The Vividz @ Bukit Jalil

All three numbers are in circulation and they come from different kinds of source, so here they are with their provenance.

Binastra’s Bursa Malaysia announcement of 3 December 2024 describes the job as two blocks of a 58-storey serviced apartment. That is a filing by a listed company about its own contract, which is the strongest source of the three.

PropertyGuru’s project record describes a structural height of approximately 57 storeys. EXSIM’s own floor plan page runs its published level bands to Level 56 and no higher.

The likeliest reconciliation is mundane: 56 residential levels, with plant rooms, water tanks and roof structure making up the difference. Nobody is being dishonest. But if a salesperson tells you the top floor is 58, ask which level number is on the unit you are being sold.

Three different entry prices are in public circulation, which by itself tells you not to plan on any of them.

Marketing pages quote from RM446,400. EdgeProp’s June 2026 review says from approximately RM446,000. EdgeProp’s own project record shows a starting figure of RM460,822. All three refer to the 484 sq ft Type A.

Run the arithmetic and the entry unit sits somewhere around RM920 to RM950 per square foot. EXSIM has not published a full price schedule for this project the way it did for The Kingswoodz, so I cannot give you a verified ceiling.

What I can do is get the current schedule and the stack availability from the developer. Message me with the size and the level band you want.

No. Kuala Lumpur applies a RM1,000,000 minimum purchase price to non-citizens buying residential property, and nothing published for this project comes close.

The arithmetic is simple. The entry unit is 484 sq ft at roughly RM446,400 to RM460,822. The largest layout is 915 sq ft. Even applying the highest per-square-foot figure implied by any published price here, a 915 sq ft unit lands under RM900,000.

None of the Johor rules apply in Kuala Lumpur, and I mention that because a lot of Malaysian property content mixes the two. There is no state levy here. Consent for a foreign purchase in the Federal Territory goes to the Land Working Committee under section 433B of the National Land Code.

If you are a non-citizen and Bukit Jalil is where you want to be, the entry-level stock in this suburb is simply not open to you. Tell me your budget and I will show you what is.

Binastra Builders Sdn Bhd, a wholly owned subsidiary of the Bursa-listed Binastra Corp Bhd. The contract is RM327,740,000, it commenced on 9 December 2024, and the construction period is 42 months.

That information comes from Binastra’s own announcement to Bursa Malaysia dated 3 December 2024, which also identified the awarding company as Exsim Bukit Jalil City Sdn Bhd.

There is one shareholding overlap disclosed in the same announcement that you should be aware of. Lee Seng Yong owns 12.95% of Binastra and is an executive director there, and he also holds 5% of Exsim Bukit Jalil City through TRE Towers Holding Sdn Bhd. Binastra stated the award was not a related party transaction because he is not a director of the developer.

I am not raising this as an allegation. I raise it because when a developer and its contractor share a shareholder, the commercial tension that normally keeps a job on programme is slightly softer, and a buyer is entitled to factor that in alongside the quarterly progress photographs.

There are two dates and they are not the same, so treat them separately.

The construction contract runs 42 months from 9 December 2024, which puts contractual construction completion at around June 2028.

The completion figure published on property portals is 2029, with EdgeProp’s review naming the second quarter of 2029. The gap between the two is where testing, certification, defect rectification and the handover process live — that sequence routinely takes six to twelve months after the structure and finishes are done.

The only date that binds anyone is the one in your sale and purchase agreement, because the liquidated damages clause attaches to it. Ask for that date in writing before you pay the booking fee, not after.

Two things, and it is worth being precise about which is which.

What is contracted to you: EXSIM is building the apartments, the podium facilities and 7 retail lots at street level. Your service charge maintains those.

What is promised by somebody else: the 1.3-acre central park, the tertiary hospital, the medical specialist suites and the wider healthcare and commercial components are part of the KL Wellness City masterplan and are being delivered by the master developer. EXSIM labels two of its own renders as showing a park proposed by the master development, which is a piece of honesty worth crediting.

The practical consequence is that your rental thesis has a dependency. If the hospital and specialist suites open on schedule, this becomes a genuinely differentiated address with a tenant pool that ordinary Bukit Jalil condominiums do not have. If they slip, you own a compact apartment near Pavilion Bukit Jalil, which is a perfectly reasonable thing to own but not the thing you were sold.

Before you commit, ask the sales team for the master developer’s current construction timeline for the hospital, and ask for it in writing.

EXSIM publishes three floor plates: levels 8 to 46, levels 47 to 50, and levels 51 to 56.

Levels 8 to 46 is thirty-nine floors and the bulk of the building. This is where the supply is, which means it is where the negotiating room is. If you are buying to let, this band is where the yield maths usually works best.

Levels 51 to 56 is six floors at the top. On a 2.55-acre plot inside a township that is still being built out, height is what protects a view from being blocked by the next phase. If you are buying to live in and the outlook matters, pay the premium here rather than in the middle.

Levels 47 to 50 has its own plate for only four floors, which normally signals a change in unit mix or core arrangement. Nobody explains this band unless you ask, so ask.

Tell me which band interests you and I will get the current availability and price for it.

It is dense, and the number that matters is not units per acre but units per lift core. Two blocks of 569 units each, over roughly 49 residential levels, works out to about twelve households per floor per block.

That is manageable if the lift provision is right. Ask how many lifts serve each block and how many are goods lifts, because on a building this tall the answer decides your morning for the next thirty years.

On facilities, the podium serves 1,138 households. The seven retail lots at street level help in a way people underestimate — a convenience store and a coffee shop in your own building removes a surprising number of car trips.

On the resale side, remember that Bukit Jalil is absorbing roughly 3,700 EXSIM units and 1,260 units at Ren Residence within the same window. NAPIC recorded 3,668 unsold completed homes in Kuala Lumpur in the first quarter of 2025, concentrated in cheaper high-rise bands. Buy the specific unit and the specific rent, and do not assume the suburb’s reputation clears your stock for you.

Leasehold. Both major portals record the tenure as leasehold, and neither publishes the number of years or the expiry date. EXSIM does not publish it on the project site either.

That is a genuine gap and I am not going to fill it with a guess. The lease term is on the title, it will be stated in the sale and purchase agreement, and you should read it before you sign. For comparison, EXSIM’s Kingswoodz parcel 1.6 km north carries a 99-year lease expiring 4 March 2123 — but that is a different parcel and tells you nothing definitive about this one.

On maintenance fee, no rate has been published. A serviced apartment with this facility count typically charges more per square foot than a plain residential-title condominium, and utilities are usually on commercial tariffs.

I get the lease details, the service charge and the sinking fund from the developer in one go. Message me and I will send all three.

Three EXSIM sites, one suburb, and they are aimed at different budgets. Pick on ticket size first, then on location.

The Vividz is the cheapest entry: 484 sq ft from around RM446,400, inside KL Wellness City, in the southern half of Bukit Jalil about 730 metres from Pavilion Bukit Jalil. Choose it if the smallest possible ticket, the retail at street level and the healthcare township thesis are what you want.

The Kingswoodz, 1.6 km north, runs RM485,875 to RM881,820 on a printed permit, 474 to 904 sq ft, completion December 2028. Choose it if you want a published price schedule and an earlier handover.

The Queenswoodz, next door to Kingswoodz, runs 807 to 1,410 sq ft with a dual-key option and a 2029 target. Choose it if you need three or four bedrooms.

One thing all three share: no unit at The Vividz or The Kingswoodz has a published price near the RM1,000,000 foreign-buyer floor. Only the largest Queenswoodz layouts might.