111 Menerung @ Bangsar

Yes, and unusually, every single unit qualifies. Kuala Lumpur sets the minimum purchase price for a non-citizen at RM1,000,000 on the sale and purchase agreement. The lowest price BRDB has registered in this building is RM2,255,150, so there is no part of the stock you need to screen out. That is not true of most Kuala Lumpur launches and it is not true of the other two Bangsar projects I have written up.

You still need written consent to the transfer under section 433B of the National Land Code. In the Federal Territory of Kuala Lumpur that consent is granted by the Federal Territory Land Working Committee, applied for by your conveyancing solicitor after the agreement is signed. Federal Territory applications are generally quicker than most state applications, but budget the time and the fee. Some general guides still say Economic Planning Unit approval is required for Federal Territory residential purchases — for an ordinary residential unit that is not the relevant approval, and I would have your solicitor confirm the current route in writing before you exchange.

Then the tax. From 1 January 2026 non-citizens pay a flat 8% stamp duty on residential property with no first-home relief, so a RM2.26 million unit carries about RM180,800 of duty on transfer. On resale, non-citizens pay real property gains tax of 30% within the first five years and 10% from the sixth year onward, with no zero-rate band ever. Those two numbers change the maths on a short hold considerably, and they are worth modelling before you sign.

111 units in one 23-storey building, and BRDB registers the breakdown type by type: M1 at 93 sq m with 40 units, M1-A at 94 sq m with 12, M1-B at 101 sq m with 24, M2 at 108 sq m with 14, M3 at 126 sq m with 14, and Type L at 294 sq m with 7. Add them up and you get exactly 111, which is a small but real confirmation that the disclosure is internally consistent.

The name is doing double duty. BRDB's group CEO has said the number 111 was chosen to signal the low-density concept, and the building sits at 111 Jalan Menerung. It is also registered and marketed under the name One Eleven Menerung, so if you search that and this page and think they are two projects, they are not.

On configuration, BRDB describes the range as two to three-plus-one bedrooms across single and duplex units. Listing sites describe the M-types as two-bedroom and the Type L duplex as four-bedroom with five bathrooms. Those are not from the developer, so I have not put them in the layout table. Ask me for the actual plan for the type you want.

The registered range is RM2,255,150 to RM7,325,500, published per type on the statutory strip of BRDB's own project site. That is the figure I use on this page.

You will see two lower numbers in circulation. The headline on BRDB's project site says residences from RM1.8 million, and listing sites quote from about RM1,745,000. Neither matches the registered minimum, and the gap is around half a million ringgit. The likeliest explanation is that the marketed figure is net of rebates or a package while the registered figure is the gross price on the sale and purchase agreement. I am telling you the conflict exists rather than picking the prettier number, because the registered price is the one your stamp duty, your loan margin and your foreign-eligibility test are calculated against.

Get both in writing before you pay anything: the gross price on the agreement, and the net price after whatever package is on the table. Message me and I will ask BRDB for the current list and the current package for the type you want.

January 2027 on the advertising permit, stated as a 60-month build. That is the date with statutory weight under the Housing Development Act, and it is the one on this page.

Some listing sources quote 31 March 2027 instead. The two are close enough that they may simply be the difference between the developer's target and the contractual long-stop, but if a delivery date matters to you, get the exact date from the sale and purchase agreement rather than from any website including this one.

For context on where the build actually is: BRDB said in February 2025 that after two years of foundation work the building had begun rising above ground. That is consistent with a 2027 handover and it means you are buying a structure rather than a site.

It is a Bangsar address on the Damansara boundary, and both descriptions are defensible. The registered address is 111 Jalan Menerung, 59000 Kuala Lumpur, which is a Bangsar postcode in the Bukit Bandaraya section. BRDB's group portfolio, however, describes the project as sitting right next to the Pusat Bandar Damansara MRT station, which is on the Damansara Heights side.

In practice that seam is the point rather than a problem. Bangsar Shopping Centre sits at one end of the address and Pavilion Damansara Heights at the other, and BRDB names both. Your postcode says Bangsar, your station says Damansara, and your commute benefits from the second while your resale listing benefits from the first.

