Royal LexisKUALA LUMPURA PRIVATE POOL IN EVERY SUITE

On JALAN SULTAN ISMAIL in Kampung Paya, postcode 50250 — the Golden Triangle edge of the city, on the northern boundary of the Bukit Nanas forest reserve. OpenStreetMap carries the site itself as "Royal Lexis (U/C)" at 3.1555203, 101.7046912, and the interactive map on this page uses that pin. THE TRANSIT POSITION IS THE STRONGEST SINGLE FACT ABOUT THE ADDRESS: measured straight from the pin, BUKIT NANAS MONORAIL IS ABOUT 70 METRES AWAY — closer than the station at any other project on this site — and DANG WANGI LRT ON THE KELANA JAYA LINE IS ABOUT 325 M, with OpenStreetMap also carrying a direct link bridge from the monorail station about 87 m off. Beyond those two: Kampung Baru LRT about 705 m, Medan Tuanku Monorail about 765 m, Raja Chulan Monorail about 820 m, KLCC LRT about 1.05 km and Bukit Bintang MRT about 1.22 km. The green is just as close — BUKIT NANAS FOREST RESERVE AND THE KL FOREST ECO PARK BEGIN ABOUT 70 M AWAY, with MENARA KUALA LUMPUR ABOUT 580 M off inside it. For everything else: Concorde Hotel about 175 m, Shangri-La about 250 m, Suria KLCC and the PETRONAS TWIN TOWERS ABOUT 860 M, Aquaria KLCC about 960 m, the KL Convention Centre about 1.15 km, Pavilion Kuala Lumpur about 1.21 km and Merdeka 118 about 1.9 km. The developer's own map is schematic — a 1 km ring and a 200 m scale bar, no distance table — so every figure above is a straight line measured from the map pin, and real walking routes run a little longer.

PRICES START AT RM1,897,000, per this site's own project record. Against the 573 sq ft Type A that works out to roughly RM3,310 per square foot, which puts Royal Lexis at the top of the KL city-centre range rather than the middle of it — and the reason is the product rather than the postcode: every suite is delivered FULLY FURNISHED TO HOTEL STANDARD and every suite has ITS OWN PRIVATE POOL, which almost nothing else in Kuala Lumpur offers at any price. The four plans run 573, 802, 1,085 and 1,155 sq ft, with the floor plates drawing Type C at 1,052, 1,053, 1,085 and 1,225 sq ft depending on the stack, so the ticket moves a long way with the plan, the level and the facing. THE MONTHLY HOLDING COST is confirmed for this page and it has two halves, so read them together. MAINTENANCE IS RM0.80 PER SQUARE FOOT A MONTH, AND THE SINKING FUND IS A FURTHER 10% ON TOP OF THAT RATE rather than included in it — which makes the all-in figure effectively RM0.88 psf: about RM504 A MONTH ON THE 573 SQ FT TYPE A, RM706 on the 802 sq ft Type B, RM955 on the 1,085 sq ft Type C, RM1,016 on the 1,155 sq ft Type D and RM1,078 on the 1,225 sq ft corner Type C. That is a fair rate for a building carrying twelve floors of facilities, and it is worth checking how the private pool in your own suite is treated within it. THE SECOND HALF IS THE ONE TO PLAN AROUND: NO CAR PARK IS ALLOCATED TO OWNERS AT ALL — the eight levels of parking serve the hotel's guests. Budget for a rented bay nearby or for living without a car; at about 70 metres from Bukit Nanas Monorail and 325 m from Dang Wangi LRT, the second option is more realistic here than almost anywhere else in the city. Two more costs follow from the COMMERCIAL TITLE: expect commercial utility tariffs and commercial assessment rather than residential ones. What IS in the price is unusually generous — furniture, fittings, the bathrooms with their freestanding tubs and twin vanities, and the pool itself.

