The Queenswoodz @ Bukit Jalil

No. They are two separately licensed developments by the same developer, on adjoining parcels about 25 metres apart, and they sell different products.

The Kingswoodz: 1,558 units, three blocks, 474 to 904 sq ft, an advertising permit that prices the whole scheme between RM485,875 and RM881,820, and a stated completion of December 2028.

The Queenswoodz: 1,004 units, two towers of 50 and 51 storeys, 807 to 1,410 sq ft including a dual-key plan, and a target completion of 2029.

EXSIM markets Queenswoodz as the phase that follows Kingswoodz, which is accurate, but a phase is not a wing of the same building. Different licence, different completion date, different price. Check which name is on your paperwork.

I am going to answer this the honest way rather than the convenient way: EXSIM has not published a price schedule for this project in any source I can verify.

What exists in public is a spread of marketing figures. EdgeProp’s July 2026 write-up describes entry pricing in the region of RM650,000 to RM723,000 and says the larger dual-key configurations can exceed RM1.2 million. Marketing pages carrying a fuller range quote RM723,300 to RM1,241,300. The project’s own microsite shows a RM650,000 starting figure with no schedule behind it.

Those are not the same numbers, and none of them is a developer price list. I would not budget on any of them.

What I do is get the current schedule from EXSIM with the stack plan attached. Tell me the size you want and whether the dual-key matters, and I will send you the real figure for the units that are actually available.

Possibly at the top of the range, and this is the only project of the three EXSIM sites in Bukit Jalil where the answer is not a flat no.

Kuala Lumpur applies a RM1,000,000 minimum purchase price to non-citizens buying residential property. The 1,410 sq ft Type D and Type D2 are the layouts that could reach past it — the marketing figures circulating put the top of the range around RM1.24 million. The 807 and 936 sq ft plans almost certainly do not qualify.

Two warnings. First, until EXSIM issues a written price list, do not assume any specific unit qualifies. Second, qualifying on price is only the first step: consent for a foreign purchase in the Federal Territory goes through the Land Working Committee under section 433B of the National Land Code, which takes months.

Budget for the federal costs too. Non-citizens pay a flat 8 per cent stamp duty on transfer from 1 January 2026, and real property gains tax of 30 per cent within five years, 10 per cent from the sixth year. Financing is typically 60 to 70 per cent rather than 90.

Type D2 takes the same 1,410 sq ft footprint as the four-bedroom Type D and divides it into a self-contained studio and a three-bedroom home, each with its own front door off the common corridor.

The case for it is arithmetic. One title means one set of legal fees, one stamp duty assessment and one loan application, but two addresses you can let separately. In a suburb with a student and young-professional catchment, letting a studio and a family unit separately usually produces a higher combined rent than letting 1,410 square feet as one home.

The case against it is also arithmetic. You pay for a second kitchen and bathroom you may not want, the resale pool for dual-key units is narrower than for conventional four-bedroom homes, and if you occupy one half you are living behind a party wall from a tenant you did not choose.

It is worth it if you have an actual plan for the second door — a tenant, a parent, an adult child. It is not worth the premium as an abstraction.

EdgeProp puts Awan Besar station on the LRT Sri Petaling line at 450 to 650 metres. That is a range, not a point, because the two towers sit at different ends of a 3.44-acre site and the walking route is not a straight line.

Pavilion Bukit Jalil measures about 940 metres in a straight line between the published coordinates of this site and the mall. The developer’s own material says within 1 km and describes it as a short drive, which is fair.

The park is the genuinely close amenity. The 80-acre Bukit Jalil Recreational Park is the reason this parcel is being sold on outlook, and it is the thing you will actually use daily if you live here.

A useful local detail that is not in the brochure: Awan Besar station runs a free shuttle bus to Pavilion Bukit Jalil at roughly 20-minute intervals.

On paper the difference is small: Tower A is 494 units over 50 storeys, Tower B is 510 units over 51. Sixteen households and one floor.

In practice you should not choose on those numbers at all. Choose on orientation. This project is sold on the outlook over an 80-acre park, and the stacks that face the park are worth materially more to live in and to let than the stacks that do not — while frequently being priced the same.

So the question to put to the sales team is not which tower, it is: show me the stack plan, mark the park-facing stacks, and tell me which of them are still available in the size I want.

If everything else is equal and you want the highest possible floor in the development, that is Tower B.

Leasehold. EdgeProp records the title as leasehold on commercial title, which is standard for a serviced residence in Kuala Lumpur. The adjoining Kingswoodz parcel carries a 99-year lease expiring 4 March 2123, and the lease term reported for this parcel runs to March 2123 as well, which is consistent with two phases carved from the same master title. Verify the exact expiry on the title search before you sign.

Commercial title has real consequences and I would rather you hear them now: assessment and quit rent at commercial rates, electricity and water on commercial tariffs, and in some cases a lower margin of financing than a residential-title condominium would attract.

On maintenance fee, EXSIM has not published a rate for this project and I will not repeat unsourced numbers. Ask for the indicative service charge and sinking fund in writing before you sign, not after.

I get both from the developer along with the price list. Message me and I will send them together.

The target completion is 2029. EdgeProp gives 2029; marketing pages narrow it to the third quarter of 2029.

As of the third quarter of 2026, EXSIM’s site progress page for this project carries one set of photographs, taken in the second quarter of 2026 and showing substructure work. For a 2029 target that is broadly where you would expect a project to be.

The comparison that tells you most is next door: EXSIM has published six consecutive quarters of photographs for The Kingswoodz. The same discipline applied here will let you verify progress yourself every ninety days rather than relying on anybody’s assurances.

Whatever date appears in your sale and purchase agreement is the one that carries the liquidated damages clause. That date, not the brochure date, is what protects you.

It can be, but not for the reason most of the marketing gives. Bukit Jalil rental demand is real and comes from three sources: students and staff at the International Medical University and nearby colleges, professionals working in the southern Klang Valley corridor, and families who want park and mall access without KL city centre prices.

The complication is supply. Between them, the three EXSIM sites in this suburb represent roughly 3,700 units, and Ren Residence adds 1,260 more. Most of those are due to be handed over between 2027 and 2029. That is a lot of keys arriving in the same catchment in the same three-year window.

What that means practically: a 936 or 1,206 sq ft family unit in a park-facing stack competes with fewer near-identical rivals than a small unit does. The dual-key D2 has a structural advantage because it can be let two ways.

NAPIC’s 1Q2025 data put Kuala Lumpur at 3,668 unsold completed homes, concentrated in cheaper high-rise bands. Run the rental numbers on the specific unit before you commit, and ask me for realistic Bukit Jalil rents rather than the yields in a sales presentation.

Four projects, one suburb, and the honest answer is that they barely compete with each other because they serve different buyers.

Cheapest entry and the earliest handover: The Kingswoodz, RM485,875 to RM881,820 on a printed permit, completion December 2028.

Smallest ticket in an integrated township: The Vividz, from around RM446,400 for 484 sq ft, inside KL Wellness City, with a named main contractor and a dated building contract.

Biggest homes, dual-key, and the only EXSIM phase here that might clear the foreign-buyer floor: The Queenswoodz.

Largest floor areas overall and the only project here with published unit prices above RM1,000,000: Ren Residence, 920 to 1,680 sq ft, statutory prices to RM1,148,000 — but read what I have written there about its tenure disclosure before you go further.

Tell me your budget and whether you are buying to live in or to let, and I will narrow four to one in a single message.