroom and bathtub on one side, a living room with the pantry and a second bathroom on the other, and both halves reaching the window wall so neither is the dark one. Type B2 is 678 square feet at 10,518 by 7,588 mm, a corner dual key drawn as an L — the bedroom half steps out along one leg and the living half along the other, each with its own air-conditioner ledge, and the two bathrooms sit back to back against the pantry in the crook. The corner is what you pay for: two window walls at right angles rather than one. Worth knowing: the agent's own summary table labels all three as "2 Bedrooms", but not one of the three drawings shows two bedrooms. Type A draws a bedroom and a study; the two dual keys each draw one bedroom and one living room. This page follows the drawings, and you should too — ask for the plan, not the table.

The facilities sit in the crown of the tower rather than on a podium deck, which is the point of the design. The sky deck carries an infinity pool running out along the building's edge towards the KLCC skyline, a jacuzzi, a sun deck with cabana loungers under a lit pergola and a wall of backlit amber screens, a sky gym glazed to the city, and a sky garden lounge. Above it, the sky lounge is a single glazed floor with a shared kitchen and dining table at one end and a curved sofa and media wall at the other, and EXSIM also names a Gourmet Loft, a Sky Music Lounge and a co-working lounge on that level. At street level there is a grand arrival lobby with a concierge counter, run as a 24-hour concierge service, with 24-hour security and CCTV, and six lifts in two facing banks of three serving the tower above. One caveat, stated plainly: EXSIM has not published a numbered facilities legend or a plan sheet for Phoeniz. The renders are the developer's own and the names above are the ones its own material uses, but there is no schedule anyone can point to that says which item sits on which level or what the pool's actual length is — one microsite calls it a 50-metre lap pool and no primary source confirms that. Ask for the facilities schedule with the price list.

Ten on the typical plate, in two bands either side of a central lift core. The north-west band faces Taman Tasik Titiwangsa and carries four — units 07 and 08 are Type A, units 09 and 10 are Type B1. The south-east band faces the Royal Selangor Golf Club and TREC and carries six — unit 06 is Type B1, units 05, 3A and 03 are Type A, unit 02 is Type B1, and unit 01, the corner, is the single Type B2 on the floor. The numbering skips 04, with 3A standing in. That is five Type A, four Type B1 and one Type B2 to a floor, and the band you buy on decides your outlook for the life of the building. Between the two bands the core carries six lifts in two facing banks of three, with a staircase at each end. Do not divide 394 by ten to work out the floor count. The building's published mix is 199 Type A, 150 Type B1 and 45 Type B2 — which sums to 394 exactly — and 45 Type B2 at one a floor means that stack runs 45 levels while the other two counts do not divide evenly into ten-home floors. The lower levels must therefore sit on a different plate that has not been published, and an agent microsite's version of that split does not reconcile with 394 either, so this page does not repeat it. Ask for the stack plan for the specific level and band you are looking at.

No car park at all. Not one bay, not a shared allocation — no suite at Phoeniz comes with parking of any kind, and you should know that before anything else on this page. It is the clearest signal of what the building is: a 0.56-acre plot carrying 394 homes about 390 metres from MRT Ampang Park, designed around rail and e-hailing rather than around cars. For the short-stay letting this tower is built for, that is largely academic — guests arrive by train or by Grab and would not use a bay anyway, and it is one less thing to hand over. For an owner-occupier with a car it is a real cost and a real inconvenience: you would need to rent a bay privately in a neighbouring building, and in this part of the city centre that is neither cheap nor guaranteed. Work out which of those two you are before you commit, and if you need a bay, get a written quote for one nearby and add it to your monthly figure. Maintenance is RM1.21 per square foot a month with the sinking fund included in that rate rather than billed on top — about RM586 on a 484 sq ft Type A, RM795 on a 657 sq ft Type B1 and RM820 on a 678 sq ft Type B2. That is a high rate, the highest of any project I list, and it is worth understanding why: this is a 53-storey tower with its pool, gym and lounges in the crown rather than on a cheap podium deck, six lifts, a 24-hour concierge, and no car park levels to spread the cost across. Read it together with the commercial-rate utilities and assessment, because the true monthly cost of holding a suite here is meaningfully higher than the headline maintenance figure alone.

That is what the building is designed for, and it is the reason the commercial title matters. Commercial title, a city-centre address inside walking distance of an MRT station and 840 metres from the Petronas Twin Towers, dual-key plans that let one home be let as two, a sky pool that photographs well and a 24-hour concierge — every one of those is a short-stay letting decision rather than an owner-occupier one. EXSIM's track record on this street is the part you can actually check: Scarletz Suites completed in 2022 and Ceylonz in 2023, both in the same market and both let the same way, so you can look at what they achieve rather than at a projection. Three things to get in writing before you commit. First, whether a hospitality operator has been appointed to run the building and, if so, the management agreement itself — how revenue is split, what is netted off before the split, how long you are locked in and what it costs to leave. The agent site's own FAQ raises this question and does not answer it. Second, the building's own by-laws and house rules on short-stay letting, which can restrict it even where the title permits it. Third, the local authority's position, which has tightened in parts of Kuala Lumpur. A commercial title makes short-stay letting possible; it does not by itself make it permitted in a particular building.

2029 on the agent's own project details, with one EXSIM microsite putting it more precisely at Q4 2029. As of the third quarter of 2026 the site was still at clearing stage, so that is a long runway and your progress payments will run for years before handover. Check two things in the sale and purchase agreement rather than in any brochure or on any website: the completion date written into the agreement itself, and the liquidated damages clause that sets what the developer owes you per day if handover runs late. Those two are what you can actually enforce. The developer is EXSIM, one of the more prolific high-rise developers in Kuala Lumpur and the group behind Scarletz Suites, Ceylonz Suites and Hugoz on this same street, as well as The Queenswoodz and D'Tessera elsewhere in the city. Hugoz, immediately next door, has sold out — Phoeniz is its follow-on phase, which is why the market knows it as Hugoz 2. Being able to walk through two completed EXSIM buildings a few hundred metres away, and see how they have held up and how they let, is a genuinely useful thing to do before you buy off a plan here. If you would rather not walk into a showroom cold, message me and I will arrange the viewing, the current price list and the availability first.