Andara @ Ara Damansara

Possibly not, and the reason is unusual enough that it catches experienced buyers out. It is not the price. It is the title.

Selangor sets a minimum purchase price for non-citizens of RM2,000,000 in Zone 1, which is the group of districts covering Petaling, Gombak, Hulu Langat, Sepang and Klang. Ara Damansara is in the Petaling district, so Zone 1 applies. Andara starts at RM4,000,000. On price, a foreign buyer clears the threshold twice over.

The second rule is the one that bites. Selangor permits non-citizens to acquire strata property and landed-strata property only. Landed homes issued with individual titles are not open to foreign purchase at any price. There is also a quota limiting foreign purchases to a share of the non-Bumiputera units in a scheme.

So everything turns on how Andara is titled. Property portals list it as individual title. Sime Darby Property does not state the title format anywhere in the material it publishes for this project, and I am not going to convert a portal description into a legal fact on a RM4 million purchase.

What to do, in this order. Ask the developer in writing whether the homes are issued on individual titles or as parcels in a registered strata scheme. Take that answer to a Malaysian conveyancing solicitor and have them check it against the current Selangor land office circular for foreign purchasers, because these guidelines are state policy and they get revised. Only then decide.

One more thing that surprises people: in Malaysian land law the term foreign interest includes Malaysian permanent residents. Holding PR does not put you on the citizen side of this line.

Both are correct, and they are the same home viewed from two sides.

Sime Darby Property's own project page carries the line from RM3.8 million with an asterisk, and the asterisk reads after 7% Bumi discount. Its official portal listing carries starting from RM4,000,000 with no discount applied.

So the RM3.8 million is the price a qualifying Bumiputera buyer sees after the statutory discount, and the RM4 million is roughly what everybody else pays. If you are not entitled to the Bumiputera discount, RM4 million is your number.

There is a third figure worth knowing, and it is the most useful of the three. The developer reported a gross development value of RM82.68 million for the project. Divided across twenty homes that averages RM4.13 million each. That average sitting so close to the RM4 million floor tells you the pricing across the twenty homes is tightly clustered — there is no RM6 million outlier hiding at the top of the range. On a scheme this small, that is a genuinely useful thing to know before you start negotiating.

None of this is a live price list. Three of twenty homes were reported unsold in June 2025 and pricing on remaining stock moves. Message me and I will get the current list.

Because Sime Darby Property has not published it, and on a landed home the land area is too important a number to estimate.

What is published is the site: 2.85 acres for twenty homes. That works out to about 6,200 sq ft of site per house, but that figure includes the internal road, the guardhouse, the community garden, drainage reserves and any setback the local authority required. The individual lots are smaller than 6,200 sq ft, and how much smaller depends on the layout plan.

The built-up range is published and it is generous: 4,100 to 5,112 sq ft across three storeys. On a three-storey semi-detached house that built-up is consistent with a fairly typical semi-D lot rather than an unusually wide one, because the third storey is doing a lot of the work.

Why this matters for you rather than for a spreadsheet: on landed property, land is the part that appreciates and built-up is the part that depreciates. Two homes with the same 4,500 sq ft built-up and land areas differing by 800 sq ft are not the same asset in fifteen years, and the difference will show up on resale.

Ask the sales gallery for the lot dimensions in feet, not the built-up. Ask for the frontage separately. Those two numbers, plus the orientation, are what you actually need before choosing between the remaining homes.

Not published, and this is one of the places where a twenty-home enclave behaves very differently from a condominium.

The developer's official listing names two common facilities: 24-hour security and a community garden. That is a guardhouse, a boom gate and some landscaping. There is no pool, no gym, no lift and no clubhouse, so the cost base is small in absolute terms.

The problem is the denominator. Whatever the annual cost, it is divided by twenty households. A guard post staffed around the clock needs roughly four to five personnel across shifts, and that single line item is the bulk of the bill in a scheme this size. Twenty households carrying it is a different proposition from six hundred.

The second question is who collects it, and it matters more than the amount. If Andara is a registered strata scheme, a management corporation has statutory power to levy and to recover arrears. If the homes are on individual titles, security is usually run by a residents' association funded by voluntary subscription, and there is no statutory mechanism to make a neighbour pay. That distinction determines whether your guardhouse still has a guard in it in year ten.

Notice that this is the same question as the foreign-ownership question, arriving from a completely different direction. Ask it once, get both answers.

That is Sime Darby Property's own claim, and unlike most scarcity marketing it is checkable.

Ara Damansara is a Sime Darby Property township. When the master developer of a township says it has no landed parcels left, it is describing its own land bank rather than making a market forecast. Its chief operating officer for integrated development described Andara as the group's final ode to landed living in Ara Damansara, and the press release calls it the final landed residential project.

