The Maxxon Villa (Residensi Bukit Perdana)

Not from the developer. Hexxon's own project page prints the words FULLY SOLD OUT against The Maxxon Villa. All 50 houses are committed under signed sale and purchase agreements.

That leaves two routes, and they are genuinely different transactions. Route one is an assignment of rights before the project completes in June 2028: you take over an existing purchaser's position under their agreement with Hexxon. No individual title has issued yet, so there is nothing to transfer — what changes hands is the benefit of the contract, by way of a deed of assignment, with the developer's written consent.

Route two is to wait. After completion and the issue of individual titles, a Maxxon Villa becomes an ordinary landed subsale: a normal sale and purchase agreement, a normal transfer, a normal bank valuation against real comparables in the same street. Slower to arrive, far simpler to execute, and by then you can walk through the actual house instead of a drawing.

Which is right for you depends on your timeline and your appetite for paperwork. What I would not do is take at face value any advertisement claiming developer stock is still available for the villas. Ask for the unit number and the name on the existing agreement. If neither is forthcoming, you have your answer.

Fifty freehold three-storey terrace houses in two lot widths, each with 5+1 bedrooms and five bathrooms. Type A measures 20 feet by 65; Type B measures 20 feet by 75. Multiply those out and you get 1,300 sq ft and 1,500 sq ft of land respectively.

The advertising permit registers the price band as RM1,388,000 to RM1,832,000, with a 7% Bumiputera discount and two to three car park bays. Those were the developer's prices. What a unit changes hands for on the subsale market today is a different number entirely, and it will depend on the lot, the position in the row and how badly the original purchaser wants out.

What Hexxon has never published is the built-up area. Not for Type A, not for Type B. That is an unusual omission on a landed product, because built-up is the number every valuer and every buyer works from. I am not going to estimate it from the lot size — a three-storey house on a 20 by 65 lot could plausibly deliver anywhere in a range wide enough to change your view of the price. Get it from the layout plan attached to the sale and purchase agreement.

Five bathrooms across three floors and a 5+1 bedroom count tells you who this house was designed for: a multigenerational family, or one with live-in help and a guest suite. If that is not your household, you may be paying for volume you will never use — and heating, cleaning and eventually re-waterproofing all of it.

Selangor, in the Hulu Langat district. The postcode is 43200 and the building plan was approved by Majlis Perbandaran Kajang, reference Bil.(10)dlm.MPKj.6/P/23/2023 — that is on the developer's own permit disclosure, not my inference.

The confusion is understandable. Everything about the marketing says Cheras, and Cheras genuinely does start inside Kuala Lumpur. But the name runs the whole way out past Balakong towards Kajang, and the state boundary cuts through the middle of it. This address is on the Selangor side.

For a landed buyer, three consequences follow. Assessment is billed by Kajang Municipal Council on its rate schedule. Quit rent is payable to the Selangor state land office, not the Federal Territory. And foreign ownership rules are Selangor's, which for landed property on an individual title means non-citizens are excluded entirely rather than merely priced out.

One practical tip when you are comparing houses across the boundary: the assessment and quit rent bills on two otherwise similar terraces a few kilometres apart can differ noticeably, purely because of which authority issues them. Ask any seller for a copy of the current bills. It is a small annual number that compounds over a decade of ownership.

No — and there are two independent reasons, either of which would be enough on its own.

Reason one is the property type. Selangor permits foreign buyers to acquire strata property and landed property held under a strata title. Ordinary landed housing on an individual title is not open to non-citizens in Selangor at all, regardless of price. These are individual-title terrace houses. That closes the door before price is even discussed.

Reason two is price. The highest figure on the advertising permit is RM1,832,000. Selangor's minimum purchase price for a non-citizen is set by zone, and Hulu Langat falls in the state's top zone, where the published minimum sits above that number. Selangor has revised these thresholds more than once, so verify the current circular with a conveyancing lawyer rather than relying on any figure quoted online — including mine. But under every version Selangor has applied recently, this range does not clear it.

Three related points people get wrong. Malaysian permanent residents count as foreign interest and are not exempt. MM2H does not override state rules — it is an immigration status, not a property licence. And foreign ownership within any Malaysian development is separately capped as a proportion of the non-Bumiputera units, so even a qualifying project has a ceiling.

If you hold a foreign passport and want landed property in the Klang Valley, the conversation to have is about strata-titled gated schemes and about which state you are buying in — not about this one. Message me and I'll tell you where the realistic options actually are.

You are not buying a house. You are buying the original purchaser's contractual position, because no individual title has been issued yet. The instrument is a deed of assignment, and the sequence is materially different from an ordinary subsale.

The moving parts, in rough order. Developer's consent — Hexxon must agree in writing to the assignment; there is usually an administrative fee, and it takes time. Redemption of the original buyer's loan — if the seller financed the purchase, their bank holds the security and must issue a redemption statement and release; your bank pays that off from your loan disbursement. Stamp duty on the assignment, computed on the consideration or market value. Your own financing, which is assessed against a property that does not physically exist yet, so expect a more conservative margin and a slower approval than for a completed house. And legal fees on two documents rather than one.

The risks that are specific to this route. You inherit the original agreement as it is written — including its delivery date, its liquidated damages clause and any variation orders already agreed. You are exposed to the June 2028 completion date and to whatever happens between now and then. And if the seller's loan redemption is mishandled, the whole chain stalls. None of this is exotic; conveyancers do it every week. It simply needs a lawyer who does it regularly, not one who does it occasionally.

The upside is that you can sometimes buy in below what the developer was charging, particularly from a purchaser whose circumstances have changed. Sometimes. The seller also has to weigh real property gains tax on their exit, which puts a floor under what they will accept.