YES — and it is drawn, not implied. ALL FOUR LAYOUT CARDS carry the line "1 Private Pool" beside the room count, and both TYPICAL FLOOR PLATES label a pool in every single unit on the plate: eleven of them on Levels 12 to 38, nine on Levels 39 to 45. That is why the homes are marketed as SKY POOL SUITES rather than as apartments. HOW IT WORKS ON THE PLAN: the pool sits on the outer edge of the suite, across the window wall, with the bedroom opening straight onto it through full-height glass and a terrace or balcony alongside. The Type A pool runs across most of its 573 sq ft frontage; Type B's is longer with a balcony beside it; Types C and D put a full-length pool along the whole width of a two-bedroom home, with a terrace at one end. WHAT TO ASK BEFORE YOU BUY, because a private pool is not a normal strata fixture: who maintains it and whether that sits inside the maintenance charge or is billed separately; what the water and filtration arrangement is; how the waterproofing warranty is worded; and what the house rules say about using it if the suite is let out through the hotel programme. None of that is in the leaflet, and all of it is answerable by the developer.

NO. THIS IS THE MOST IMPORTANT THING TO UNDERSTAND ABOUT THE BUILDING BEFORE YOU BUY, so it is stated plainly here rather than in the small print: NO CAR PARK BAY IS ALLOCATED TO OWNERS OF THE SKY POOL SUITES. The eight levels of parking that run from Ground to Level 8 on the developer's own development-composition diagram are there for THE HOTEL'S GUESTS. That is a step further than the usual "no bay included" arrangement — there is no owner entitlement to rent one in the building either — so if you need to keep a car, plan for a bay in a neighbouring building and get the monthly rate before you commit. WHAT MAKES IT LIVEABLE IS THE ADDRESS, and this is exactly the kind of site where a car is optional: BUKIT NANAS MONORAIL IS ABOUT 70 METRES from the building's own map pin, DANG WANGI LRT ON THE KELANA JAYA LINE IS ABOUT 325 M, and Kampung Baru LRT, Medan Tuanku Monorail and Raja Chulan Monorail are all inside about 820 m. Between the monorail and the Kelana Jaya line you reach KL Sentral, KLCC, Bukit Bintang, TRX and Mid Valley without driving, and the Golden Triangle's offices, hotels and malls are a walk. Ride-hailing drop-off works normally at the ground-floor arrival. WHAT TO ASK: whether any owner parking can be bought or leased separately at any price, what the arrangement is for a guest arriving by car, and — if you intend to let the suite through the operator — how parking is handled for your tenant or guest, because that affects what you can charge.

FOUR, and all four are published on this page. TYPE A, 573 SQ FT (53.2 m², 16.1 ping) — one bedroom, one bathroom and a private pool, four to a floor on the lower plate as units 7 to 10, Levels 12 to 38. The pool and terrace take the frontage, the bed and wardrobe run beside them, and the bathroom along the entrance carries a freestanding tub, a separate shower and twin vanities. TYPE B, 802 SQ FT (74.5 m², 22.5 ping) — again one bedroom, one bathroom and a pool, two to a floor as units 5 and 6 on both plates; the pool is longer, a balcony sits beside it, the room holds twin beds and a lounge, and the bathroom splits into tub, shower, WC and a wardrobe run. TYPE C, 1,085 SQ FT (100.8 m², 30.49 ping) — two bedrooms, two bathrooms and a pool, five to a floor; master and second bedroom sit at opposite ends with a lounge between them, each with its own bathroom, and the pool and terrace run the full frontage. THE FLOOR PLATE DRAWS TYPE C AT FOUR SIZES — 1,052, 1,053, 1,085 and 1,225 SQ FT — depending on which stack it is on, so confirm the exact area of the unit you are shown. TYPE D, 1,155 SQ FT (107.3 m², 32.47 ping) — two bedrooms, two bathrooms and a pool, on LEVELS 39 TO 45 ONLY as units 7 and 8. It is the largest plan in the building, it exists on the upper plate and nowhere else, and NEITHER LEAFLET DRAWS IT — it comes off the developer's own layout card and the upper floor plate. Density is low for a tower this tall: eleven homes a floor below Level 39 and nine above it.