What the claim does not mean: it does not mean no landed house in Ara Damansara will ever change hands again. The township has thousands of existing landed homes and they trade on the secondary market continuously. It also does not mean another developer cannot redevelop a parcel it owns.

What the claim does mean, and this is the part with real value: if you specifically want a new landed home, under warranty, with a defect liability period and a developer to chase, in this particular township, this is it. After Andara your only route into landed Ara Damansara is a resale house with someone else's renovation and someone else's wiring.

Whether that scarcity is worth RM4 million is a separate question, and it depends on how much you value the township itself rather than the house.

I do not know, and neither does any page you will read that quotes a number, because the developer has not published an availability update since.

The arithmetic from the last official figure: twenty homes, 85% taken up as at 9 June 2025, which is seventeen sold and three remaining. That announcement is more than a year old as at August 2026.

Three possibilities, all real. Those three have since sold and the project is closed. They are still available, in which case they have been on the shelf for over a year. Or one or two moved and the last of the group is still there.

In a twenty-home scheme, the homes that remain longest are usually distinguishable on the site plan before you ever visit — the one whose living room faces the guardhouse, the one on the tightest corner, the one that backs onto the boundary wall of the neighbouring development, or simply the largest and therefore the most expensive. None of those are dealbreakers. All of them are negotiating positions.

The right move is to ask for the site plan with sold units marked, not just the availability count. A developer that will not mark the plan is telling you something too. Message me and I will request it.

Take the state question first, because if the answer there is no, the tax question never arises. Assume for this answer that the title format turns out to permit it and state consent is granted.

Transfer stamp duty. From 1 January 2026 a flat 8% rate applies to non-citizens acquiring residential property in Malaysia, replacing the tiered scale a Malaysian buyer pays. On a RM4 million house that is RM320,000 in duty alone, against roughly RM144,000 on the tiered scale. Budget for it as a cash item on top of your deposit, because it is payable on the instrument and not financeable in the usual way.

Real property gains tax on the way out. A non-citizen disposing of Malaysian property pays 30% on the gain within the first five years and 10% from the sixth year onwards. There is no zero band for a non-citizen no matter how long you hold, which is different from the treatment a citizen eventually gets.

State consent. A foreign acquisition in Selangor requires the state authority's written consent, and it is applied for after the sale and purchase agreement is signed. Build the timeline for it into your completion schedule and make sure the agreement has a proper mechanism if consent is refused.

What does not apply here: Johor operates a separate state levy on foreign purchasers with its own rate and minimum. That is a Johor instrument. It has no application to a property in Selangor and you should ignore any advice that imports it.

Rates and effective dates change with each federal budget and each state circular. Have your solicitor confirm the current position before you commit.

They are not really competitors, and the clearest way to see it is through the Selangor rulebook rather than through the marketing.

A foreign buyer with RM4 million in Selangor has a straightforward path into strata property: clear RM2,000,000, obtain state consent, done. The same buyer with the same RM4 million may have no path at all into an individual-title landed home. So for a non-citizen, high-rise and landed at the same price are not two options — one of them may not be an option.

For a Malaysian buyer the comparison is the usual one, but the numbers here are stark. RM4 million buys you one of twenty homes with 4,100 to 5,112 sq ft over three storeys and a piece of freehold land in a mature Petaling Jaya township. The same RM4 million in a Klang Valley high-rise buys a large corner unit or a duplex in a building with several hundred neighbours, a facilities deck you pay for monthly whether you use it or not, and a share of common property rather than land.

The trade is land against amenity, and privacy against convenience. Landed gives you the appreciating asset and the freedom to renovate; high-rise gives you the pool, the lift and a maintenance regime that runs itself.

The other Selangor projects on this site are useful contrast rather than competition. ARRA Residences and Amaya Residences are both high-rise, both priced well under RM2 million at the top, and therefore both closed to non-citizens on price. Andara is the only one of the four Selangor pages I have written where the price clears the threshold — which is exactly why the title question is worth this much attention.

Because portal databases carry field errors, and this one is a good example of why you should not treat a listing page as a primary source.

The developer's official listing on one major portal displays Completion in 2020 in its property details panel. Andara launched on 27 April 2025. A project cannot complete five years before it launches.

The correct figure, from the developer's own June 2025 press release, is a target completion in the second quarter of 2028. That is the number on this page.

This is worth more than a footnote because it tells you something about how these pages are built. Portal listings are populated partly by developers, partly by agents and partly by templates, and a field that nobody checks will stay wrong for years. The same mechanism produces the confident distance figures and unit-mix tables you see quoted with no source.

The rule I apply on this site: if a number is not from the developer, from a government source, or measured by me, it does not appear. When a portal and a developer disagree, I say so rather than quietly picking one.

The date that actually binds anyone is the one written into your sale and purchase agreement, because the liquidated damages clause attaches to that date. Read it before you sign.