Jasmin @ Tamansari, Rawang

No. Not one unit, at any price on the current list.

Selangor applies a district-zone system. Rawang sits in the Gombak district — BRDB’s own advertising permit names Majlis Perbandaran Selayang as the approving authority, which is the Gombak council. Gombak is a Zone 1 district, and Zone 1 sets the minimum purchase price for a non-citizen buying residential property at RM2,000,000.

The permit’s stated ceiling for Jasmin is RM1,474,300. The most expensive unit in the phase is RM525,700 short of the floor. There is no negotiation, no consent application and no structure that fixes that, because the floor is a price test, not a discretionary approval.

There is a second gate as well. Selangor only opens strata and strata-landed property to foreign purchase; landed residential held on an individual title is closed to non-citizens at any price. Whether Jasmin is strata or individual title is an open question — see the title question further down. Even if it turns out to be strata, the price test still shuts the door.

Rules move. Have your own lawyer confirm the current Selangor state circular before you rely on any of this.

Because BRDB has said one thing in 2015 and printed something less specific ever since.

At the township launch in May 2015, BRDB’s then-acting chief executive of its KL property division, Edwin Yang, told The Edge that the residential units in the township would be strata-titled, and gave the reason: keeping them strata is how the developer assures residents that the estate stays maintained, and it is what allows the free residents’ clubhouse model.

The current statutory disclosure block on the Jasmin page says only Land Tenure: Freehold and Land Restrictions: No. It does not say strata and it does not say individual. Neither does the township index page.

This is not a trivia question. Strata-landed and individual-title landed are treated completely differently under Selangor’s foreign-ownership rules, they are financed differently by some banks, and they carry entirely different maintenance and management structures for the rest of your ownership. Strata means a management corporation, a mandatory sinking fund and rules you vote on; individual title means you own the land outright and the security arrangement is a private contract between neighbours.

Ask for it in writing before you pay the booking fee, and have your lawyer read the master title. I will chase the developer for the answer if you want me to.

It is worth raising at the sales gallery, and it is the kind of thing most listing sites will never mention.

The block printed on BRDB’s own Jasmin page reads: Advertising and Sales Permit No. 13819-4/09-2025/0191(N)-(S), validity period 26/09/2022 to 25/09/2025. The developer’s licence itself runs to 05/02/2027 and is current; it is the advertising and sales permit that has lapsed on the face of the page.

Under the Housing Development (Control and Licensing) Act 1966, a licensed developer needs a valid advertising and sales permit to advertise and to sell. In practice the likeliest explanation is simply that the permit has been renewed and the website has not been updated — the page still carries a 2026 copyright line, so it is being maintained, just not in that block.

You do not need to guess. Ask for the current permit number, and cross-check it yourself on the National Housing Department’s public register at teduh.kpkt.gov.my. That takes about two minutes and it is a reasonable thing to ask any developer, anywhere in Malaysia.

Related and separate: BRDB’s Murraya phase carries no permit block at all on its page, which is consistent with Murraya being at registration-of-interest stage rather than open sale.

Two different numbers, two different moments, and both are real.

The Edge reported in April 2022, before launch, that Jasmin would have selling prices from RM780,000. The advertising permit currently printed on BRDB’s page states a band of RM987,850 to RM1,474,300.

A launch guide price is the cheapest unit at the cheapest moment, usually the smallest intermediate on the least desirable stack. A permit band is the full statutory range across all four codes and all lot positions. They are not the same measurement, so the difference is not automatically evidence of a 27% price rise.

What you can say honestly is that the remaining stock is being offered inside the permit band, and BRDB itself marks the phase as limited units. Whether that means the last few premium corners or the last few slow movers is exactly the question worth asking, and it is answered by seeing which lot numbers are still on the board, not by reading a price band.

There is also a 7% Bumiputera discount stated on the permit. If you qualify, the effective number is different from the printed one.

They are genuinely different products at genuinely different stages, and the honest answer depends on whether you can wait.

Jasmin is Phase 2B: 173 units, layouts B, BC2, C and CE1, a permit price band of RM987,850 to RM1,474,300, expected completion October 2025, and BRDB now lists it as completed. You can inspect the actual house.

