Ren Residence @ Bukit Jalil

Leasehold. The statutory notice on the developer’s own website states: Tenure, Leasehold 98 years, expiry date 11 November 2117.

The reason this needs a direct answer is that the marketing text on the same website describes the project as a modern freehold serviced residence. Both statements are published by the developer, on the same pages, and they cannot both be right.

The statutory notice governs. It is the disclosure the developer is required to publish under the Housing Development Act alongside the developer’s licence number and the advertising permit number, and it is the description that will appear on the title and in the sale and purchase agreement.

Practically, a 98-year lease expiring in 2117 leaves roughly 91 years at handover. That is comfortable. The problem is not the tenure itself — it is that a buyer who planned around freehold has the wrong assumption in their resale and refinancing model. Read the tenure clause in your sale and purchase agreement before you pay a deposit, and if a salesperson tells you it is freehold, ask them to put that in writing.

Yes, but only the units priced above RM1,000,000, and that is a narrow slice of the building.

Kuala Lumpur applies a RM1,000,000 minimum purchase price to non-citizens buying residential property. The statutory price schedule for this project runs from RM597,000 to RM1,148,000 in Tower A and from RM537,000 to RM1,033,000 in Tower B. Only the units at the very top of each tower’s range qualify, and in practice that means the largest layouts on the highest floors.

There is a second filter. As at the end of December 2025 the listed parent reported 793 units already signed. The units that clear RM1,000,000 are also the units that sell to the strongest local buyers, so availability is the real constraint, not eligibility.

Budget for the extra costs. Non-citizens pay stamp duty on transfer at a flat 8 per cent from 1 January 2026 — on an RM1,148,000 unit that is RM91,840. Real property gains tax on a future sale is 30 per cent within five years and 10 per cent from the sixth year, with no zero band. Financing is typically 60 to 70 per cent of price.

You will also need state consent. In the Federal Territory that goes to the Land Working Committee under section 433B of the National Land Code, and the leasehold title here carries an express restriction requiring that committee’s approval for any transfer, lease or charge. Allow months, not weeks.

This deserves a careful answer because there are three different dates in public circulation and they do not agree.

The advertising and sale permit states an expected date of completion of April 2026. That date has passed.

Pesona Metro’s audited annual report for the year ended 31 December 2025, filed with Bursa Malaysia on 30 April 2026, puts construction at 42.9% completion. A project less than halfway built at the end of 2025 was never going to complete four months later.

EdgeProp’s project record now shows a completion of 1 October 2027.

None of this is unusual in Malaysian residential development, and it is not evidence of distress — the parent reported its strongest financial year on record for FY2025. But it does mean two things for you. First, the date that matters is the one in the sale and purchase agreement you sign, because that is what the liquidated damages clause attaches to. Second, ask whether the advertising permit has been renewed: the one published on the project site ran to 12 April 2026. Permits are routinely renewed, but you are entitled to see the current one.

The statutory notice gives you the full range: RM537,000 to RM1,148,000.

Tower A: RM597,000 minimum, RM1,148,000 maximum, across 630 units. Tower B: RM537,000 minimum, RM1,033,000 maximum, across 630 units. A 5% Bumiputera discount is stated on the notice.

Do the arithmetic against the 920 sq ft entry layout and Tower B’s floor price works out to roughly RM584 per square foot. For a three-bedroom apartment inside the Federal Territory with two car parks, that is a genuinely low figure by 2026 Kuala Lumpur standards, and it is the strongest single argument for this project.

What the notice will not tell you is what is left. With 793 units signed at the end of 2025, the entry-priced stock is the first to go. Message me and I will get the current availability list and the live price for the size you want.

Gaya Kuasa Sdn Bhd is the licensed developer, and yes, you can check the finances — which is unusual and valuable.

Pesona Metro Holdings Bhd, listed on Bursa Malaysia, holds 51% of Gaya Kuasa, acquired in October 2024 for RM40.8 million. Its 2025 annual report is public.

The headline figures from that report: group revenue rose 38% to RM705.9 million, profit after tax rose to RM54.5 million from RM22.3 million, and the property division that contains Gaya Kuasa contributed RM194.0 million of revenue against RM8.5 million the year before. The group declared an interim dividend of 1.4 sen. It described itself as cautiously optimistic for 2026.