Before you pay any deposit, ask for four documents: the original sale and purchase agreement in full, the developer's consent-to-assign policy and fee, the seller's redemption statement, and the latest architect's progress certificate. If any of the four cannot be produced, slow down.

Land area is straightforward arithmetic from the dimensions Hexxon publishes: 20 by 65 feet is 1,300 sq ft; 20 by 75 feet is 1,500 sq ft. Those are the two lot sizes in the enclave.

Built-up area is a different matter — Hexxon has never published one. Its villa section gives tenure, storey count, unit count, bedrooms, bathrooms and lot dimensions, and stops there. I looked, and it is not in the trade coverage either.

I am deliberately not filling that gap with an estimate. On a three-storey terrace the built-up depends on the footprint at each level, the setbacks, the void over the living area and whether the top floor is full width. Two houses on identical 20 by 65 lots can differ by several hundred square feet, and several hundred square feet at this price level is a six-figure difference in what you are paying per square foot.

So here is what to do instead. The built-up is stated in the Fourth Schedule to the sale and purchase agreement, and it is drawn on the layout plan attached to it. Any seller offering you an assignment has that document. Ask for the schedule page, not a verbal figure and not a brochure. If you are financing the purchase, your bank's valuer will work from the same document, so you may as well be reading the same number they are.

One more thing worth confirming at the same time: whether the accessory parcel or the land area on the title matches the 20 by 65 or 20 by 75 you were quoted. Marketing dimensions are nominal; title dimensions are not.

June 2028 is the estimated completion date on the developer's advertising permit, and it covers the whole scheme — the 50 villas and the 816 apartments alike, since they share one permit.

What protects you is the delivery period written into the sale and purchase agreement, not the permit. This is a licensed housing development — Hexxon holds developer's licence 30279/11-2027/0278(A) and sale permit 30279-1/06-2027/0581(A)-(S) — which means the agreement follows a statutory schedule with a fixed delivery period and liquidated damages payable if it is missed. The period runs from the date of your agreement, not from the launch date.

If you buy by assignment, note carefully that you inherit the original purchaser's agreement date, and therefore their delivery deadline and their entitlement to liquidated damages. Establish in writing who is entitled to any damages that may accrue — the assignor or you. That is a negotiable point and it is regularly overlooked.

I could not find any dated construction progress for this scheme. No dated site photograph, no percentage-complete statement, no topping-out announcement, from the developer or anyone else. For a project targeting June 2028 that started selling in mid-2024, that is a gap you should close before committing rather than after.

Two documents settle it: the architect's most recent certified progress claim, and the current advertising and sales permit showing the estimated completion date as it stands today rather than as it stood in 2024. I will request both, and I will go and photograph the site myself so you are looking at the actual structure rather than an artist's impression.

Roughly RM440,000 to RM880,000, depending on which two units you compare. The apartments on this site were registered at RM447,000 to RM973,000; the villas at RM1,388,000 to RM1,832,000. Same land, same developer, same permit, same completion date.

What the extra money buys. Land on an individual title rather than a share unit in a strata parcel. Three storeys of your own instead of a single level. Five bathrooms and 5+1 bedrooms against a maximum of 4+1 in the apartments. Your own front door onto the street, your own garage, your own roof. And no share of a management corporation's decisions about a pool you may never swim in.

What it costs you. Every maintenance obligation lands on you personally — roof, external paint, plumbing across three floors, drains, the lot. There is no sinking fund quietly accumulating for the day your waterproofing fails. Landed houses also cost more to insure and more to cool. And you may or may not have access to the apartment facilities on the same site; Hexxon has not said, which is precisely why it belongs on your list of written questions.

The liquidity difference is the one most buyers underweight. An 816-unit apartment block generates a steady flow of comparable transactions, so valuation is easy and your buyer pool is deep. A 50-house enclave generates almost none, so a valuer has little to anchor to and your eventual buyer has to specifically want a big terrace in Bandar Damai Perdana. That thinness supports the price when stock is scarce and slows the sale when you need to exit.

The straightforward version: if you need the bedrooms and you intend to stay a decade, the villa earns its premium. If you are weighing yield, financing efficiency or the chance of needing to sell within a few years, the apartments on the same site are the more rational instrument. I have written those up separately.

Start with proof that the seller is actually the purchaser. Ask for the full sale and purchase agreement with Hexxon, not an extract, and check the name, the unit number and the lot on the site layout plan. If a third party is presenting the deal, establish in writing who they act for.

Then the four documents that decide the transaction. The developer's consent-to-assign policy and its fee. The seller's bank redemption statement if the unit is financed. The architect's latest certified progress claim, so you know what stage of construction you are buying into. And the Fourth Schedule of the agreement, which carries the built-up area Hexxon has never published.

Then the recurring costs nobody volunteers. Who maintains the access road, the drainage and the guardhouse serving the villa enclave, and at what monthly charge. Whether the villas fall inside a management corporation with the apartment blocks or stand separately. The Kajang Municipal Council assessment rate for the property. And the Selangor quit rent. Four small annual numbers that together decide what the house really costs to hold.

Then the land itself. Confirm the individual title has been applied for and get the expected issue date. Confirm the title land area matches the 20 by 65 or 20 by 75 you were quoted. Confirm there is no restriction in interest on the sub-divided title — the master permit records none, but the individual title is the document that will govern your resale. And confirm the RHB charge over the master land will be discharged as to your lot.

Last, walk the site. Look at where the house sits relative to the apartment towers, the hillside and the access road, at eight in the morning on a weekday. A corner lot, a lot facing a tower and a lot at the low end of a hillside drainage run are three quite different houses at the same asking price. Send me the unit number and I'll go and look before you commit.