Murraya is the newer phase: 179 units, layouts A, A1/A2 and B, and — importantly — no advertising permit, no price and no completion date published at all. BRDB’s own registration form describes Murraya as open for registration. That is an earlier stage than open sale.

If you want to move in, or you want to see exactly what you are buying, Jasmin is the only one of the two that lets you. If you want first pick of a fresh phase and you are comfortable committing before there is a public price, Murraya is where to register — but register, do not budget.

The layout codes do not overlap between the two phases, which is one of the clearest signs they are separate products rather than a rebrand. I have written up Murraya separately; there is a link further down this page.

BRDB does not publish them per type, so this page does not state them. That is a deliberate blank, not an oversight.

What exists publicly: The Edge reported a phase-wide built-up range of 1,852 to 2,318 sq ft in 2022, before construction. Listing sites circulate per-type figures — 1,862 sq ft, 1,871 sq ft, a 22 by 70 foot lot — but those figures do not appear anywhere on BRDB’s own material and they contradict each other across sites.

Putting an agent-sourced square footage on a page that a real buyer will use to size furniture, plan a renovation or calculate a price per square foot is how people end up making decisions on numbers nobody stands behind.

The floor plan drawings themselves are published by BRDB and they are dimensioned. Message me and I will send you the original files for whichever codes are still available, and I will confirm the built-up and the lot size against the sales chart at the same time.

Neither is published, and I am not going to guess at either.

On the clubhouse: at the 2015 launch, BRDB stated that Tamansari would be the only township offering a free clubhouse for residents, and tied that promise to the strata structure. Ten years on, no current BRDB page confirms that a clubhouse has been built, names it, or shows a photograph of it.

On the maintenance charge: nothing. No monthly figure, no sinking fund contribution, no security levy on any BRDB page for any Tamansari phase.

These are the two numbers that determine your actual monthly cost of ownership for the next thirty years, so they belong in writing before the booking fee, not after. If the phase is strata, the charge is levied per share unit and voted at general meeting; if it is individual title, the security arrangement is a private contract you can in principle opt out of — which is exactly why the title question above matters so much.

I will get the current schedule of charges from the developer and send it to you as it is written, including the bits that are not flattering.

The published overhang in Selangor is real but it is concentrated in a product type Jasmin is not.

NAPIC’s first quarter 2026 figures for Selangor show a residential overhang of 3,745 units, 2,407 completed and unsold serviced apartments, 1,904 newly launched units, and a secondary-market average transacted price of RM559,935.

Read that carefully. The single largest block of unsold stock in Selangor is completed serviced apartments — high-rise, strata, mostly in the mature urban corridors. Jasmin is 173 landed freehold terraces in a Gombak-district township. It sits in a different segment with a different buyer.

The number that should genuinely give you pause is the secondary average of RM559,935 against Jasmin’s permit band of RM987,850 to RM1,474,300. Selangor secondary stock changes hands at roughly half to a third of what a new terrace in this township costs. That is not an argument against buying — new landed almost always trades above secondary averages, and the average includes every ageing walk-up flat in the state. It is an argument for being clear-eyed about what your resale pool looks like in ten years.

Always check the current NAPIC quarter rather than reusing an old one. These figures are 1Q2026 and they will be superseded.

Six things, in this order, and none of them takes long.

One: the current advertising and sales permit number, cross-checked on teduh.kpkt.gov.my. The one printed on the page shows a validity period ending 25 September 2025.

Two: the title type in writing — strata or individual. BRDB said strata in 2015; the current permit does not say. This changes your maintenance obligations for life.

Three: the schedule of charges — monthly maintenance, sinking fund, security. None of it is published.

Four: the certificate of completion and compliance for the specific lot, since the phase is described as completed. A completed phase with CCC issued means you are buying a house, not a promise, and your loan drawdown mechanics change accordingly.

Five: the defect liability period and how much of it is left. On a phase handed over around October 2025, a standard 24-month landed defect liability period would be roughly half spent by now — which is a real, quantifiable erosion of value that nobody puts in a brochure.

Six: whether the 7% Bumiputera discount applies to you, and whether the lot you want is a Bumiputera-quota lot with a release condition attached.

Send me the lot number you are considering and I will run all six and come back with what is actually true for that unit.