On this project specifically: 793 units signed, RM559.6 million in value, 42.9% construction completion, total gross development value approximately RM810 million. Gaya Kuasa’s previous project in the same neighbourhood, Residensi Aman Bukit Jalil — two 42-storey towers, 1,260 units — is completed and fully sold.

Marketing for this project also carries the Juta Asia name. Juta Asia Corporation Sdn Bhd is the marketing partner; Gaya Kuasa is the entity that will sign your sale and purchase agreement. Check which name is on your paperwork.

It means 793 units had been signed as at the end of December 2025, at a combined value of RM559.6 million, and the annual report describes that as an 80 per cent take-up rate.

Divide 793 by the 1,260 units stated on the developer’s licence and you get 63 per cent, not 80. The difference tells you the denominator being used is units released to the market rather than units in the building — which is a normal and lawful way to report take-up, but it is not the same statement.

Why it matters to you: if roughly 467 units are unsigned, some of that is genuinely unreleased stock the developer is holding back, typically the better stacks and the higher floors. Those are exactly the units a foreign buyer needs, because they are the ones priced above RM1,000,000.

So the question to ask is not what the take-up rate is. It is: how many units are unreleased, in which tower, and what is the price band. Ask me and I will get it.

The towers are identical in size — 630 units each — so this is purely a price and aspect question, and the statutory notice makes the price part unusually clear.

Tower A: RM597,000 to RM1,148,000. Tower B: RM537,000 to RM1,033,000. Tower A is RM60,000 more expensive at the floor and RM115,000 more at the ceiling.

A consistent premium across an entire tower is almost always about orientation and outlook. Nobody prices 630 units RM60,000 higher for nothing. Ask the sales team directly what Tower A faces that Tower B does not, and then decide whether that view is worth the gap to you.

Two straightforward rules. If you are a foreign buyer, you need Tower A, because that is where the units above RM1,000,000 sit in any number. If you are a Malaysian buying to live in and you do not care about a specific view, Tower B at RM537,000 for 920 square feet with two car parks is the better arithmetic.

The developer says the Alam Sutera LRT station on the Sri Petaling line is within walking distance and describes it as two minutes from the doorstep. No measured distance is published, and the developer’s own location map carries a disclaimer that its distances are radius-based rather than driving routes.

Pavilion Bukit Jalil is marketed as three minutes away. Measuring in a straight line between the published coordinates of this site and of the mall gives about 1.24 kilometres, so three minutes is a drive, not a walk. That is a perfectly good drive time; it just is not next door.

The developer also names Tzu Chi International School as a nearby institution, and highway access via MEX and KESAS.

The honest summary: this is the western half of Bukit Jalil, which is quieter and greener than the Pavilion end, and it is a car-first location. The two car park bays per unit are not an accident.

Gaya Kuasa has not published a service charge rate, and I am not going to repeat unsourced numbers from listing portals.

What I can give you is the shape of the bill. This is a residential-title Pangsapuri, which is favourable — assessment, quit rent and utility tariffs are levied at residential rather than commercial rates, unlike a serviced apartment on commercial title. That difference alone can be worth several hundred ringgit a month over the life of ownership.

Against that, the facility count is high. More than 60 facilities on more than an acre of deck, including a childcare centre, a Tadika, full-sized sports courts and a curved-track gym, all maintained by 1,260 households. Facilities of that specification cost money to run.

Ask for the indicative service charge and sinking fund in writing before you sign. I get both from the developer with the price list — message me and I will send them together.

They barely overlap, and once you see the sizes the decision usually makes itself.

Ren Residence starts at 920 sq ft with three bedrooms and two car parks, on a residential-title Pangsapuri, priced RM537,000 to RM1,148,000, with a Bursa-listed parent whose accounts you can read.

The Kingswoodz, 1.7 km away, starts at 474 sq ft one-bedroom and runs RM485,875 to RM881,820. The Queenswoodz next to it runs 807 to 1,410 sq ft. The Vividz, 860 metres away inside KL Wellness City, starts at 484 sq ft from around RM446,400.

If you want a family home with two car parks and the ability to check the developer’s audited numbers, this is the one. If you want the smallest possible entry ticket, or a compact unit to let to a single tenant, the EXSIM projects are built for that and this one is not.

And if you are a non-citizen, the choice is made for you: this is the only one of the four with published unit prices above the RM1,000,000 threshold.