ARASRESIDENCES@ WCITY OUG, KUALA LUMPUR

On Jalan Awan Besar in Taman Overseas Union (OUG), 58200 Kuala Lumpur, on a 3.35-acre plot inside WCity OUG — WCT's 63-acre township on the OUG side of the Bukit Jalil corridor, just north of the Kesas Highway and west of the Maju Expressway. The developer's own distances, which read as road distances rather than straight lines, put Sri Petaling LRT at 1.6 km, Bukit Jalil LRT at 2.3 km, Awan Besar LRT at 3.0 km, Muhibbah LRT at 3.6 km and Taman Naga Emas MRT at 4.0 km. Five highways serve the plot: the MRR2/Kesas, the Maju Expressway, the Bukit Jalil Highway, the KL–Seremban Highway and the NPE. SK Seri Indah is 1.0 km away, Wembly Academy 1.7 km, SJK(C) Yoke Nam 1.8 km and the International Medical University 2.1 km. For shopping, Endah Parade is 2.7 km, Pearl Shopping Gallery 4.2 km, Pavilion Bukit Jalil 4.7 km and Mid Valley Megamall with The Gardens Mall 9.5 km. IMU Healthcare and Columbia Asia Bukit Jalil are both 2.0 km away.

From RM666,000, which is the marketed entry price and works out at roughly RM783 per square foot on an 850 sq ft Type A. Read that alongside the registered price schedule, which is the gross figure before the developer's package is applied: on the particulars printed on the teaser, a Type A is scheduled at RM745,920 to RM965,440 and a Type B at RM918,400 to RM1,152,480 in both blocks. The gap between the two is normal — the schedule is the gross price and the marketed figure is what you actually pay after the package — but it does mean the number you sign for depends on the deal open at the time, as well as on the tower, the floor and the facing. A 5% Bumiputera discount applies subject to quota. Budget for maintenance on top at RM0.39 per square foot a month, about RM332 for a Type A and RM414 for a Type B. Work from the current price list rather than from any advertised figure, mine included.

Freehold, with no encumbrances and no restriction in interest on the developer's registered particulars — no lease clock running, which is the clearest difference between this development and most of what is launching along the Bukit Jalil and OUG corridor right now, and it is what the cover of the sales sheet leads with. The title, separately, is commercial: Aras is a serviced residence, and it is sold under the Housing Development (Control and Licensing) Act. Both halves of that matter and they pull in opposite directions. Commercial title means your 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 home this size that is realistically a couple of hundred ringgit a month more than an identical residential-titled unit, so build it into your monthly figure alongside the maintenance fee. Being sold under the HDA is the protection on the other side: you get the statutory sale and purchase agreement rather than one the developer writes itself, the liquidated damages clause that pays you for every day handover runs late, and a housing development account that ring-fences your progress payments. Plenty of serviced residences are sold outside the HDA and carry none of that. Ask for the schedule of tariffs with your price list so you can compare the true monthly cost against a residential-titled neighbour.

Two, and neither is small. Type A is 850 square feet with 2 bedrooms and 2 bathrooms, measuring 8,800 by 10,050 mm — a genuine two-bedroom rather than a one-plus-study, with the master and Bedroom 2 both opening off a hall, and the living, dining and open kitchen running down the long side in one L with the balcony off the living end. Type B is 1,062 square feet with 3 bedrooms and 2 bathrooms at 11,000 by 9,100 mm — a split-bedroom plan, with the master alone on one side behind two full wardrobe runs and a vanity, and Bedrooms 2 and 3 grouped on the far side, the living and dining sitting between them. Both come with a balcony, a foyer and a separate air-conditioner ledge. Each layout is also drawn as a mirrored version, A-1 and B-1, because the two towers mirror each other; the plan is identical, only handed the other way. On the typical floor there are ten Type A homes and four Type B.