It does mean you should be careful with any per-square-foot comparison you are shown. Bangsar and Damansara Heights are separate submarkets with different transaction histories, and a chart that mixes them tells you very little. If someone shows you comparables, ask which submarket each one is drawn from.

Facilities are concentrated on Level 23, the rooftop, and the feature BRDB leads with is a heated infinity-edge lap pool — a heated pool is genuinely uncommon in Kuala Lumpur, where the assumption is that you never need one. The developer describes the roof as a mix of indoor and outdoor amenities intended to work for all ages, with pocket greens on selected floors below.

The services matter as much as the hardware in a building this small. BRDB lists a concierge covering restaurant reservations, travel arrangements, housekeeping, laundry and dry cleaning, package handling, home repairs, valet, chauffeur and limousine. In a 111-unit building that is a plausible service ratio; in a 900-unit building the same list usually means a desk with one person on it.

Specification-wise, BRDB names Miele kitchen appliances and Villeroy and Boch bathroom ware, with duplexes partially furnished and given double-volume ceilings. The project carries GreenRE Provisional Bronze certification. Note that most of this comes from a branded article rather than the statutory disclosure, so put the brands and the finishes into the agreement schedule rather than relying on the article.

BRDB has not published it. Its project site carries a full statutory strip with licence numbers, per-type prices and the completion date, but no service charge or sinking fund rate, and I am not going to estimate a monthly figure you will pay for as long as you own the unit.

There is a reason to ask harder than usual here. A building with 111 units, a concierge team, a heated rooftop pool and hotel-style services has a high fixed cost divided over a small number of parcels. That can produce a service charge well above the Kuala Lumpur average per square foot, and it is a permanent cost rather than a one-off. It may still be good value for what you get, but you should see the number before you decide, not after handover.

Message me and I will get the current service charge, the sinking fund rate and the proposed management arrangement directly from BRDB, together with what is actually included in the concierge package.

Generally yes, at 60% to 70% of the purchase price. That is the usual band for a non-resident foreign buyer against up to 90% for a citizen. On the entry unit at RM2,255,150 that means roughly RM677,000 to RM902,000 in cash for the deposit alone, before the 8% stamp duty of about RM180,400, legal fees and the memorandum of transfer.

Two points in this project's favour on financing. The title is freehold, which valuers and credit committees treat more comfortably than a lease with a finite term. And the permit records no restriction in interest, so your bank's charge does not need a separate state committee consent the way it would on a restricted title.

What will shape your offer more than the project is your own profile: nationality, whether you have Malaysian-sourced income, and whether you already bank with a Malaysian institution. Tell me those three things along with the type you want, and I will tell you which lenders are realistically in play right now rather than sending you to apply blind.

It does both, and which one dominates depends entirely on your holding period. A small building means very few competing listings at any one time, so you are rarely undercut by a neighbour who needs out quickly. That is the upside, and in a district as tight on land as Bangsar it is a real one.

The downside is the mirror image. Thin supply also means thin transaction history, and valuers price from comparables. With 40 units in the largest type and seven in the smallest, whole years can pass without a recorded sale in your tier, which makes it harder for your eventual buyer to get a valuation that supports their loan. On a RM7 million duplex with only six comparable units in existence, that is a real constraint on the buyer pool.

Practically: the M1 family of 76 units is where a resale market can actually form, and the Type L duplexes are where you should expect to negotiate one-to-one rather than to a market price. If exit liquidity is your first priority, that difference should drive which tier you buy in.

Take the three current Bangsar projects and the sorting is unusually clean. 111 Menerung is the only freehold one, the only one where every unit clears the RM1 million foreign floor, the smallest by a wide margin at 111 units, and the earliest to complete at January 2027. It is also the most expensive per square foot by a distance.

Parkside Residences @ Setia Federal Hill is the volume alternative: 693 leasehold units from RM772,000, inside a 52-acre masterplan with a LEED Platinum neighbourhood certificate, completing January 2030. It is a different bet — you are buying into a district being built rather than one that already exists.

Khaya Residence @ Bangsar is the one where the answer is not yet knowable: 795 leasehold units next to Menara TNB Bangsar, with no published price list and no public statutory strip, so nobody can tell you today whether it clears the foreign threshold. If you want, I will lay all three out in one table with tenure, price, unit count and completion date in the same columns.