They sit in TWO SEPARATE BANDS, and the upper one is unusually large. LEVELS 55 TO 66 — TWELVE FLOORS — are given over entirely to facilities: a GRAND BALLROOM ON LEVEL 57 with its own pre-function rooms, a POOL BAR on the same floor, a TOP-FLOOR SKY BAR wrapped around a faceted copper column at the very top of the tower, a SKY LOUNGE and SKY DECK, the CROWN BAR under a fluted rose-gold ceiling, a SPECIALTY RESTAURANT, UMI, the Japanese restaurant with teppanyaki counters and a sushi bar, and a SKY CAFÉ. LEVELS 9 AND 10 are the residents' deck below the homes — GYMNASIUM, LEXSPA treatment rooms with their own reception and retail counter, and function rooms. BETWEEN THEM, ON LEVELS 46 TO 54, SIT THE HOTEL FLOORS, with all-day dining on Level 53 and an executive lounge; those are hotel amenities in the same building rather than residents' facilities, and it is worth asking which of them residents may use and on what terms. AT THE BOTTOM, Ground to Level 8 carries the grand lift lobby, a lobby café on Level 1, the Level 7 lobby and lounge, and eight levels of car park. The renders on this page are the developer's own. Where a floor number is given above it is the developer's — the Level 1, Level 7, Level 53 and Level 57 rooms are named as such on the developer's own drawings; the sky bars, lounges and restaurants are drawn without a level and this page does not invent one for them.

THE DEVELOPER IS KUALA LUMPUR METRO PROPERTY SDN BHD (200401005554 / 644057-V), the KL Metro Group entity named on the back cover of the developer's own current leaflet, with its office at Level 12, Imperial Lexis KL on Jalan Kia Peng. THE OPERATOR IS NAMED ON THE SAME PAGE: LEXIS HOTELS & RESORTS SDN BHD (199501015083 / 344284-T) — the group behind Lexis Port Dickson, Grand Lexis Port Dickson, Lexis Suites Penang, LEXIS HIBISCUS PORT DICKSON, which holds a Guinness World Record for the most overwater villas in a resort, and Imperial Lexis Kuala Lumpur about 1.4 km away on Jalan Conlay. The developer states that its resorts have welcomed over 11.5 million guests since 2006, half of them from abroad and from 186 countries. The bridging financer named on the leaflet is United Overseas Bank (Malaysia) Bhd. WHAT THAT MEANS IN PRACTICE: this is a hotel-operated building, not a self-managed condominium. NINE FLOORS OF IT — LEVELS 46 TO 54 — ARE AN ACTUAL HOTEL, and the residential suites are furnished, serviced and specified to the same standard, which is what makes them lettable from day one. WHAT IS NOT PUBLISHED, and what you should therefore get in writing: THE TERMS OF ANY RENTAL PROGRAMME. Several listing sites quote a guaranteed return followed by a profit-share arrangement with the operator; the developer publishes no such terms, so treat those numbers as unverified and ask for the actual agreement — the guarantee period, what happens after it, the split, who pays for what, and whether owner stays are allowed and how many nights.

