Qubaz Suites @ Kuala Terengganu

On the published figures, almost certainly not — and here the arithmetic is clean enough to show you. The Bar Council Conveyancing Practice Committee’s state table, issued as Circular No 444/2024 with the table stated as at October 2024, records Terengganu’s minimum purchase price for a non-citizen at RM1,000,000, with agriculture land recorded as not permitted.

Unlike Kelantan next door, there is no conflict to resolve here. The state figure of RM1,000,000 is the same as the federal guideline reproduced in the same circular, under which foreign interests may not acquire real estate valued at less than RM1,000,000 per unit. State and federal agree.

Now the arithmetic. The largest published layout in this development is 753 sq ft. For a 753 sq ft unit to reach RM1,000,000, it would have to be priced at roughly RM1,328 per square foot. The 506 sq ft two-bedroom would need about RM1,976 per square foot, and the 388 sq ft studio about RM2,577. The developer has not published a price list, so I am not telling you what the units cost — I am telling you what they would have to cost for a foreign buyer to be eligible.

If you are not a Malaysian citizen, or you are a Malaysian permanent resident, treat this project as closed unless the developer’s written price list says otherwise, and get the position confirmed by the Pejabat Tanah dan Galian Terengganu through a Terengganu conveyancing solicitor before you pay anything. For a Malaysian buyer, none of this applies and the whole schedule is open.

Consent. Terengganu is a Peninsular state, so the National Land Code applies. Under section 433B, a non-citizen or foreign company needs the prior written approval of the State Authority, applied for in writing, before a transfer, lease or transmission of alienated land can be effected in their favour. Section 433C makes a dealing in contravention null and void, so this is a condition of registrability rather than an administrative formality. The application goes to the state land authority in Kuala Terengganu.

Levy. The Bar Council table records an express levy on foreigners for Kedah, Penang, Pahang and Johor. It records none against Terengganu. I want to be exact about what that means — the absence of an entry in a summary table is not a positive statement that no fee exists, and there are consent processing fees and legal fees in any event.

So the instruction is the same one I would give in any state I have not personally seen a fee schedule for: write to the Terengganu land office and ask for the current consent fee schedule and confirmation of whether any levy applies. I would rather send you to the source than print a number I cannot cite.

Yes, in the sense that matters: it is EXSIM’s own published figure, stated in the developer’s project description on its corporate site and repeated in the Malay concept text on the project site.

That puts it in a different category from most numbers you will see quoted about East Coast launches, which usually come from listing sites. On this project the unit count is official.

What is not published alongside it is the breakdown by layout type. In a 759-unit building with three layout families and ten codes, the mix is what determines whether the three-bedroom you want actually exists in any quantity. Ask for the unit mix per type — it appears on the advertising and sale permit, so it is a document request rather than a favour.

Because it is further along and because EXSIM chose to publish. The site progress record runs Q2 2025, Q3 2025, Q4 2025, Q1 2026, Q2 2026 and Q3 2026, three dated images per quarter — eighteen photographs with no gap in the sequence.

For comparison, the same group’s Kelantan project publishes none at all; its site progress page says only coming soon. Two projects, one developer group, one East Coast expansion, two completely different levels of readiness.

Use the photographs properly. A quarterly sequence lets you see whether the structure is climbing at a consistent rate. It does not tell you whether the programme is on schedule, because no completion date has been published to measure against. Ask for the months stated in the sale and purchase agreement and read the sequence against that.

The facilities plan is published as an image only, with no readable text legend, so there is no numbered list I can reproduce faithfully. I am not going to invent one.

What I can list is the spaces the developer names in its own official gallery captions: a swimming pool, BBQ garden, gazebo, children’s playground, gymnasium, co-working lounge, sky lounge, games room, karaoke room, lobby lounge, entrance statement, drop-off and retail lots. Those are official captions on official images, so the spaces exist in the design.

Two things to get in writing before you sign. First, the numbered facilities plan with the level allocation, so you know which deck each item sits on. Second, confirmation that each item you care about is written into the sale and purchase agreement schedule. Facilities that appear only in a render are the first things to disappear in value engineering, and a karaoke room is a classic example.

The developer publishes what each face looks onto, which is unusually helpful, so use it.

West looks to Chinatown, Duyong Island, Raja Island and Tuan Ngah Island. South looks to the Kuala Terengganu waterfront. Those are the two premium aspects, and of the two, south is the more defensible because public waterfront is unlikely to be built out. North looks to Dataran Syahbandar and the coast road toward Takir Beach. East looks to the MBKT bus terminal.

The honest advice: if you are letting to short-stay guests, pay for west or south. If you are letting long-term to a tenant without a car, east next to the terminal is the practical choice and usually the cheaper one. If you are living here yourself, ask about the glazing specification on the east face before you decide the saving is worth it.

None of the three is published by EXSIM, and figures circulating on review and listing sites are not sourced from the developer, so they are not on this page.

I get the live price list, the maintenance charge and the completion period direct from the developer. Message me and I will send this week’s version, including which of the ten layout codes are still open.

When the completion period comes through, note its form: the sale and purchase agreement expresses it as a number of months from the date the agreement is signed. That is the only date that binds anyone, and with six quarters of photographs already published you are in an unusually good position to sanity-check it.

This is the comparison worth making, because the two states are neighbours, EXSIM is building in both, and the published rules are not the same.

Terengganu is unambiguous. The Bar Council table records RM1,000,000, which matches the federal guideline. Nothing to reconcile. Agriculture land is not permitted. No levy is recorded.

Kelantan is not. The same table records RM500,000 for Kelantan — half the federal guideline — while current practitioner guides state RM1,000,000. Three positions, no reconciliation available in public.

The counter-intuitive conclusion: the state with the higher, clearer threshold is the easier one to advise on, even though it excludes more buyers. Certainty is worth something. I have written up the Kelantan project separately and set out all three figures there.

Read this together with the eligibility answer above, because on the published areas the question may not arise at all.

Stamp duty on transfer: a flat 8% has applied to non-citizens on residential property since 1 January 2026, with service apartments and SOHO named expressly in the legislation. A 759-unit serviced apartment development is squarely in that description.

Real property gains tax on exit: 30% for a disposal in years one to five and 10% from year six onwards, with no zero band at any holding period. The Bar Council circular records a retention sum of 7% of the disposal price at the point of sale.

Financing: foreign buyers in Malaysia typically obtain 60% to 70% margin. In Kuala Terengganu, where the secondary market for high-rise stock is thin, expect a conservative valuation rather than a generous one, and budget the consent application and legal fees separately.