Over 50 of them, across about 3.3 acres split between the ground floor and a Level 9 podium deck. The water is the headline: a 50-metre lap pool, an onsen pool, a hydrotherapy pool, an aqua gym pool, a lounge pool and a kid's pool, with a pool deck and a floating deck between them, plus a sauna, a steam room and changing rooms. The gardens run to a zen garden with a meditation platform, a stone garden and tea terrace, a hanami flower path, a spring garden, a herbs garden, a reflexology path, a yoga deck, a pristine lawn, a garden swing, an outdoor lounge terrace, a BBQ terrace and pavilion, a children's playground and an outdoor gym. Indoors on the same level there is a gymnasium, a yoga room, a multi-purpose hall, a games room, a table tennis room, a VR room, a podcast room, a social kitchen, a reading room and a laundry area. At ground level: the main entrance lounge and residence lobby, a porte cochère with a water feature, a seating lounge, a parcel area, a mail room, a delivery waiting area, a dedicated visitors lift, a nursery, a kindergarten, a prayer room, retail space, a linear park and promenade, a guard house and the management office.

1,272 homes in two towers, 636 in each, on 3.35 acres — 56 storeys per tower. The typical floor plate carries fourteen homes, numbered 01, 02, 03, 3A, 05, 06, 07, 08, 09, 10, 11, 12, 13 and 13A, with no 04 and no 14. Ten of the fourteen are Type A and four are Type B, and the teaser prints the plate twice — once tinted for each type — so you can see exactly where each sits. The plan is three staggered bands around a single central core: a top band of four homes, a middle band of five with the lift core in it, and a bottom band of five. The four Type B homes take the four outer ends of that arrangement, which is why each of them gets windows on two elevations while the Type A homes get one. Five passenger lifts and one emergency lift serve each floor, so fourteen homes share six cars — the ratio that decides whether you wait two minutes or ten on a weekday morning. Note that 636 does not divide evenly by fourteen, so the lower residential levels differ from the typical plate; ask for the stack plan for the floor you are looking at.

RM0.39 per square foot a month, with the sinking fund inside that rate rather than billed separately at handover. On the built-up that is about RM332 a month for an 850 sq ft Type A and about RM414 for a 1,062 sq ft Type B. For over 50 facilities across 3.3 acres — six pools, a full 50-metre lap lane, a gymnasium, a sauna and steam room and a landscaped podium deck — RM0.39 all-in sits in the normal range for this corridor rather than at the top of it. On parking, the developer allocates two bays to every Type A and three to every Type B. Three bays with a 1,062 sq ft three-bedroom home is genuinely unusual at this price; most developments at this size give two and charge for a third if they offer one at all, and the extra bay follows the unit on resale.

December 2029 on the developer's registered particulars, which is the date that carries legal weight rather than any figure in the marketing. When you sign, check two things in the sale and purchase agreement itself: the completion date written into it, and the liquidated damages clause, which sets what the developer owes you per day if handover runs late. Those two together are what you can actually act on if the programme slips. Message me for the current construction progress and for the handover schedule on the tower and floor you are looking at.

WCT OUG Development Sdn Bhd, a company within WCT Holdings Berhad — one of the older listed Malaysian construction and property groups, and the contractor behind a good deal of the country's highway and airport work as well as its own developments. The registered office is at B-19-1, Tingkat 19, The Ascent Paradigm, No. 1, Jalan SS7/25A, Kelana Jaya, 47301 Petaling Jaya, Selangor. Aras is the second residential release inside WCity OUG, the group's 63-acre township on Jalan Awan Besar, after The Maple Residences; the township also holds the VOUG Shoppes retail component and the central park the towers face. The sales gallery is the WCT Property Gallery at WCity OUG, Lot PT. 15210, Jalan Awan Besar, Taman Overseas Union, 58200 Kuala Lumpur, and there is a second WCT Experience Gallery at Lot 5.19.00, Level 5, Pavilion Bukit Jalil.