NO — AND THIS IS THE SINGLE MOST IMPORTANT THING TO UNDERSTAND BEFORE YOU SIGN ANYTHING, so it is stated plainly rather than left in the small print. ROYAL LEXIS IS NOT A HOUSING DEVELOPMENT UNDER THE HOUSING DEVELOPMENT (CONTROL AND LICENSING) ACT. It sits on COMMERCIAL TITLE and outside that statute, which is common for serviced suites built into a hotel tower — but it changes what you are protected by, and it is worth walking through. WHAT YOU DO NOT AUTOMATICALLY GET. First, THE SALE AND PURCHASE AGREEMENT IS THE DEVELOPER'S OWN CONTRACT, not the prescribed Schedule G or Schedule H form — so its terms are whatever is written in it rather than whatever the statute fixes, and they can differ from the standard agreement you may have signed on a previous purchase. Second, there is NO STATUTORY LATE-DELIVERY COMPENSATION: under the Act a developer that misses the delivery date owes liquidated damages at 10% a year on the purchase price, and here any compensation at all is only whatever the contract provides. Third, there is NO STATUTORY DEFECT LIABILITY PERIOD — the Act's 24 months is not automatic, so the length, the scope and the retention arrangement are contractual. Fourth, PROGRESS PAYMENTS ARE NOT RING-FENCED in a statutory Housing Development Account. And fifth, you CANNOT TAKE A DISPUTE TO THE TRIBUNAL FOR HOMEBUYER CLAIMS, which only hears HDA purchases — a dispute goes to court, or to whatever the contract specifies. WHAT TO ACTUALLY DO ABOUT IT, because none of the above makes this a bad purchase; it makes it a purchase to read properly. HAVE YOUR OWN SOLICITOR REVIEW THE AGREEMENT BEFORE YOU PAY THE BOOKING FEE, not after — not the developer's panel lawyer, your own. Ask them to check, specifically: the delivery-of-vacant-possession date and what happens if it slips; the defect liability period and how defects are notified and remedied; the payment schedule and whether payments are tied to architect-certified progress; what happens to your money if the project stalls; and the termination and refund clauses. Ask also for the redemption or disclaimer arrangement with the project's BRIDGING FINANCER, UNITED OVERSEAS BANK (MALAYSIA) BHD, which is named on the back of the developer's own leaflet — a bank holding a charge over the land matters more when the statute is not standing behind you. Finally, CHECK YOUR FINANCING EARLY: margins on non-HDA commercial units can run lower than on a residential-titled home, which changes the cash you need up front.

THE LAND IS FREEHOLD and THE TITLE IS COMMERCIAL. Freehold means you are not counting down a lease. COMMERCIAL TITLE means you should expect COMMERCIAL UTILITY TARIFFS AND COMMERCIAL ASSESSMENT rather than residential ones, so electricity, water and quit rent all run higher than they would in a residential-titled condominium; budget for that alongside the RM0.80 psf maintenance and its 10% sinking fund. It is also what makes the building work as it is designed to: a commercial-titled serviced suite can sit in the same tower as a hotel and be let short-term through the operator in a way a residential-titled condominium generally cannot. The same commercial title is why the scheme SITS OUTSIDE THE HOUSING DEVELOPMENT ACT — see the question above, because that is the one to read before you commit. THE SITE IS 0.71 ACRES — 66 storeys and 518 units on less than three quarters of an acre, which is why the tower is as slender as the renders show and why the parking cannot stretch to owners. COMPLETION IS ESTIMATED Q3 2029, per this site's own project record, and construction is under way: OpenStreetMap still carries the site as "Royal Lexis (U/C)", and the developer's sales gallery is open daily on Level 12 of Pavilion Tower on Jalan Raja Chulan. Because the delivery date is contractual here rather than statutory, READ THE DATE AND THE LATE-DELIVERY CLAUSE IN THE AGREEMENT ITSELF rather than assuming the usual 36-month rule and the usual compensation. HOW THE 66 STOREYS ARE ARRANGED, from the developer's own development-composition diagram: Ground to Level 8 is reception and car park; Levels 9 and 10 are the residents' facility deck; LEVELS 11 TO 45 ARE THE 371 SKY POOL SUITES; Levels 46 to 54 are the hotel; and Levels 55 to 66 are the twelve upper facility floors. The 518 total units on the project record covers the whole tower — the 371 suites plus the hotel keys above them; that split follows from the developer's own floor plates, which draw eleven homes a floor on Levels 12 to 38 and nine on Levels 39 to 45, and it is a derivation rather than a figure the developer prints.